HomeMy WebLinkAbout1986-04-16MINUTES
HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS
WEDNESDAY, APRIL 16, 1986 - 1:30 P.M.
BOARD MEMBERS PRESENT:
Room B-6 - Civic Center
2000 Main Street
Huntington Beach, California
Evans, Godfrey, Krejci, Poe, Smith, Strange
NOTE: Michael Strange was present at this Meeting to vote on the
Corona Development Company projects which had been continued from
the previous Meeting.
STAFF MEMBERS PRESENT: Hess
MINUTES: UPON MOTION BY EVANS AND SECOND BY SMITH, MINUTES OF
THE REGULAR MEETING OF APRIL 2, 1986, WERE APPROVED AS
TRANSCRIBED, BY THE FOLLOWING VOTE:
AYES: Evans, Krejci, Poe, Smith, Strange
NOES: None
ABSENT: None
ABSTAIN: Godfrey
REGULAR AGENDA ITEMS:
NOTE: At the Board's discretion, the following projects for Corona
Development'Company were considered at one time rather than as
separate entities.
APPLICANT:- CORONA DEVELOPMENT COMPANY
CONDITIONAL EXCEPTION NO. 86-13
USE PERMIT NO. 86-21
CE REQUEST: A request to permit two (2) off -site parking spaces for
a new eight(e) unit apartment project.
UP REQUEST: A request to permit a density bonus of one (1) unit (as
affordable housing) in conjunction with a seven (7) unit apartment
for a total of eight (8) units.
Subject property is located at 7916 Stark Avenue (South side of
Stark Avenue approximately four hundred seventy-five feet (475')
West of Beach Boulevard).
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 2
These requests are covered by Negative Declaration No. 86-14
(Pending).
CONDITIONAL EXCEPTION-NO.'86-14
USE PERMIT NO. 86-22 " ' '
CE REQUEST: A request to'p'ermit two "(2) off -site -parking spaces for
a new eight (8) unit apartment,project.
UP REQUEST: A request to'permit a density bonus of one (1) unit (as
affordable housing) in conjunction with a seven (7) unit apartment
for a total of eight (8) units -.-
Subject property is located'at'7924'Stark Avenue (South side of
Stark Avenue approximately four un re twenty-five feet (425') West
of Beach Boulevard).
These requests are covered by Negative Declaration No. 86-15
(Pending).
CONDITIONAI. EXCEPTION NO. 86-15
USE PERMIT NO. 86-23
CE REQUEST:. -A.request to permit two (2) off -site parking spaces for
a new eight''(8)'-unit apartment project.
UP REQUEST: To permit a density bonus of one (1) unit (as
affordable housing) in conjunction with a seven (7) unit apartment
for a total of eight (8) units.
Subject property,is located at 7891 Holt Street (North side of Holt
Street approximately four hundred seventy-five feet (475') West of
Beach Boulevard).
These requests are covered by Negative Declaration No. 86-16
(Pending).
CONDITIONAL EXCEPTION NO. 86-16
USE PERMIT NO. 86-24
CE PEQUEST: A request to permit two (2) off -site parking spaces for
a new eight (8) unit apartment project.
UP REQUEST: A -request to permit a density bonus of one (1) unit (as
affordable housing) in -conjunction with a seven (7) unit apartment
for a total of eight (8) units.
-2- 4/16/86 - BZ A
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 3
Subject property is located at 7901 Holt Street (North side of Holt
Street approximately four hundred twenty-five feet West of Beach
Boulevard).
These requests are covered by Negative Declaration No. 86-17
(Pending).
Staff member, Scott Hess, reminded the Board these projects had been
continued from the previous meeting to allow time for advertising
the Negative Declarations. Staff further reported the applicant had
modified his plan to indicate some guest g parking spaces as open
spaces and that the applicant's justification for the variance is
three fold - handicap access requirements, guest parking spaces no
longer being allowed on the street, and changes in calculating the
density. The policy now is calculating on the net area rather than
unit count. Based on our review of the proposed projects, Staff is
recommending Denial of the Conditional Exception; however, Staff has
prepared an Alternative Action for the Board's discussion in which
the applicant would provide electric garage door openers. Staff is
recommending approval of the Use Permit for the density bonus with
conditions. The applicant should provide two -car carports and
two -car garages with lockable storage cabinets instead of single
garages. Staff would further recommend some mechanism for
monitoring the "affordable" units to assure they remain available
for lower income individuals.
