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HomeMy WebLinkAbout1986-08-13MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, AUGUST 13, 1986 - 1:30 P.M. BOARD MEMBERS PRESENT: Evans, Godfrey, Krejci, Poe, Smith, Cranmer STAFF MEMBERS PRESENT: Franklin MINUTES: UPON MOTION BY SMITH AND SECOND BY CRANMER, MINUTES OF THE MEETING OF JULY 23, 1986, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Cranmer, Evans, Smith NOES: None ABSENT: None ABSTAIN: Godfrey, Krejci, Poe UPON MOTION BY GODFREY AND SECOND BY EVANS, MINUTES OF THE MEETING OF AUGUST 6, 1986, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci NOES: None ABSENT: None ABSTAIN: Poe, Smith NOTE: Ross Cranmer was present at the meeting to vote on the Minutes of the Regular Meeting of July 23, 1986. REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 86-54 Applicant: Joseph T. Walthour A request to allow a'portion of two major retail tenants to be calculated as warehouse (one parking space per 1,000 Square Feet of floor area) in lieu of retail (one parking space per 200 Square Feet of floor area). Subject property is located in the Albertson's Center - Northeast corner of Golden West Street and Warner Avenue. This request is covered by Negative Declaration No. 81-56. Staff member, Robert Franklin, reported a letter had been received from the applicant requesting a continuance to August 20, 1986, for Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 2 this project, and this would still remain within the mandatory processing time. Staff recommended continuance but asked that the Public Hearing be opened. The Public Hearing was opened by Chairman Tom Poe but there was no one present to represent the applicant. Rudolf John Cole stated he was a resident adjacent to the property and asked what the applicant was planning. Mr. Poe explained to Mr. Cole that the applicant was asking for a continuance and that Staff could explain the project to him at this time or after the meeting.- Mr. Cole indicated he would wait until after the meeting provided he would have an opportunity to speak at the August 20th meeting. Mr. Poe assured him the Public Hearing would be continued open. There was no one else present wishing to speak for or against the project and the Public Hearing was left open. UPON MOTION BY GODFREY AND SECOND BY POE, CONDITIONAL EXCEPTION NO. 86-54 WAS CONTINUED, AT THE APPLICANT'S REQUEST, TO THE REGULAR MEETING OF AUGUST 20, 1986, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 86-57 Applicant: S. Y. Kimball A request to permit the reduction of minimum open space dimensions from twenty-five feet (251) and fifteen feet (151) to twenty-three feet (231) and thirteen feet (131). (Minimum 1,200 Square Feet of open space will be provided). Subject property is located at 16182 Santa Barbara Lane (North side of Santa Barbara Lane approximately two hundred seventy-five feet (2751) West of Stillwater Drive). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. Staff stated the request is for reduction of the minimum open space dimensions. Even though the minimum open space square footage requirements will be met, the applicant needs an adjustment in the open space dimensions. Staff reminded the Board the applicant had been granted these types of variances on two or three other irregularly -shaped lots in this tract, and this would be the last to come before the Board. Staff recommended approval with conditions. The Public Hearing was opened and the applicant, Scott Kimball, was present. Mr. Kimball explained this was only the fifth lot out of eighty-five (85) lots in the tract for which he had requested a variance because of the shape of the lot. -2- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 5 Dennis Krejci asked if any portion of the stairway would be within the front yard setback and Staff stated it would not. Mr. Krejci also expressed concern over the six foot (61) high wall and the grade variation, and these items evoked a lengthy discussion. Daryl Smith felt the Eucalyptus trees would be a danger and nuisance to the existing swimming pool and the applicant should not be required to retain all of the trees. The Public Hearing was opened and the applicant, Lanny E. Ludwick, was present. Mr. Ludwick stated he had started the project in February but, because of conformance with the many requested changes by various Staff members, he was just getting to this approval stage. Mr. Ludwick stated he had a very viable and workable project and requested the Board's approval. The applicant's architect, John King, reiterated the changes which had occurred and stated he did not feel a necessity for the second story/third story offset because the variations in the front elevations gave definite architectural emphasis to the building. Mr. King explained the landscape plans for the project. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. There was a discussion relative to the wall at the rear of the carports and how to prevent automobiles from damaging it. After an extensive discussion about the landscaping, fire alarm systems, the height of the walls to be constructed, a pepper tree located in the public right-of-way, etc., Chairman Poe called for a motion on the project. UPON MOTION BY SMITH AND SECOND BY POE, NEGATIVE DECLARATION NO. 86-35 AND USE PERMIT NO. 86-38 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The establishment, maintenance and operation of the proposed apartment project 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. 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. -5- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 6 CONDITIONS OF APPROVAL: 1. The site plan and floor plans received and dated August 1, 1986, shall be the approved layout. Elevations on Garfield Avenue frontage shall be subject to review and approval of the Department of Development Services. 2. A six foot (61) high masonry block wall shall be installed along the East property line which shall be architecturally compatible with the structures. 3. Roof material shall be dimensioned "shake shingle". 4. Exterior building materials shall be stucco -sand finish. 5. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Development Services and Public Works for review and approval. Landscape plan shall depict removal of existing trees in parkway and shall be replaced one for one with twenty-four inch (24") box trees. Landscape plan shall indicate existing trees (type, location, size) on the site. Provide thirty inch (30") box tree(s) on each side of the entrance to property subject to approval of Park and Landscape Division requirements. b. Rooftop Mechanical Equipment Plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 6. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 7. Driveway approaches shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 8. One (1) enclosed parking space per unit shall be provided, and guest parking spaces shall be labeled "GUEST PARKING". 9. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 10. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 11. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. -6- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1116 Page 3 Glen Godfrey inquired as to the exact square footage of the open space and Staff replied his figures showed 1,296 Square Feet. There was no one else present wishing to speak so the Public Hearing was closed. UPON MOTION BY SMITH AND SECOND BY EVANS, CONDITIONAL EXCEPTION NO. 86-57 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The establishment and maintenance of the reduced minimum open space dimensions from twenty-five feet (251) to twenty-three feet (231) and fifteen feet (151) to thirteen feet (131) 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. Granting of reduction in open space minimum dimensions will not reduce the required total open space area (1200 Square Feet). 3. 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. 4. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 5. The granting of Conditional Exception No. 86-57 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated July 24, 1986, shall be the approved layout. 2. The development shall comply with all applicable provisions of the;;Ordinance::Code, Building-Divisiiori; and Fire; Department: - _ -3-- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 4 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. 6. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 7. 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. 8. All applicable Public Works fees shall be paid prior to issuance of building permits. AYES: Evans, Krejci, Poe, Smith NOES: Godfrey ABSENT: None Mr. Godfrey said his "NO" vote had been because he did not find an overriding land -related hardship. USE PERMIT NO. 86-38 NEGATIVE DECLARATION NO. 86-35 Applicant: Lanny Ludwick A request to permit the construction of a thirty-four (34) unit apartment project. Subject property is located at 8073-8081-8087 Garfield Avenue (North side of Garfield Avenue approximately six hundred sixty-five feet (6651) East of Beach Boulevard). This request is covered by Negative Declaration No. 86-35. Staff explained the present plan had been revised several times from the original request. The applicant's original plan had been for a thirty (30) unit, town -house style building but this new proposal is for thirty-two (32) units. The applicant would be allowed 34.2 units so the lot coverage would be satisfactory. The Negative Declaration had called for saving some of the Eucalyptus trees on the site and there is an existing swimming pool which will be maintained. Staff reminded the Board a Tentative Parcel Map had been approved for this property earlier in the year. Staff recommended approval with conditions - one of which was for a second story/third story offset on the elevations facing Garfield Avenue for architectural variation. -4- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 7 12. Fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. 13. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 14. Low -volume heads shall be used on all spigots and water faucets. 15. 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. 16. If lighting is included in the parking lot, high-pressure lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. 17. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 18. 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. 19. All applicable Public Works Department fees shall be paid prior to issuance of building permits. 20. Water and natural gas bibbs and electrical outlets shall be provided at ground level patio areas, and electrical outlets shall be provided at all deck areas. 21. A parking management plan shall be provided which will depict that all required parking spaces shall be within two hundred feet (2001) of the designated dwelling unit. AYES: Evans, Krejci, Poe, Smith NOES: Godfrey ABSENT: None Glen Godfrey explained his "NO" vote was because the three stories and number of units would be too intensive and he would have liked a "step down" on the Garfield Avenue elevations. ADMINISTRATIVE REVIEW NO. 86-43 Applicant: Bryde Mossman Architect/Planners A request to permit the construction of a two (2) story, 3,900 Square Foot industrial building. Subject property is located at 7422 Warner Avenue (Southeast corner of Warner Avenue and Palmdale Street). -7- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 8 This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1984. Staff explained the request was for a two-story industrial building and the plan met the Code requirements. A thirty foot (301) dedication will be required along Warner Avenue and a twenty-seven foot (271) radius shall be installed. Staff recommended approval with conditions. Daryl Smith expressed concerns over the architectural features of the building and Tom Poe said a fire hydrant would be required. There was also a discussion about some type of curbing being used as wheel stops. The applicant, Bryde Mossman, was present. Mr. Mossman asked if they could install sprinklers instead of the fire hydrant but Tom Poe stated the fire hydrant would be a necessity. UPON MOTION BY SMITH AND SECOND BY POE, ADMINISTRATIVE REVIEW NO. 86-43 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS'OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated July 15, 1986, shall be the approved layout. 2. The applicant shall provide proposed elevations and a materials palette for a preliminary and informal review by the Design Review Board. 3. Prior to issuance of building permits, applicant shall file a parcel map consolidating Lots 3 and 4. Said map shall be recorded prior to final inspection. 4. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Development Services and Public Works for review and approval. b. Rooftop Mechanical Equipment Plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 5. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. -8- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 9 6. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 7. Maximum separation between building wall and property line shall not exceed two inches (2"). 8. Driveway approaches shall be a minimum of twenty-seven feet (27 ) in width and shall be of radius type construction. 9. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 10. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 11. All signs shall be brought into compliance with Article 961 of the Huntington Beach Ordinance Code. 12. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 13. Low -volume heads shall be used on all spigots and water faucets. 14. 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. 15. If lighting is included in the parking lot, high-pressure lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. 16. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 17. The Board of Zoning Adjustments reserves the right to revoke Administrative Review No. 86-43 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. 18. All applicable Public Works fees shall be paid prior to issuance of building permits. AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None SITE PLAN AMENDMENT NO. 86-10 Applicant: Business Properties A request to permit a change from twenty-three foot (231) side yard setback to eighteen foot (18 ) side yard setback for a proposed -9- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 10 10,500 Square Foot building which was previously approved by Use Permit No. 75-61 (Code requires ten foot.