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HomeMy WebLinkAbout1986-12-02APPROVED 12/16/86 MINUTES HUNTINGTON BEACH PLANNING COMMISSION December 2, 1986 - 7:00 PM Council Chambers - Civic Center 2000 Main Street Huntington Beach, California PLEDGE OF ALLEGIANCE Chairman Livengood introduced and welcomed new appointed Commissioners Jean Schumacher and Frank Higgins. P P A P P ROLL CALL: Rowe, Schumacher, Porter, Livengood, Higgins, P P Pierce, Mirjahangir A. CONSENT CALENDAR: A-1 Minutes of November 18, 1986 Planning Commission meeting A MOTION WAS MADE BY LIVENGOOD, SECOND BY MIRJAHANGIR, TO APPROVE MINUTES OF NOVEMBER 18, 1986 PLANNING COMMISSON, AS SUBMITTED, BY THE FOLLOWING VOTE: AYES: Rowe, Livengood, Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: Higgins, Schumacher MOTION PASSED B. ORAL COMMUNICATIONS AND COMMISSION ITEMS: Staff was requested to respond to an inquiry from the Environmental Board regarding the shopping center on Beach Boulevard (that includes the Pic-N-Save Store and Thrifty Drug Store). They felt that it should have been included in the Beach Boulevard Redevelopment Area. The center is included in the Main -Pier Redevelopment area. C. PUBLIC HEARING ITEMS: C-1 COASTAL DEVELOPMENT PERMIT NO. 86-34 AND CONDITIONAL USE PERMIT NO. 86-54 WITH SPECIAL PERMIT 9 APPLICANT: ROBERT CORONA Coastal Development Permit No. 86-34 and Conditional Use Permit No. 86-54 with Special Permit is a request to build a single family residence located at 112 21st. Street. On November 5, 1986, the Planning Commission voted 4 to 3 against staff's recommendation for denial and continued the request to November 18, 1986, to allow the applicant time to apply for a coastal development permit. ENVIRONMENTAL STATUS: The proposed project is exempt Class 3 Section 15303 (a) from the provisions of the California Environmental Quality Act. COASTAL STATUS• The project is located in the coastal zone. Coastal Development Permit No. 86-34 must be acted upon prior to approval of the conditional use permit. STAFF RECOMMENDATION: Staff recommends denial of Coastal Development Permit No. 86-34 in conjunction with Conditional Use Permit No. 86-54. Their alternative recommendation is to approve the modified plan, with the third floor offset, with findings and conditions of approval, with the third floor offset. THE PUBLIC HEARING WAS OPENED Bob Corona, applicant, spoke in support of the proposed plans. He feels that he and staff have come up with a good alternative to his original plans, however stated that he would prefer his original plans. Flossie Horton, 207 21st. Street, presented a petition from 10 adjacent homeowners against the proposed plans. She feels the applicant should stay within the codes established for the area. She further stated that there are other developments of single family homes in the area that are complying with codes. Susan Smith, 209 20th. Street, urged the Commission to stick to the codes and not allow any exceptions on the proposed plans. There were no other persons present to speak for or against the proposed and the public hearing was closed. PC Minutes - 12/2/86 -2- (6829d) The Commissioners discussed the proposed development and felt that there are tighter restrictions imposed on developing single-family residences than there are on multi -family residences in this area. Since the process does allow an applicant the opportunity to request variances to the code, they agreed that they would rather see single family residences, with variances, constructed in the area than multi -family residences, and that the project should be approved. The compromises on the plans that staff had worked out with the applicant were satisfactory to them. A MOTION WAS MADE BY PIERCE, SECOND BY MIRJAHANGIR, TO APPROVE COASTAL DEVELOPMENT PERMIT NO. 86-34 AND CONDITIONAL USE PERMIT NO. 86-54 WITH SPECIAL PERMITS, WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Rowe, Livengood, Pierce, Mirjahangir NOES: Schumacher ABSENT: Porter ABSTAIN: Higgins MOTION PASSED FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 86-34: 1. Development of the proposed project will be consistent with the policies of the Coastal Element of the City's General Plan and conforms with the plans, policies, requirements and standards of the coastal land use plan. 2. The coastal development plan application is consistent with the Downtown Specific Plan as well as other provisions of the Huntington Beach Ordinance Code applicable to.the property. 3. The subject property is provided with adequate services in a manner consistent with the coastal land use plan. 4. The proposed single family residence conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 86-54: 1. The conditional use permit is consistent with the City's General Plan of Land Use and Downtown Specific Plan. 2. The establishment, maintenance and operation of the single family residence 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. PC Minutes - 12/2/86 -3- (6829d) 3. The granting of the conditional use permit will not adversely affect the General Plan of the City of Huntington Beach. FINDINGS FOR APPROVAL - SPECIAL PERMIT: 1. Granting of the special permit will promote better living environments. 