Michael Strange asked if the City Attorney had been contacted
regarding the bonus unit since the Planning Commission has a policy
of not approving a density bonus on projects of less than twenty
(20) units. Mr. Hess stated it was not common policy to consult the
City Attorney on such items since the individual projects -would fall
within the State guidelines.
There was a general discussion relative to the existing parking
problem in the project area and location of the trash receptacle.
The Public Hearing had remained open from the previous meeting and
the applicant, Bob Corona, was present. Mr. Corona stated he was
asking parity with what had already been permitted in the specific
area surrounding his new projects. He also stated installation of
garage door openers would be quite expensive (approximately t4,000)
but he would be willing to do it. Mr. Corona further stressed the
difference in unit count from what he had originally proposed; also,
that he would like to have the "affordable" unit listed as moderate
income rather than low income since Bob Sangster of the City-
Attorney's office had found no problem with allowing sixteen units.
-3- 4/16/86 - BZA
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 4 .......
Tom Poe asked the applicant if he had seen the concept Staff was
proposing. Mr. Corona replied he had worked extensively with Staff
members and they should be commended for all -their. work in his
behalf. However, Mr. Corona stressed the fact an applicant many
times reaches a point where the project is no longer financially
feasible -if too;many restraints,are,placed on it.
An adjacent property owner, Barbara Garland, was present to speak in
opposition -to this- construct_ ion:,. -She- again-stres_ sed the -parking
problem and-that-additioiiai"buildings-would only compound it. She
mentioned that many of the parking problems were created by people
renting.out.their,garages.
John Ki_ng,stated he . -had drawn the plans and had worked' extensively
on the project withJMr. Corona and Staff members. He also stressed
the fact -some units-would.,have "family rooms" instead of "dens" and the rooms would be open.
There was no one else -present-wishing;,to speak,.Jor or,--against,-.the
project so the •public -Hearing ,was -closed.,: 3
Dennis Krejci asked about--City_standards,.for__minimum bedroom sizes
and ;Scott Hess -explained those minimums fell under apartment
standards - that .in this particular zone there was no size
limitation..;
UPON MOTION-EY POF.AND SECOND BY STRANGE, NEGATIVE DECLARATION
NOS. 86-13; F6-14; 86-15 AND 86-16 WERE APPROVED, BY THE FOLLOWING
VOTE: . -
AYES:-_ _;Evans_; Krejci, Poe, Smith, -Strange
NOES: -None
ABSENT: None -
ABSTAIN: ---Godfrey =
UPON MOTION,BY'EVANS •AND -SECOND BY STRANGE, CONDITIONAL EXCEPTION
NOS. 86-13, 86-i4, 86-15 AND 86-16 WERE DENIED WITH THE FOLLOWING
FINDINGS,_ -;BY THE FOLLOWING „VOTE:
FINDINGS -FOR DENIAL:
1. Because of ,the size, configuration,_shape.and lack.of-unique,
topographic feafures;'of,the subject property, there does -not
appear to be exceptional or extraordinary circumstances or
conditions applicable-to,-the-land,.buildings or premises
involved.. -
2. Since the subject -'property can be fully developed within Code
requirements, such a conditional exception is not necessary for
the preservation and enjoyment of substantial property rights.
-4- 4/16/86 - BZA
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 5
3. The establishment, maintenance and operation of the proposed
street parking will be detrimental to the general welfare of
persons working and residing in the vicinity.
4. The proposed street parking has the potential of creating
congestion and traffic hazards.
