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HomeMy WebLinkAbout1986-11-05 (7)MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, NOVEMBER 5, 1986 - 1:30 P.M. BOARD MEMBERS PRESENT: Evans, Godfrey, Krejci, Poe, Smith STAFF MEMBERS PRESENT: Phillips, Pierce MINUTES: UPON MOTION BY SMITH AND SECOND BY EVANS, MINUTES OF THE REGULAR MEETING OF OCTOBER 29, 1986, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT None REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 86-74 USE PERMIT NO. 86-74 Applicant: Jon L. Akuta awa CE REQUEST: To permit a six foot (61) wide landscape planter in lieu of a nine foot W ) wide -planter and eighty-seven (87) parking spaces in -lieu of ninety-five (95) spaces. UP REQUEST: To permit construction of a 4,512 Square Foot, one (1) story new auto showroom. Subject property is located at 16555-A Beach Boulevard (Southwest corner of Heil Avenue and Beach Boulevard). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff member, Laura Phillips, explained she had shown an incorrect figure on the Use Permit request - the size of the showroom should have been 2,232 Square Feet instead of the 4,512 Square Feet as shown. She further explained' -her calculations for parking and landscaping requirements had.been based on the correct figure. She stated the proposal was for addition of showroom and office spaces to an existing Dodge automobile display, sales and service site. The Conditional Exception was required partially because the plan does not meet the Code requirements for parking. The applicant is Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page 2 indicating eighty-seven (87) spaces instead of the required ninety-five (95). The applicant is also requesting a deviation in the size of the required landscape planters for the site. Ms. Phillips indicated she had discussed the proposed project with Redevelopment and they had no' -problems with the project or proposed landscape pattern. Staff recommended approval of the project with conditions. Glen Godfrey inquired'whether the fifty foot (501) setback was being met. Staff replied the setback would be at thirty-five feet but the fifteen feet (151) of landscaping would be provided. There was a discussion introduced by Daryl Smith relative to the signs for the site. After an explanation by Glen Godfrey, it was determined by the Board that all new and existing signs should conform with the Huntington Beach Ordinance Code. Dennis Krejci inquired about the westerly driveway area on Chrysler Drive which had parking spaces indicated in a portion of it and Staff said the applicant would explain later. Les Evans indicated he could find no land -related hardship for granting the Conditional Exception and thought the site should be brought into conformance at this time. Daryl Smith stated he was in agreement with Mr. Evans and that a new site plan should be required. Chairman Tom Poe opened the Public Hearing and the applicant, Jon L. Akutagawa was present. Mr. Akutagawa answered Mr. Krejci's concern about parking in the driveway by saying that it was an existing condition. Mr. Krejci and Les Evans stated that condition would have to be corrected. Upon further questioning, the applicant agreed that he could meet the required parking spaces by adjustment of the plan. Glen Godfrey then said he would ask that customer, service, and employee parking areas be indicated and so marked. A discussion was held between the applicant and Tom Poe relative to on -site circulation and turnarounds. Mr. Poe asked that the revised plan be subject to approval -of the Fire Department. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. Before making a motion, Daryl Smith reiterated the changes and corrections the Board was making to Staff's recommendations. Les Evans asked that the Board only approve the portion of the Conditional Exception referring to the six foot (61) landscape planters in lieu of the nine foot (9') planters - not the portion referring to the change in parking requirements. He stated the applicant should be required'to provide ninety-five (95) parking spaces. -2- 11/5/86 - BZA 1 Minutes, H. B. Board of Zoning Adjustments November 5, 1986 "Page 3 UPON MOTION BY SMITH AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 86-74 AND USE PERMIT NO: 86-74 WERE APPROVED WITH THE FOLLOWING FINDINGS AND AMENDED CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 86-74: 1. The establishment, maintenance and operation of the use 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 portion of the site being newly developed is ii compliance with applicable portions' -of the Huntington Beach Ordinance Code, including parking -and landscaping. SPECIAL CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION Nn 86-74: 1. The site plan dated October 21, 1986, and the floor plans and elevations dated September 23, 1986, shall' be the approved layout, with the following modifications: a. Six foot (61) landscapi'ng'planters shall'be approved in lieu of the required nine foot (91) landscape planters b. The required' ninety-fiEie' (95) parking spaces shalf be provided in lieu of the requested eighty-seven (87) 2. All Conditions of Approval of Use Permit No. 86-74 shall'be remain in effect. FINDINGS FOR APPROVAL - USE PERMIT NO. 86-74: 1. The establishment, maintenance and operation of the use 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's' use or building. uch 2. The granting of Use Permit No. 86-74 will not adversely affect the General Plan of the City of Huntington Beach. -3- 11/5/86 - BZA Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page 4 3. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. SPECIAL CONDITIONS OF APPROVAL - USE PERMIT NO. 86-74: 1. The site plan received and dated October 21, 1986, and floor plans and elevations received and dated September 23, 1986, shall be revised depicting the following modifications: a. The "Proposed Showroom" shall be set back five feet (51) from the City easement. b. Employee parking spaces, landscape planters, and fencing shall be relocated out of the fifty foot (501) driveway aisle on Chrysler Drive. c. All customer parking, service parking, and employee parking areas shall be indicated on the site plan. d. All proposed and existing sign locations shall be depicted on the site plan. e. On -site circulation drive lanes and/or roads shall be shown and properly dimensioned. f. Turnaround areas and dimensions shall be indicated on the site plan. 2. 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. 3. Installation of required landscaping and irrigation systems shall be completed prior;to final inspection. 4. 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. 5. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. -4- 11/5/86 - BZA Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page 5 u 6. Low -volume heads shall be used on all spigots and water faucets. 7. If lighting is included in the g g parking lot, high-pressure sodium vapor lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. 8. A new fire hydrant shall be required adjacent to the North driveway on Beach Boulevard. 9. On -site circulation drive lanes and/or roads shall be subject to approval of the Fire and Public Works Departments. 10. Turnaround areas and dimensions shall be subject to approval of the Fire Department. 11. Customer parking, service parking and employee parking areas shall be designated and marked on the site. 12. Landscape planters South of the southernmost driveway on Beach Boulevard shall be a minimum of six feet (61) in width. i 13. All applicable Public Works fees shall be paid prior to issuance of building permits. INFORMATION ON SPECIFIC CODE REQUIREMENTS - USE PERMIT NO. 86-74: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. All proposed and existing signs shall be brought into compliance with Article 961 of the Huntington Beach Ordinance Code. 3. "NO PARKING" areas shall be designated and marked per Standard 415 of the Huntington Beach Ordinance Code. 4. The Board of Zoning Adjustments reserves the right to revoke Use Permit No. 86-74 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 86-86 Applicant: George T. and Nancy V. Hersh i A request to permit zero foot_-(0') front yard setback for two six-foot (61) high pilasters and wrought iron gate in lieu of -5- 11/5/86 - BZA Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page-6 fifteen foot (151) front yard setback. Subject property is located at 16792 Edgewater Lane (East side of Edgewater Lane approximately seventy feet (701) South of Dale Drive). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff explained the request was for the placement of two (2) six-foot (61) high pilasters and a wrought iron gate at the zero foot (01) front yard setback. -The request is being made to improve and enhance the appearance of the residence. This is a typical R-1 zoned lot and Staff can find no land -related hardship for granting the variance. Therefore, Staff recommends denial of the request. Glen Godfrey inquired whether or not the applicant should have applied for a Coastal Development Permit for the project and Susan Pierce replied none was required. The Public Hearing was opened and Mrs. George T. Hersh was present. - Mrs. Hersh stated they were remodeling the front wall of their home and would like to make these additional improvements. She said the front yard area was mostly concrete which they would like to remove and replace with brick. She indicated the addition of the front pilasters and the wrought iron gate would give this area the appearance of a court yard. They were also planning to make alterations in the existing landscaping., She further stated they had spent a considerable amount of money on architectural plans for the project and would like apptoval,by the Board to complete the work. Daryl Smith asked Mrs. Hersh why.she wanted the pilasters at the front property line instead of conforming to the setback. 