2. Granting of the special permit for encroachment of the setback provides better land planning techniques with maximum use of aesthetically pleasing types of architecture, landscaping, site layout and design. 3. Granting of the special permit will not be detrimental to the general health, welfare, safety and convenience of the neighborhood or City in general, nor detrimental or injurious to the value of property or improvements of the neighborhood or of the City in general. 4. The proposed single family residence with special permit is consistent with objectives of the Downtown Specific Plan in achieving a development adapted to the terrain and compatible with the surrounding environment. 5. The proposed single family residence with special permit is consistent with the policies of the Coastal Element of the City's General Plan and the California Coastal Act. CONDITIONS OF APPROVAL 1. The revised site plan and floor plans dated November 26, 1986 shall be the approved layout. 2. Elevations shall be revised to reflect the following as recommended by Design Review Board: a. Stucco texture shall be fine-grained. b. Belly bands shall be placed between each floor around sides of building. c. Red clay mission tile shall be used. d. Awnings of a contrasting color shall be provided. 3. Prior to issuance of building permits, the applicant shall Oubmit the following plans: a. Landscape and irrigation plan to the Department of Development Services and Public Works for review and approval. 1 PC Minutes - 12/2/86 -4- ,, 6,,;1C) �� 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. 4. -Landscaping shall comply with Articlle 979.2 of the Huntington Beach Ordinance Code. 5. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department except as noted herein. 6. A 216" alley right of way and 2' public utility easement along 21st. Street shall be dedicated per Public Works standards. 7. All necessary street and alley improvements shall be installed per Public Works requirements. 8. Curb shall be constructed 29.5' from centerline of 21st. Street. 9. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 10. Low -volume heads shall be used on all spigots and water faucets. 11. 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. 12. 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. 13. Prior to the issuance of building permits, the applicant shall submit one of the following: a. A tentative parcel map to consolidate the two lots. The map shall be recorded unless final map waiver is approved by the Board of Zoning Adjustments prior to final occupancy of the building; or b. Chain of title documenting that the parcel(s) existed in its present form prior to adoption of the City's Subdivision Ordinance; and recordation of Covenant to hold the two parcels as a single parcel and building site. 14. Calculations from a licensed architect shall be submitted showing a floor area ratio not to exceed 4312.5 square feet as required in Section 9130.3 of the Ordinance Code. PC Minutes - 12/2/86 -5- . (6829d) 15. Former well site located on project site shall be abandoned pursuant to current Division of Oil and Gas and Fire Department standards. 16. The single family residence shall be protected from the adjacent oil storage facility in compliance with Fire Department standards. C-2 TENTATIVE TRACT 12896 AND CONDITIONAL USE PERMIT NO. 86-51 APPLICANT: Magna Corporation Conditonal Use Permit No. 86-51 in conjunction with Tentative Tract 12896 is a request to develop 113, three-story condominiums on a 7.94 gross acre site known as the old Edison Maintenance Yard property on the south side of Garfield approximately 300 feet east of Beach Boulevard. In addition, seven special permits are requested pertaining to building setbacks, building bulk elements, and open space area. The item was continued from the November 5, 1986 Planning Commission meeting to allow time for the applicant to submit revised plans in compliance with all requirements for planned residential developments. By straw vote, the Planning Commission denied all seven special permit requests which pertained to building setbacks, °building bulk elements, and open space area. On November 24, 1986, the applicant, several adjacent homeowners, and staff met to discuss concerns raised by the homeowners, staff and Planning Commission pertaining to the proposed 113 unit condominium project. The applicant presented a revised layout with new two-story buildings along the perimeter of the site adjacent to the single family homes. The applicant requested a continuance to the December 16, 1986 Planning Commission meeting and waived his mandatory processing date. ENVIRONMENTAL STATUS: The proposed project is covered under previously approved Negative Declaration No. 80-11. REDEVELOPMENT STATUS: The subject property is within the Redevelopment Project area. This of the Redevelopment Department. STAFF RECOMMENDATION: proposed Beach Boulevard project