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HomeMy WebLinkAbout1986-06-11`_�M•INUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California •WEDNESDAY, JUNE 11, 1986 - 1:30 P.M. BOARD MEMBERS PRESENT: Evans, Godfrey, Krejci, Poe, Smith STAFF MEMBERS PRESENT: Franklin MINUTES: UPON MOTION BY EVANS AND SECOND BY SMITH, MINUTES OF THE REGULAR MEETING OF MAY 14, 1986, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None UPON MOTION BY EVANS AND SECOND BY SMITH, MINUTES OF THE REGULAR MEETING OF MAY 21, 1986, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION 86-33 Applicant: -Elizabeth and Ursula Coffin A request to permit fifty-three percent (53%) lot coverage in lieu of fifty percent (50%) lot coverage. Subject property is located at 209 Twenty-first Street (North side of Twenty-first Street approximately one hundred feet (100') East of Walnut Avenue). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. Staff member, Robert Franklin, stated the request is for a new single family dwelling in the Town Lot section between Golden West Street and Main Street. Staff has evaluated the project and a variance is required for lot coverage in excess of fifty percent (50%) if a third story is indicated on the plans. If the applicant modifies the plans to a two (2) story residence, then fifty-five Minutes, H. B. Board of Zoning Adjustments June 11, 1986 Page 2. percent (55%) coverage would be allowed. The request meets the open space and parking requirements in terms of bedrooms; however, Staff cannot find any land -related hardship and is recommending denial. Dennis Krejci inquired as to how many feet would need to be removed from the ground floor area to conform with the lot coverage and Staff replied only a minor reduction would be necessary for conformance to the Code requirements. The Public Hearing was opened by Chairman Tom Poe and the applicants, Elizabeth and Ursula Coffin, were present. Elizabeth Coffin asked the Board for reconsideration of Staff's recommendation because the "footprint" of the building would cover only forty-five percent (45%) of the lot but the garage overhang and deck areas were creating the problem. Daryl Smith introduced a discussion concerning the area between the wrought iron gate and the actual residence, and the effect it would have on the open space requirements. Staff mentioned he had worked strenuously with the Architect to resolve the problems but the Architect had preferred to apply for the variance rather than alter the plans. Ms. Coffin then stated it would be a beautiful home and an asset to the City of'Huntington`�Beach. Mrs. Ursula Coffin introduced herself as the Mother of Elizabeth Coffin and as co-owner of the property: Ursula Coffin stated she was absolutely fuming over the entitlement.process situation. She and her husband had purchased the property many years ago with the intention of building on the lot. She objected to the fact the Board could tell her what she could or could not do with her property. Tom Poe explained that was the Board's function since she was asking for a privilege or a variance which was not allowed under the City's Ordinance Code. There was no one else present wishing.to speak for or against the project so the Public Hearing was closed. The Board members also discussed the possibility of removing_ the Third Floor "sitting room" from the plans but Ms. Coffin stated they needed the additional space. There was a lengthy discussion regarding the actual use of the Third Floor -area, reducing deck space, enclosing the front area, etc. Dennis Krejci mentioned the issue of whether the Building Division would consider the Third Floor area as a third story or as a Mezzanine. Daryl Smith stressed the fact lots in this area were much more narrow and restrictive than standard size lots in the City'. Glen Godfrey countered with the information that these lots were allowed alley access to their garages and adequate floor area could be designed into a home that could meet all code requirements. -2- - 6/11/86 - BZA Minutes, H. B. Board of Zoning Adjustments June 11;, 1986 Page 3 UPON MOTION BY EVANS AND SECOND BY SMITH, CONDITIONAL EXCEPTION NO. 86-33 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The intention of the Code to encourage less massive structures by allowing fifty-five percent (55%) lot coverage, if the structure was less than three stories, has created a hardship in this instance. This structure is technically classified as a three (3)-story building; however, there are only 456 Square Feet of usable space on the third level and this does not constitute a massive structure. 2. The establishment, maintenance and operation of the proposed single family dwelling 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. 3. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. 4. The proposal is consistent with the City's General Plan of Land Use. 5. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated May 13, 1986, shall be the approved layout. 2. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department - except as noted. 3: Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 4: Low -volume heads shall be used on all spigots and water'faucets: -3- 6/11/86 - BZA Minutes, H. B. Board of Zoning_Adjustments June 11, 1986 Page 4 5. 