'She explained that bringing them back the fifteen feet (151) would be almost to the garage line and would ruin the effect for which they were striving. Mrs. Hersh presented to the Board photographs of other residences in the area where similar fences and gates had been constructed and stated she was asking for the same consideration. Dennis Krejci stated he did not understand the need for the wrought iron gate and Mrs. Hersh replied it would just be an architectural accent. He then asked the applicant if she would feel the project was just as nice with only the pilasters and not the gate. Mrs. Hersh said she liked the concept the way the architect had shown it. Tom Poe explained to her the pilasters could be constructed forty-two inches (42") high at the property line without benefit of a Conditional Exception and he further said he could see no land -related hardship for granting the variance. -6- 11/5/86 - BZA Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page 7 Daryl Smith pointed out that some of the photographs showed residences where the pilasters were in front and side yards - not at the driveway. Les Evans mentioned that having the gate at the property line would create a traffic hazard - the applicant and/or guests would have to stop their cars in the street, thus blocking other cars. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. UPON MOTION BY POE AND SECOND BY EVANS, CONDITIONAL EXCEPTION NO. 86-86 WAS DENIED WITH THE FOLLOWING FINDINGS, BY THE FOLLOWING VOTE: FINDINGS FOR DENIAL: 1. Because of the size, configuration, shape and lack of unique topographic features of the subject property, there does not appear to be exceptional or extraordinary circumstances or conditions applicable to the land, buildings or premises involved that does not apply generally to property or class of uses in the same district. 2. Since the subject property can be fully developed within regular established setbacks, such a Conditional Exception is not necessary for the preservation and enjoyment of substantial property rights. 3. Exceptional circumstances do not apply that deprive the subject property of privileges enjoyed by other properties in the same zone classifications. AYES: Evans, Godfrey, Poe, Smith NOES: Krejci ABSENT: None TENTATIVE PARCEL MAP NO. 86-390 Applicant: Earl Mazzari A request to permit consolidation of two (2) parcels into one (1) parcel. Subject property is located at 317 - 319 Crest Avenue approximately two hundred ten'feet (2101) West of Main Street). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff reiterated the request is to consolidate two (2) parcels into one (1) parcel. The applicant has indicated two proposed buildings on the map; however, there is an existing building on the property which will be demolished. Staff would recommend the map show the -7- 11/5/86 - BZA Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page 8 existing building rather than the two (2) proposed buildings. The two and one-half foot (2-1/21) alley dedication shall be made to the City of Huntington Beach and other standard conditions shall apply. With these conditions, Staff recommended approval. The applicant, Earl Mazzari, was present and agreed to the conditions. UPON MOTION BY EVANS AND SECOND BY POE, TENTATIVE PARCEL MAP NO. 86-390 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed consolidation of two (2) parcels for purposes of residential use in compliance with the size and shape of property necessary for that type of development. 2. The General Plan has set forth provisions for this type of land use as well as setting forth objectives for implementation of this type of use. 3. The property was previously studied•for thi's intensity of land use at the time the land'•use designation for residential district allowing residential buildings was placed on the subject property. 1 4. The size, depth, frontage,.street width and other design and improvement features of�the,proposed•consolidation are'proposed to be constructed in compliance with standards plans and specifications on file with the City as well as in compliance with the State Map Act -and supplemental City,Subdivision Ordinance. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: 1. The Tentative Parcel Map received by the Department of Development Services on October 21, 1986, shall be the approved layout (with the amendments as noted thereon) - Remove "Proposed Buildings", show existing building, and show alley dedication. 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. The alley shall be dedicated to City standards. -8- 11/5/86 - BZA J Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page 9 4. Water supply shall be through the City of Huntington Beach's water system at the time -said parcel(s) is/are developed (if such systems exist within 200 feet of said parcel(s). 5. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcel(s) is/are developed (if such systems exist within 200 feet of said parcel(s). 6. All utilities shall be installed underground at the time said parcel(s) is/are developed. 7. Compliance with all applicable City Ordinances. 8. A copy of the recorded parcel map shall be filed with the Department of Development Services. AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None TENTATIVE PARCEL MAP NO. 86-391 Applicant: Cambro Manufacturing Company A request to consolidate six (6) parcels into one (1) parcel for purpose of building construction. Subject property is located at 7601 Clay Avenue (North side of Clay Avenue between SPRR and Huntington Street). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff reported the applicant had submitted a written request to continue the application to November 19, 1986, and Staff would concur with the request. Daryl Smith inquired whether the applicant had given any reason for the postponement and Staff replied the applicant still needed to conform with some of the requirements for the map. UPON MOTION BY GODFREY AND SECOND BY EVANS, TENTATIVE PARCEL MAP NO. 86-391 WAS CONTINUED, AT THE APPLICANT'S REQUEST, TO THE REGULAR MEETING OF NOVEMBER 19, 1986,-BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None -9- 11/5/86 - BZA Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page 10 MISCELLANEOUS AGENDA ITEMS: SITE PLAN AMENDMENT NO. 86-15 Applicant: V. R. Bonfanti, Architect A request to remove subterranean parking. Subject property is located at 1913 Beach Boulevard (West side of Beach Boulevard approximately three hundred twenty-five feet (3251) North of Clay Avenue). Staff explained this Site Plan Amendment was for a revision to a previously approved project under Use Permit No. 86-29. The applicant is removing the subterranean parking from the proposed plans for an automobile dealership but everything else will remain the same. Redevelopment has been contacted and they want to review the architectural features, colors, etc., prior to construction. Staff would recommend approval with conditions. Les Evans asked if the forty-two inch (42") wall was to go the full length and Staff replied it was listed as a condition of the previous entitlement. Mr. Evans said that was not the Board's intent and Daryl Smith concurred. The Board's intent had, he said, been to leave an opening in that wall for access to the adjacent lot. He further reminded the Board the owner of that property had been present at the previous meeting and had specifically made the request that the driveway remain open-. Staff read the previous condition and stated it would have to be changed. Tom Poe mentioned the turnarounds and stated the Fire Department had a "hold" on them. He also said the turning radius would be required. There was a discussion about the effect the project would have on the apartments to the rear of'the property, and Dennis Krejci called attention to the fact those people were not notified since this request did not require a Public Hearing. The Board wanted to be sure the concerns of those people regarding noise, paint spray and fumes, etc., were met. The applicant, V. R. Bonfanti, was present and said he was representing the Acura automobile dealership who would be constructing the building. He reminded the Board he was a new architect on the project and_had recommended removal of the subterranean parking because of the excessive cost. The applicant said he would make the alterations the Board was requesting and informed the Board the dealership was "in escrow" on the adjacent property where the Board was requiring the driveway opening in the wall. 1 -10- 11/5/86 - BZA Minutes, H. B. Board of Zoning Adjustments November 5, 1986 Page 11 There was an extensive review with him as to the Board's requirements. The Board determined a revised site plan would be required indicating the changes in the six-foot (61) landscape planter along the West property line, on -site circulation, and the forty-two inch (42") wall along the southerly property line. UPON MOTION BY EVANS AND SECOND BY SMITH, SITE PLAN AMENDMENT NO. 86-15 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: SPECIAL CONDITIONS OF APPROVAL: 1. All Conditions of Approval for Use Permit No. 86-29 shall still apply, with modifications as listed below. 2. Revised site plan, floor plans and elevations shall be submitted depicting the following modifications: a. A six-foot (61) landscape planter shall be provided along the West property line. b. On -site circulation drive lanes and/or aisles shall be subject to approval of the Fire Department. c. The forty-two inch (42") wall along the southerly property line shall not encroach into the driveway aisle. 3. Landscaping shall comply with Article 960 of the Huntington' Beach Ordinance Code. 4. An eight foot (81) block wall (decorative and compatible with existing adobe wall) shall be provided at rear property line. AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None Daryl Smith asked that the Minutes reflect Staff's statement that Redevelopment had reviewed and basically approved the project with the exception of architectural features, elevations, and colors which they will review prior to construction. There was no further business to be presented to the Board for their review. UPON MOTION BY EVANS AND SECOND BY SMITH, THE REGULAR MEETING WAS ADJOURNED TO A STUDY SESSION'ON MONDAY, NOVEMBER 10, 1986, AT 10:00 A.M., BY THE FOLLOWING VOTE: -11- 11/5/86 - BZA Minutes, H. B. Board of Zoning Adjustments November 5, 1986 ,Page 12 AYES: Evans, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None Glen K. Godfrey, Secretary Board of Zoning Adjustments jh (6614d) 1 0 -12- 11/5/86 - BZA