conforms to the objectives Staff recommends continuance of Conditional Use Permit No. 86-51 to the December 16, 1986 Planning Commission meeting. PC Minutes - 12/2/86 -6- (6829d) THE PUBLIC HEARING WAS -OPENED .. Russell Skattum, 8102 Wadebridge Circle, reaffirmed to the Commission that the developer was'lcp.operating with the adjacent neighbors to try to reach common goals on the development. He also expressed concern with the materials that were being proposed for the development and whether they contained any toxic chemicals or carcinogenic materials. Philip Bertino, 8121 Wadebridge Circle, stated that he had concerns regarding the security of the development during construction in lieu of the recent arson -fire that occurred at a construction site in the City. He suggested that a condition regarding such security be imposed. There were no other persons present to speak for or against the project and the public hearing was closed. A MOTION WAS MADE BY PIERCE, SECOND BY MIRJAHANGIR, TO CONTINUE TENTATIVE TRACT 12896 AND CONDITIONAL USE PERMIT NO. 86-51 TO THE DECEMBER 16, 1986 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Rowe, Schumacher, Livengood, Higgins, Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: None MOTION PASSED C-3 CONDITIONAL EXCEPTION NO. 86-83 APPLICANT: DAVID GILMORE Conditional Exception No. 86-83 is a request to construct a 6,320 square foot commercial building at the southwest corner of Brookhurst Street and Hamilton Avenue, which does not comply with the standards of construction (5.969.6.19) for all commercial structures within a floodplain. Flood proofing the building or elevating the building an average 4 feet above existing grade are two generalized construction methods for compliance. ENVIRONMENTAL STATUS: The proposed project is exempt under,.Class 3,.Section 15303 of the p'rovisions of the California Environmental Quality Act. The applicant has requested that Conditional Exception No. 86-83 be withdrawn. STAFF RECOMMENDATION: Staff recommends withdrawal of Conditional Exception No. 86-83. PC Minutes - 12/2/86 -7- (682-9_d-) A MOTION WAS MADE BY SCHUMACHER, SECOND BY ROWE, TO WITHDRAW CONDITIONAL EXCEPTION NO._86-83,,BY THE FOLLOWING VOTE: AYES: Rowe, Sch,umacher,, Li:vengood, Higgins, Pierce, Mirjahangir NOES_: .None ABSENT: Porter ABSTAIN: None MOTION PASSED C-4 CONDITIONAL EXCEPTION NO. 86-87 AND TENTATIVE PARCEL MAP NO. APPLICANT: SCOTT KIMBALL Tentative Parcel Map No. 86-407 is a request to substantially change the configuration and access of two lots (27 and 28) in the Faire Marin development located south of Edinger Avenue at the corner of Saybrook Lane and Whitecap Lane. The subject property is zoned R1 (Low Density Residential). At the present time there is no access to lot'27 because of the location of the perimeter wall and community entry gate. The proposed configuration would shift the driveway locations to the west, clear of the entry gate and wall. Conditional Exception No. 86-87 is a request to permit a 20 foot lot frontage in lieu of the minimum lot frontage of 60 feet required in Section 9110.4 of the Ordinance Code. ENVIRONMENTAL STATUS: The proposed project is exempt Class 5 Section 15305 from the provisions of the California Environmental Quality Act. COASTAL STATUS: Project site is located within the Coastal Zone. A coastal development permit was obtained from the Coastal Commission for the original subdivision. The applicant will need to receive clearance from the Coastal Commission for modification to the original approved subdivision. STAFF RECOMMENDATION: Staff recommends approval of Conditional Exception No. 86-87 with an additional requirement for a common driveway with reciprocal access based on the findings and conditions of approval outlined in this report. THE PUBLIC HEARING WAS OPENED Scott Kimball, applicant, spoke in support of the proposed project. He stated that the buyers of the two lots objected to a shared driveway. They were planning for different types of driveway materials and he urged the Commission to approve his project as he originally requested. PC Minutes - 12/2/86 -8- (6829d) There were no other persons present to speak for or against the project and the public hearing was closed. It was pointed out to the Commission that there was a discrepancy in lot sizes between the Tentative Tract Map and the Final Map of the original 71-unit subdivision. However, approval had been granted and construction was done in conformance with all permits issued by the City. A MOTION WAS MADE BY HIGGINS, SECOND BY MIRJAHANGIR, TO APPROVE CONDITIONAL EXCEPTION NO. 86-87 AND TENTATIVE PARCEL MAP NO. 86-407, WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Rowe, Schumacher, Livengood, Higgins, Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 86-87: 1. The granting of Conditional Exception No. 86-87 will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. 2. Because the subject property is located adjacent to the security gate operation and the perimeter wall for the tract, the strict application of the zoning ordinance is found to deprive the subject property of its full utilization which is so enjoyed by other properties in the vicinity and under the identical zone classification. 