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'. 6. If foil -type insulation is to be used, a fire retardant type shall be'installed as -approved by the Building -Division. 7. The Board of Zoning Adjustments reserves the right to revoke this Conditional Use Permit -if any violation' -of these conditions of ­ he Huntington Beach Ordinance Code occurs. 8. 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 single family -'residence will be maintained as_one .(1) dwelling -unit: 9. All applicable. -Public Works -fees shall -be paid prior to issuance of -building permits. 10. The application shall be subject to review and approval by the Fire Department relative to oil wel-l-protective-equipment. AYES: Evans-,- Poe,; Smith NOES: Godfrey, Krejci ABSENT: None _ :. -. - . CONDITIONAL EXCEPTION NO. 86-34 Applicant: Ronald Jurs A request -to reduce twenty-two foot (221) driveway to eighteen feet (181) and permit portion of six foot (61) high fence within fifteen foot (151)-front setback. -Subject property is located on Hillside Circle (Nor th.Of: Los Patos`-Avenue and West of Lynn Street); This -request is covered by.Categorical Exemption, Class-=5' California Environmental.Quality Act, 1984. Staff explained this- was-a.double-request - one for the reduction in the driveway area and a fence within the front yard setback. The applicant is proposing three (3) enclosed garages and Staff is attempting to mitigate.concerns by -recommending automatic roll -up garage doors. Most of the habitable open space area will be in the side yard rather than -the front and the applicant will have ample open space. Staff -is suggesting -the fence be.of pilaster and wrought iron, and -Staff is recommending approval with conditions. The Public Hearing was opened. Ronald Jurs, the -applicant, was present. Mr. Jurs agreed with the conditions -as recommended by Staff. There was no one else present wishing to speak so the'Public Hearing was closed. - -4- 6/11/86 - BZA Minutes, H. B. Board of Zoning Adjustments June 11, 1986 Page 5 UPON MOTION BY SMITH AND SECOND BY EVANS, CONDITIONAL EXCEPTION NO. 86-34 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The establishment and maintenance of the proposed eighteen foot (18') driveway and a portion of a six foot (61) fence in the front setback 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 conditional exception 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. 4. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated May 14, 1986, shall be revised and resubmitted depicting the modifications described herein: a. Fifteen foot (151) front setback shall be provided for the main structure. _b. Automatic roll-up'doors shall be installed on all garages. 2. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 3. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 4. Low -volume heads shall be used on all spigots and water faucets. -5- 6/11/86 - BZA Minutes, H. B. Board of Zoning Adjustments June 11, 1986 Page 6 5. All building spoils, such as unusable lumber, wire, pipe, and other surplus;•or unusable -material, shall;be.di_sposed of•at an -off-site facility equipped to handle them.,_ 6. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 7. The Board- of,; Zoning Adjustments• reserves the right. to. revoke, this;Conditional•,Exception,.if any violation of these conditions of • the -Huntington, Beach Ordinance: Code occurs... 8. All•,applicable ,Public: Works fees • shall: be •paid prior -to , issuance•_of ,building permits., - , AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: - None , ABSENT: None CONDITIONAL.EXCEPTION,NO. 86-36 Applicant: S. Y.-Kimball A request •to. -.permit --a reduction of rear. yard setback, from ten feet (10') to five feet (51). Subject property is located at 4082 Shorebreak Drive (North side of Shorebreak Drive approximately one hundred thirty-five- feet.. (135') . East .of • Whitecap•,•Lane) .- - This request is covered by Categorical Exemptionl, Class'51 California. Environmental Quality;Act,- 1984.: , According to Staff, the proposal is to reduce the rear yard setback on a corner, lot. With the -size and shape of the lot,.the area in c question could be-onsidered a side yard or,rear yard depending on Placement of, the.' resid_ ence on the lot. , If_ the -applicant meets the rear yard:and/or side yard setbacks,-he,�would be en'cr`oaching into the front yard._ , Based on the..Code`. restrictions,"- Staff.;would recommend'denial-of the request. ' Daryl Smith asked if the applicant would meet the open space requirements and-Staff'replied in the affirmative. This was followed by a discussion relative to possible alternatives in placement-of-the.residence;on the property -with regard to setbacks. Tom Poe, Chairman, opened the Public Hearing,_,-' The, applicant,. Scott Kimball, was -present.._ Mr..Kimball--pointed out. -that -he would have excessive open space areas, ample turningradius'for the garage, and would only have -thirty-seven percent (37%) lot coverage since this 2,623 Square Foot residence was -smaller than the average home.in the tract. Mr.