AYES: Evans, Krejci, Smith, Strange
NOES: Poe
ABSENT: None
ABSTAIN: Godfrey
UPON MOTION BY SMITH AND SFCOND BY STRANGE, USE PERMIT NO. 86-21,
86-22, 86-23 AND 86-24 WERE APPROVED WITH THE FOLLOWING FINDINGS AND
CONDITIONS, BY THE. FOLLOWING VOTE:
FINDINGS FOR APPROVAL:
1. The establishment, maintenance and operation of the affordable
unit in conjunction with the ermitted seven (7) unit apartment
project for a total of eight p(8) units will not be detrimental
to:
a. The general welfare of persons residing or working in the
vicinity;
b. Property and improvements in the vicinity of such use or
building.
2. The granting of the use permit will not adversely affect the
General Plan of the City of Huntington Beach.
3. The proposal is consistent with the City's General Plan of Land
Use.
CONDITIONS OF APPROVAL:
1. A revised site plan in accord with Staff's recommended site
plan shall be submitted depicting the modifications described
herein:
a. All required parking shall be provided on -site.
b. The guest parking spaces shall be open and may be in the
form of a carport.
c. The guest parking spaces shall be marked "GUEST PARKING".
-5- 4/16/86 - BZA
Minutes, H. B..Board of Zoning Adjustments
April-16, 1986
Page 6
d.- Two (2)I car carports and/or minimum of four, two (2) car
.. garages shall'be provided instead of single car garage
spaces.
e. One hundred (100) Cubic Feet of over=the-hood,
fully -lockable storage cabinets for each parking space.
f. 'Shi.ft the-,public.sidewalk.so it meanders adjacent to the
street right=of-way ,in order to provide greater front yard
open -space.
2. Prior to -issuance of.building,permits,-the applicant shall
-followinq
submit theplans-:
a.- .Landscape and --irrigation plan -to- the Department of
_.Dev_elopment,Services and Public Works for review and
approval.
b:, Poof top, D?echani'cal' Equipment Plan. Said plan "shall
„ indicat-o'-screening of all*rooftop`mechanical equipment and
shall delineate the -type of material proposed --to screen
said equipment. _.
3. Laridscaping 'shall comply with S-. - 9792 of the Huntington Beach
Ordinance Code.-
4. The -development shall comply with all applicable provisions of
the.Ordinance Code,_. Building Division, and'Fire Department.
5. An automatic fire -sprinkler system shall be approved and-
installed,pursuant,to'Fire Department regulations.
6. The,applicant shall meet all applicable local, State, and
Federal_Fire Codes, Ordinances, and standards.
7. Natural-gas shall be stubbed in at the locations of cooking
facilities, water heaters, and central heating units.
S. Low=volume-heads shall be used on all spigots and water faucets.
9. All building spoils,.such-as unusable lumber, wire, pipe, and
other surplus-or'unusable-material, shall be disposed of at an
off -site facility equipped to handle them.-
10. The structures on the_subject property, whether attached or
detached, shall be constructed in compliance with the State
acoustical standards set forth for units that lie within the 60
CNEL contours of the property. Evidence of compliance shall
consist of submittal of an acoustical analysis report, prepared
-6- 4/16/86 - BZA
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 7
under the supervision of a person experienced in the field of
acoustical engineering, with the application for building
permit(s).
11. If foil -type insulation is to be used, a fire retardant type
shall be installed as approved by the Building Division.
12. The subject property shall enter into irrevocable reciprocal
driveway and parking easement(s) between the subject site and
adjacent properties prior to obtaining a Certificate for
Occupancy.
13. Garage door openers shall be provided which will encourage the
tenants to park off-street.
14. Prior to issuance of building permits, the property owner shall
sign, notarize, and record with the County Recorder a "Letter
of Agreement" assuring that the garages and/or carports will be
used solely by the occupants of the apartment complex and shall
not be used for storage of items other than vehicles, except as
provided for in the over -the -hood storage cabinets.
15. Prior to issuance of building permits, the applicant shall
draft a development agreement which addresses the following:
a. Mechanism for monitoring the affordable unit
b. Set aside unit for families of moderate income
Said agreement shall be approved by the Director of Development
Services and approved as to form by the City Attorney prior to
obtaining a Certificate for Occupancy. A copy of the recorded
agreement shall be submitted to the Department of Development
Services.