3. The granting of a conditional exception is necessary in order to fully utilize both lots to their highest and best potential. 4. The granting of Conditional Exception No. 86-87 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 5. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. 'FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP NO. 86-407: 1. The reconfiguration of two (2) parcels for purposes of residential use in in compliance with the size and shape of property necessary for that type of development. 2. The General Plan ham set forth provisions for this type of land use an well as setting forth objectives for implementation of this type housing. J PC Kinutss - 12/2/66 -9- (6829d) 3. The property was previously studied for this intensity of land use at the time the land use designation for Low Density Residential allowing single family residences was placed on the subject property. 4. The size, depth, street width, other design and improvement features and with the approval of Conditional Exception No. 86-87 frontages of the proposed lots 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 - TENTATIVE PARCEL MAP NO. 86-407: 1. The tentative parcel map received and dated November 21, 1986, shall be the approved layout. 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. A copy of the recorded parcel map shall be filed with the Department of Development Services. CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION NO. 86-87: 1. The site plan dated November 3, 1986, shall be the approved layout. 2. An automatic fire sprinkler system shall be aproved and installed in the residence on lot 2 pursuant to Fire Department regulations. C-5 CONDITIONAL USE PERMIT NO. 86-53 WITH SPECIAL PERMIT AND COASTAL DEVELOPMENT PERMIT NO. 86-35 APPLICANT: CORONA DEVELOPMENT CO., INC. Conditional Use Permit No. 86-53 with Special Permit is a request to exceed the 22 foot height limit within the rear 25 foot setback for a 3 bedroom 3 story single family residence on a corner lot on the southeast corner of 21st. Street and Walnut in the Downtown Specific Plan District 2. A coastal development permit is required with the request for a conditional use permit. If no special permit was needed the single family residence would not need the approval of a coastal development permit. ENVIRONMENTAL STATUS: The proposed project is exempt Class 3 Section 15303(a) from the provisions of the California Environmental Quality Act. PC Minutes - 12/2/86 -10- (6829d) COASTAL STATUS: The project is located in the coastal zone. Coastal Development Permit No. 86-35 must be acted upon prior to approval of the conditional use permit. SPECIFIC PLAN: The project is located in District 2 of the Downtown Specific Plan. The Specific Plan requires that a conditional use permit be filed for the construction of a single family residence if the request deviates from the Code. Since the plans did not comply with code a conditional use permit was filed in conjunction with a special permit to exceed the height requirements in the rear setback. Since the Specific Plan does not contain standards for single family residence development, the Planning Commission adopted Resolution No. 1343 which states that the Townlot Specific Plan standards for single family units shall apply. STAFF RECOMMENDATION: Staff recommends approval of Coastal Development Permit No. 86-35 and Conditional Use Permit No. 86-53 with special permit based on the findings and conditions of approval. THE PUBLIC HEARING WAS OPENED Robert Corona, applicant, spoke in support of the proposed project. He stated that he intends to build single family homes in the downtown area instead of multiple family dwellings and is glad that the Commission supports his plans. Flossie Horton, adjacent property owner, stated that the proposed plans were very attractive and creative however she felt that the applicant should conform to the codes in the area. She urged the Commission to deny the project. John King, architect, spoke in support of the project. He feels that the proposed plans would enhance the surrounding neighborhood. Kay Crawford, owner of the proposed home, spoke in support of the project. Susan Smith, adjacent property owner, stated that her home also backs up to an alley and that her home was build completely to code. She urged the Commission to not allow any exceptions to the current code. Natalie Kosch, spoke in support of the proposed plans. She feels that exceptions should be granted so that more single family homes will be built in the downtown area. There were no other persons present to speak for or against the project and the public hearing was closed. PC Minutes - 12/2/86 -11- (6829d) There were concerns among the Commissioners as to whether the codes and ordinances should be changed in this area so that entitlements could be granted without so many exceptions. When the development standards were set for this area the main