-Kimball•also pointed'out.that-he had a prospective purchaser for the residence if he received approval from the Board. -6- 6/11/86 - BZA C Minutes, H. B. Board of Zoning Adjustments June 11, 1986 Page 7 There was no one else present wishing to speak for or against the project so the Public Hearing was closed. UPON MOTION BY SMITH AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 86-36 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The establishment, maintenance and operation of the reduction of rear yard setback from ten feet (101) to five feet (51) for the proposed single family dwelling 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 conditional exception 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. 4. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated May 26, 1986, shall be the approved layout. 2. The development shall comply with all applicable provisions of the Ordinance"Code, Building Division, and Fire Department. 3. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central -heating units. 4." Low -volume heads shall be used on all spigots and water faucets. 5. 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. -7- 6/11/86 - BZA Minutes, H. B. Board of Zoning Adjustments June 11, 1986 Page 8 6. 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 under -the -supervision of a person experienced in the field of acoustical engineering, with;,the.application for :building; permit(s). 7. If foil -type insulation is to be used, a fire retardant type shall be _.installed as . approved, by- the ,Building Division.. 8. The Board of Zoning Adjustments reserves the right to revoke this Conditional Exception,if any violat-ion�of -these conditions of the Huntington Beach Ordinance Code occurs. 9. Prior, to -issuance of bui-lding permits,;the,proper.ty.owner shall sign, notari-ze, , and record with t=: a County, Recorder .a ,"Letter of Agreement" assuring that thF = -jle family residence will be maintained .as one (I -)-dwelling 10. All applicable Public Works fees shall be paid prior to issuance ,of:building permits. 11. No.additional floor area shall,_be-permitted'on-the ground.level. AYES: - Evans, Godfrey, Krejci,,Poe, Smith NOES: None - ABSENT: None USE PERMIT- NO: -86-4-4"" Applicant: Huntington Beach-Concours D'Elegance-,-. _ A request 't.o ,permi-t -a temporary _outdoor event on Saturday, June 21, 1986, from 8:00 A.M. to 4:00 P.M. Subject property is located at 17011, Beach -Boulevard and Warner Avenue). This request is covered by Categorical Exemption, Class 11-, California Environmental Quality Act_, 1984. :- Staff explained the outdoor activity was for -an exhibition -of• high-priced automobiles in the parking-lot,of-Charter Centre.. The applicant has submitted a site plan but Staff feels the movable barricades should be moved farther back into -the center of the site. The requested date is on Saturday and the applicant has consent of the property owners in the complex.- Staff recommended approval with conditions. -8- 6/11/86 - BZA 1 Minutes, H. B. Board of Zoning Adjustments June 11, 1986 Page 9 Diane Adams, Bart P. McGrath, and Bruce Powers were present to represent the applicant. Bruce Powers explained their proposed placement of people to control traffic into and through the complex, arrangement for valet parking near Franco's, use of the parking structure for display of some automobiles on the top floor, utilization of the balance of the parking structure for valet parking, and use of two (2) uniformed Police Officers and several Police "Explorers". Diane Adams mentioned the project was a benefit for the Huntington Beach Library Patrons, and Bart McGrath stated he had exerted tremendous effort in getting individuals to display their expensive automobiles - and then pay for the privilege of doing so! He stressed the importance of competing with Newport Beach for this type of an affair to bring more recognition to the City of Huntington Beach. Daryl Smith was extremely concerned over traffic problems which could occur at such a busy intersection. This was followed by an extensive and lengthy discussion about methods of alleviating traffic congestion, placement of the "Explorers" for directing people to the proper parking areas, possible use of parking lots in the general area with a "shuttle" service to the complex, and insurance coverage for the City. It was determined by the Board that Administration and the Police Department should be more involved in this project. UPON MOTION BY SMITH AND SECOND BY EVANS, USE PERMIT NO. 86-44 WAS CONTINUED TO A SPECIAL MEETING ON JUNE 13, 1986, TO INCLUDE' REPRESENTATIVES OF ADMINISTRATION AND THE POLICE DEPARTMENT, BY THE FOLLOWING VOTE: AYES:. Evans, Krejci, Poe, Smith NOES: None ABSENT: None ABSTAIN: Godfrey There was no further business to be presented to the Board for their review and discussion. UPON MOTION BY SMITH AND SECOND BY EVANS, THE REGULAR MEETING WAS ADJOURNED TO A SPECIAL MEETING ON JUNE 13, 1986, AT 10:00 A.M., IN THE THIRD FLOOR CONFERENCE ROOM, BY THE FOLLOWING VOTE: -9- 6/11/86 - BZA Minutes, H. B. Board of Zoning Adjustments June 11, 1986 Page 10 " AYES: Evans, Godfrey,.Krejci,-Poe, Smith NOES:- None, ABSENT: None Glen K. Godfrey, Secretary Board of Zoning"Adjustments jh (5498d) -10- 6/11/86'BZA