16. The Board of Zoning Adjustments reserves the right to revoke
this Use Permit if any violation of these conditions of the
Huntington Beach Ordinance Code occurs.
AYES: Krejci, Poe, Smith, Strange
NOES: None
ABSENT: None
ABSTAIN: Evans, Godfrey
COASTAL DEVELOPMENT PERMIT NO. 86-7
Applicant: City of Huntington Beach
A request to permit the installation of 1,200 Lineal Feet of water
main and appurtenances. Subject property is located on Pacific
Coast Highway (Northeast corner of Lake Street and Pacific Coast
Highway).
-7- 4/16/86 - BZA
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 8
This request.is covered by Categorical Exemption, Class 31,
California Environmental Quality Act, 1984.
Staff reported this would be a project handled by the City for
installation of water mains -along Pacific Coast Highway, and a
Coastal Development Permit was -required because the cost of the
project wouold be in excess of t50,000. Staff recommended approval
of the request.
The Public Hearing was opened by Tom Poe and Eric Charlonne was
present -to represent the City. Upon questioning by Glen Godfrey
relative to an increase in water pressure, Mr. Charlonne explained
it would only help the -.volume, not the -pressure.: There -was no.one
else present wishing -to -speak for','or against the project so' the
Public Hearing was closed.
UPON MOTION-BY-GODFREY AND SECOND BY EVANS, COASTAL DEVELOPMENT
PERMIT NO. 86-7 WAS APPROVED WITH THE FOLLOWING FINDINGS, BY THE
FOLLOWING VOTE:
FINDINGS FOR APPROVAL:
1. The proposed underground water line and appurtenances conforms
with the plans, policies, -requirements and standards -of -the
Coastal -Land Use Plan.
2. The proposed underground water line and appurtenances is
consistent with the CZ suffix zoning requirements, the base
zoning district or specific plan, as well as other provisions
of the -Huntington Beach Ordinance -Code applicable to the
property.
3. The proposed underground water line and appurtenances is
providing an infrastructure in a manner that is consistent with
Coastal Land Use Plan.
4'.' The proposed underground water line and appurtenances conforms
with the public access and public -recreation policies of -
Chapter 3 of the California:Coastal Act.
5. The improvements will not alter vehicular capacity of public
streets or not alter on or off -site -.parking which would
decrease the number of spaces, and would not alter circulation
patterns that would impair.beacb access. -
AYES: Evans, Godfrey, Krejci, Poe, Smith
NOES: _ None
ABSENT: None
-8- 4/16/86 - BZA
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 9
COASTAL DEVELOPMENT PERMIT NO. 86-8
Applicant: Richard Anderson
A request to permit the addition of approximately 2,000 Square Feet
to an existing single family residence. Subject property is located
at 16761 Coral Cay Lane (West side of Coral Cay Lane approximately
one hundred fifty feet (1501) South of Bayside Lane).
This request is covered by Categorical Exemption, Class 1,
California Environmental Quality Act, 1984.
Staff explained that basically the development would be
architecturally integrated into the existing residence. The Third
Floor deck would have a view but would not interfere with views from
adjacent residences. Staff recommended approval with conditions.
Glen Godfrey asked if the altered residence would comply with the
new height requirements as approved by the Planning Commission and
Staff explained it meets the current Code and would meet the new
definition of height.
Daryl Smith said he would make a motion for approval and Glen
Godfrey stated he would second the motion if the maker would include
a condition that the building shall meet the new height standards.
Mr. Smith agreed.
UPON MOTION BY SMITH AND SECOND BY GODFREY, CONDITIONAL EXCEPTION
NO. 86-8 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY
THE FOLLOWING VOTE:
FINDINGS FOR APPROVAL:
1. The proposed single family residence conforms with the plans,
policies, requirements and standards of the Coastal Element of
the General Plan.
2. The Coastal Development Permit is consistent with the CZ suffix
zoning requirements, the R1 Zoning District, as well as other
provisions of the Huntington Beach Ordinance Code applicable to
the property.
3. At the time of occupancy, the proposed single family residence
can be provided with infrastructure in a manner that is
consistent with the Coastal Element of the General Plan.