concern was to establish attractive architectural designs for the many 25 foot lots. It was suggested that this matter be discussed further at a future Planning Commission meeting. It was requested that the finding for approval regarding the granting of the special permit be more descriptive (how many feet) regarding the encroachment of the setback. A MOTION WAS MADE BY SCHUMACHER, SECOND BY MIRJAHANGIR, TO APPROVE CONDITIONAL USE PERMIT NO. 86-53 WITH SPECIAL PERMIT AND COASTAL DEVELOPMENT PERMIT NO. 86-35, WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Rowe, Schumacher, Livengood, Higgins, Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 86-35: 1. Development of the proposed project will be consistent with the policies of the Coastal Element of the City's General Plan and conforms with the plans, policies, requirements and standards of the coastal land use plan. 2. The coastal development plan application is consistent with the Downtown Specific Plan as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. 3. The subject property is provided with adequate services in a manner consistent with the coastal land use plan. 4. The proposed single family residence conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 86-53: 1. The conditional use permit is consistent with the City's General Plan of Land Use and Downtown Specific Plan. 2. The establishment, maintenance and operation of the single family residence 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. PC Minutes - 12/2/86 -12- (6829d) 3. The granting of the conditional use permit will not adversely affect the General Plan of the City of Huntington Beach. FINDINGS FOR APPROVAL - SPECIAL PERMIT: 1. Granting of the special permit will promote better living environments. 2. Granting of the special permit for encroachment of the setback (approximately 6 feet into the 25 foot setback) provides better land planning techniques with maximum use of aesthetically pleasing types of architecture, landscaping, site layout and design. 3. Granting of the special permit will not be detrimental to the general health, welfare, safety and convenience of the neighborhood or City in general, nor detrimental or injurious to the value of property or improvements of the neighborhood or of the City in general. 4. The proposed single family residence with special permit is consistent with objectives of the Downtown Specific Plan in achieving a development adapted to the terrain and compatible with the surrounding environment. 5. The proposed single family residence with special permit is consistent with the policies of the Coastal Element of the City's General Plan and the California Coastal Act. CONDITIONS OF APPROVAL: 1. Site Plans, floor plans and elevations dated November 17, 1986, shall be revised to reflect the following: a. The bay window on the second floor side elevation shall be tapered in to meet the building in compliance with the definition of architectural features. b. Elevations shall be revised to reflect the recommendation of the Design Review Board to add a belly band around the sides of the building. 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. PC Minutes - 12/2/86 -13- (6829d) 3. Landscaping shall comply with Articlle 979.2 of the Huntington Beach Ordinance Code. 4. The development shall -comply with all applicable provisions of the Ordinance'Code, Building Division, and Fire Department except as noted herein. 5. A 2'6' alley right of way, a 20' right of way radius on the corner and 2' public utility easement along 21st, Street shall be dedicated per Public Works standards. 6. All necessary street and alley improvements shall be installed per Public Works requirements. 7. Curb shall be constructed 29.5' from centerline of 21st. Street. 8. Half round pipe shall be removed and reconstructed as required to construct new curb return. 9. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 10. Low -volume heads shall be used on all spigots and water faucets. 11. 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. 12. The former well site located on project site shall be abandoned pursuant to current Division of Oil and Gas and Fire Department standards.' 13. 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. C-6 USE PERMIT NO. 86-82 IN CONJUNCTION WITH CONDITIONAL EXCEPTION NO. 86-88 APPLICANT: Robert Terry bse Permit No. 86-82 is a two -fold request to: (1) establish a temporary auto leasing facility within a commercial zone pursuant to Section 9220.1(c)A; and (2) convert an existing single family residence into an auto leasing office with non -conforming front yard setback and side angle setback pursuant to Section 9719 of the Huntington Beach Ordinance Code, located at 19551 Beach Boulevard. Since the subject property is 70 feet in width, Conditional Exception No. 86-88 is a request to utilize a lot which does not PC Minutes - 12/2/86 -14- 11r020,;11 1 P� I conform to the minimum 100 foot lot frontage requirement pursuant to Section 9220.3. In addition, the conditional exception is to allow an interim use without improving the