(101) side yard setback). Subject property is located on:the Southeast corner,of Brookhurst Street and Adams Avenue. This request is covered,by Negative Declaration No. 75-61. Staff stated a letter had been received from the applicant requesting a two (2) week continuance to the meeting of August 20, 1986. Staff explained that normally a Site Plan Amendment did not require a Public Hearing but -that -in -this case,.because of prior problems at this particular location, Staff had required that the adjacent property owners be notified. The hearing was opened by Chairman,Poe but there was.no one present to represent the applicant. There were no other persons present wishing to speak for or against the project and the hearing was left open. UPON MOTION BY'GODFREY AND SECOND BY POE, SITE PLAN AMENDMENT NO. 86-10 WAS CONTINUED, AT THE APPLICANT'S REQUEST, TO THE REGULAR MEETING OF AUGUST 20, 1986, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None MISCELLANEOUS'AGENDA,ITEMS.i USE PERMIT NO. 86-60 Applicant: Sandy King A request to permit a sidewalk sale on August 16, 1986, and a Silver Anniversary sale on September'13, 1986, from 10:00 A.M. to 4:00 P.M. each day. Subject property is located at 18593 Main Street (Loehmann's Five Points Center) West of the intersection of Main Street and Beach Boulevard. Staff explained the request and recommended approval of the site plan dated August 5, 1986,, but also stated he would defer,to the Fire Department for required sidewalk clearances, etc. The applicant, Sandy King, was present. She explained the sales were two entirely separate entities - that the first sale was strictly a sidewalk sale but the Anniversary Sale would be the Center's 25th year celebration. Ms. King mentioned the possibility of having hot air balloon rides and other entertainment. -10- 8/13/86 - BZA Minutes, H. B. Board of Zoning Adjustments August 13, 1986 Page 11 Tom Poe said the Fire Department would need a more detailed Site Plan for this event than the one which had been submitted. Les Evans suggested the Board might approve the sidewalk sale for August 16th and reserve any action on the second request until the detailed Site Plan was submitted. A discussion of this possibility ensued. UPON MOTION BY EVANS AND SECOND BY SMITH, USE PERMIT NO. 86-60 WAS APPROVED FOR THE DATE OF AUGUST 16, 1986, ONLY, WITH THE STIPULATION THE BOARD WOULD CONSIDER, AT A LATER DATE,= REQUEST FOR AN ANNIVERSARY SALE CELEBRATION ON SEPTEMBER 13, 1986, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None After conclusion of the vote, Glen Godfrey reminded Ms. King, Property Manager of Loehmann's Center, of the problems which were being encountered with Nash's Seafood Restaurant placing tables outside the restaurant in sidewalk space. Mr. Godfrey further explained to Ms. King that "The Boulangerie" was the only eating establishment approved for outside service. Ms. King stated she would discuss the matter with Mr. Nash. USE PERMIT NO. 86-7 Applicant: Angus Petroleum Corporation A request for consolidation of oil well drilling sites located on the Southwest corner of Delaware Street and Springfield Avenue - and Northwest corner of Springfield Avenue and California Street. Staff reported that the applicant and the Planning Commission had both requested referral of this project to the Planning Commission to be considered in association with other requests of the applicant. UPON MOTION BY SMITH AND SECOND BY POE, USE PERMIT NO. 86-7 WAS REFERRED, AT THE REQUEST OF THE APPLICANT AND THE PLANNING COMMISSION, TO THE PLANNING COMMISSION FOR CONSIDERATION,.BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None -11- 8/13/86 - BZA Minutes, H. B.'Board of'Zoning'Adjustments August 13, 1986 Page 12 RECONSIDERATION OF USE'PERMIT'NO. 86-57 Applicant: Bill F. Mathis A request to revise dates of outdoor sale which were previously approved by the Board. The Board approved dates from August 9 to August 31, 1986, and new dates will be August 16 to August 22, 1986. Subject -property is located at'17881 Beach Boulevard (West side of Beach Boulevard approximately four hundred -feet (4001) North of Talbert Avenue). Staff explained;the,applicant had requested the change in dates to coincide with the issuance of building permits for remodeling the interior of his store. Staff also mentioned the Fire'Department had approved;the•Site Plan -and Staff recommended approval of the request. UPON MOTION BY EVANS AND SECOND BY POE,.RECONSIDERATION OF USE PERMIT-NO.,86-7 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. All Conditions,of Approval of previously -approved Use Permit No. 86-57 shall remain in effect. AYES: ,,.Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None There was no further business to be presented to the.Board for their review. UPON MOTION,BY KREJCI, AND SECOND BY POE, THE REGULAR MEETING WAS ADJOURNED TO A STUDY SESSION ON MONDAY, AUGUST 18, 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 7h . (5955d) =12- 8/13/86 - 'BZA 1