4. The proposed single family residence conforms with the public
access and public recreation policies of Chapter 3 of the
California Coastal Act.
-9- 4/16/86 - BZA
Minutes, H. B. Board of. Zoning Adjustments
April "16, 1986
Page 10
CONDITIONS OF APPROVAL:
1. The site plan, floor plans, and elevations received and dated
March 31, 1986, shall be the approved layout.*
2. The proposed addition shall match the existing development in
terms of building materials, colors and architecture.
3. The addition shall comply with the Huntington Beach Ordinance
Code and Building Code.
4. The building shall comply with the newly established height
limitations of'the-Huntington Beach Ordinance Code.
AYES: Evans, Godfrey, Krejci, Poe, Smith
NOES: None
ABSENT: None"
ADMINISTRATIVE REVIEW NO. 86-24
Applicant: Sandra Cerda/Der Wienerschnitzel
A request to permit roof banners (20 Square Feet) for five (5)
separate time periods. Subject property is located at 18012 Beach
Boulevard (Southeast corner of Talbert -Avenue -and Beach Boulevard).
This request is covered by Categorical Exemption, Class 4,
California Environmental Ouality Act, 1984.
According to Staff, the proposed banners are 2-1/2' x 8' in size,
and they will be in place fora maximum of three (3) week periods
for five (5)-different intervals of time. -Staff recommended
approval with conditions.
UPON MOTION BY SMITH AND SECOND BY POE, ADMINISTRATIVE REVIEW
NO.'86-24 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE
FOLLOWING VOTE:
CONDITIONS OF APPROVAL:
1. The proposed -two and one-half foot by eight foot (2-1/2' x 81)
banners shall be limited to two (2) per promotion period, one
(1) banner per roof side.
2. The banners may be permitted during the dates as indicated on
the attached sheet.
3. Each banner shall be removed within one (1) day following the
termination of each promotion period.
-10- 4/16/86 - BZA
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 11
4. Each banner shall be properly secured to the building roof.
5. Each banner shall contain text advertising a special event or
sale only.
AYES: Evans, Godfrey, Krejci, Poe, Smith
NOES: None
ABSENT: None
MISCELLANEOUS AGENDA ITEMS:
USE PERMIT NO. 85-10
ADMINISTRATIVE REVIEW NO. 85-4
(EXTENSION OF TIME)
Applicant: Huntington Industrial Centre/Vaughan C. Sweet
A request to permit one (1) year Extension of Time for Use Permit
No. 85-10 and Administrative Review No. 85-4. Subject property is
in Tract 10648 located North of Talbert Avenue and West of Beach
Boulevard.
Staff reported this was a project of eighteen (18) industrial
buildings which had been approved last year. The applicant is
requesting an extension of time because revised elevations required
lengthy processing.
UPON MOTION BY SMITH AND SECOND BY GODFREY, USE PERMIT NO. 85-10 AND
ADMINISTRATIVE REVIEW NO. 85-4 (EXTENSION OF TIME) WERE APPROVED
WITH THE FOLLOWING FINDINGS:
FINDINGS FOR APPROVAL:
1. Delay of actual construction of the industrial buildings
outlined within the entitlements mentioned herein has been due
to recent weather conditions beyond the control of the
applicant.
AYES: Evans, Godfrey, Krejci, Poe, Smith
NOES: None
ABSENT: None
There was no further business to be presented to the Board for their
review or discussion.
-11- 4/16/86 - BZA
Minutes, H. B. Board of Zoning Adjustments
April 16, 1986
Page 12
UPON MOTION BY POE AND SECOND BY EVANS, THE REGULAR MEETING WAS
ADJOURNED TO A"STUDY SESSION ON MONDAY, APRIL 21, 1986, AT
10:00 A.M., BY THE FOLLOWING VOTE:
AYES: Evans, Godfrey, Krejci, Poe, Smith
NOES: None
ABSENT: None
Glen K. Godfrey,: Secretary
Board -of Zoning Adjustments
h -
�4783d)- _
1
-12- 4/16/86 - BZA