site in accordance with the landscaping requirements.per Section 9220.10(a)3 and Section 9608 of the Huntington Beach Ordinance Code. ENVIRONMENTAL STATUS: The proposed project is exempt pursuant to Section 15303 from the provisions of the California Environmental Quality Act. REDEVELOPMENT STATUS: The subject location is within the proposed Beach Boulevard Corridor Redevelopment area. The Redevelopment staff has been apprised of this project and a response attached. They recommend that all street improvements and on -site landscaping be installed because, although the use is an interim use anticipated until the southerly CalTran's property is recycled, it could be years before a development is realized on the CalTran's property. STAFF RECOMMENDATION: Staff recommends approval of Use Permit No. 86-82 in conjunction with Conditional Exception No. 86-88 as modified by staff based on the findings and conditions of approval. THE PUBLIC HEARING WAS OPENED Robert Terry, applicant, spoke in support of the proposed project. He stated that his future plans include consolidating this property with the adjacent CalTrans property. There were no other persons present to speak for or against the project and the public hearing was closed. A MOTION WAS MADE BY HIGGINS, SECOND BY SCHUMACHER, TO APPROVE USE PERMIT NO. 86-82 IN CONJUNCTION WITH CONDITIONAL EXCEPTION NO. 86-88 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Rowe, Schumacher, Livengood, Higgins, Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: None MOTION PASSED PC Minutes - 12/2/86 -15- (6829d) FINDINGS FOR APPROVAL - USE PERMIT NO. 86-82: 1. The establishment, maintenance and operation of the auto leasing and sales facility and the conversion of the single family residence to an office structure with required landscaping, dedications and improvements, but with non -conforming setbacks, will not be detrimental to the general welfare of persons residing or working in the vicinity and property and improvements in the vicinity. 2. Approval of Use Permit No. 86-82 as modified by staff is consistent with the goals and policies of the City of Huntington Beach General Plan. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 86-88 (FOR REDUCTION IN LOT WIDTH ONLY): ; 1. Approval of Conditional Exception No. 86-88 for reduced lot width will not constitute a grant of special privilege and consistent upon other properties in the vicinity and under the same zone classification. 2. The strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity under the same zone classification due to special circumstances applicable to the property including the size, shape and location of the property. The subject property adjoins an existing development to the north and an existing development to the south. 3. Approval of Conditional Exception No. 86-88 for reduced lot width is necessary to preserve the enjoyment of one or more substantial property rights. 4. Granting of Conditional Exception No. 86-88 for reduced lot width will not be materially detrimental to the public welfare or injurious to property in the same zone classification. 5. Approval of Conditional Exception No. 86-88 for reduced lot width is consistent with the goals and policies of the General Plan. CONDITIONS OF APPROVAL: 1. The site plan received and dated October 31, 1986, shall be revised depicting the following modifications: a. Plot the entire parcel. b. Provide reciprocal driveway access with northerly adjacent commercial center. PC Minutes - 12/2/86 -16- (6829d) c. Provide a 10 foot wide landscape planter adjacent to Beach Boulevard and taper towards northerly planter on adjacent parcel. d. Show full street improvements. e. Provide minimum 27 foot wide parking driveway aisle for parking along the rear. f. Provide a total of 8% of improved landscaping on the site. g. Relocate handicap parking space so it is adjacent to the building. h. Show trash enclosure area. i. Increase stall width to 12 feet where adjacent to a wall. j. Designate parking spaces for leased vehicles, customer parking and employee parking. k. Shift 30 foot driveway to the southerly end of the property line abutting Beach Boulevard. 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. Comply with all Building code, Fire code and Zoning code requirements except for lot width and building setback. 4. Sewer will have to be bored under Beach Boulevard to east side or 8" main extended northerly from existing sewer on Beach Boulevard per Public Works standards at such time as the disposition of the southerly state property occurs or at the end of the interim use of three years. 5. Beach Boulevard shall be improved per Public Works standards. 6. A grading plan shall be required and subject to Development Services and Public Works review and approval. 7. Drainage plan must be reviewed and approved by Public Works. 8. Fire extinguishers approved by the Fire Department shall be installed. PC Minutes - 12/2/86 -17- (6829d) 9. The address numbers and size shall be approved by the Fire Department and installed in a'conspicuous location. 10. Prior to issuance of building permits, proof of legal lot creation must be submitted. 11. Provide irrevocable driveway easement to the southerly and northerly adjacent parcel to be approved by,the City and recorded with the County prior to final occupancy. 12. The existing structure shall not be expanded or enlarged except for modifications as necessary to comply with the Uniform Building Code. 13. This use shall be permitted for a period of 36 months from date of approval. If the use is to be continued, a new use permit shall be reviewed by the Planning Commission. C-7 CONDITIONAL EXCEPTION NO. 86-96 APPLICANT: DEBBIE COOK/JOHN FISHER Conditional Exception No. 86-96 is a request for an 8 foot reduction in the required 30 foot front yard setback. The lot is located within Country View Estates at 6692 Shetland. The conditional use permit for this project requires a 30 foot front yard setback in order to maintain the open visual character of estate development. The applicant is requesting a 22 foot front yard setback for the three car garage. ENVIRONMENTAL STATUS: The proposed project is exempt Class 5 Section 15305 from the provisions of the California Environmental Quality Act. SPECIFIC PLAN: The project is within the boundaries of the proposed Ellis Goldenwest Specific Plan. At present date, the site plan had been revised so that a conditional exception was no longer required. Therefore, the applicant requested a withdraw of Conditional Exception No. 86-96. STAFF RECOMMENDATION: Staff recommends withdrawal of Conditional Exception No. 86-96. PC Minutes - 12/2/86 -18- ��fih 29^ A MOTION WAS MADE BY SCHUMACHER,_SECOND BY HIGGINS, TO WITHDRAW CONDITIONAL EXCEPTION NO. 86-96,. BY THETFOLLOWING VOTE: . AYES: Rowe, Schumacher, Livengood, Higgins, Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: None MOTION PASSED C-8 CONDITIONAL USE PERMIT NO. 86-56 APPLICANT: MANSION HILL Conditional Use Permit No. 86-56 is a request to store lumber for two (2) years on a vacant lot located northwest of the intersection of Garfield Avenue and Holly Street. The storage area will be used for the storage of construction lumber for the final phases of "The Ranch" residential project located north of the intersection of Yorktown Avenue and Lake Street between Main Street and Huntington Street. ENVIRONMENTAL STATUS: The proposed project is exempt Class 4(c) Section 15304 from the provisions of the California Environmental Quality Act. STAFF RECOMMENDATION: Staff recommends approval of Conditional Use Permit No. 86-56 based on the findings and conditions of approval. THE PUBLIC HEARING WAS OPENED William Phillips, applicant, spoke in support of the proposed request. There were no other persons present to speak for or against the proposed request and the public hearing was closed. Commissioner Higgins stated that he would be voting on this request. He is employed by Chevron Land Company (which has an interest in the property where the use is being proposed). He was advised by the City Attorney's Office that there would not be a conflict of interest on this item. PC Minutes - 12/2/86 -19- (6829d) A MOTION WAS MADE BY PIERCE, SECOND BY HIGGINS, TO APPROVE CONDITIONAL USE PERMIT NO. 86-56, WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: i AYES: Rowe, Schumacher, Livengood, Higgins, Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL: 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; the lumber storage yard is compatible with existing business in the area which are industrial. b. Property and improvements in the vicinity of the lumber storage yard. 2. The granting of the conditional use permit will not adversely affect the General Plan of the City of Huntington Beach which is general industrial. 3. The proposal is consistent with the City's General Plan of Land Use which permits industrial uses -of this type. CONDITIONS OF APPROVAL 1. The site plan dated November 14, 1986, shall be the approved layout. a. Wood slats shall be provided in a 9 foot high chain link fence. 2. Stacked lumber shall not exceed 16 feet in height pursuant to Section 9530.15 of the Ordinance Code and shall comply with Article 30 of the Huntington Beach Fire Code. 3. Approval of Conditional Use Permit No. 86-56 shall be for a maximum period of two (2) years. 4. The development shall comply with all applicable provisions of. the Ordinance Code, Building Division, and Fire Department. 5. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department and installed to Public Works standards. PC Minutes - 12/2/86 -20- (6829d) 6. 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. 7. The Planning Commission reserves the right to revoke this conditional use permit if any violation of these conditions of the Huntington Beach Ordinance Code occurs. 8. Location of minimum 24 foot wide gates to be approved by the Departments of Public Works and Fire Department. 9. Drainage to be approved by the Department of Public Works. 10. Hard surfaced drive areas shall be all weather surface subject to the review and approval of the Fire Department and Public Works. 11. On -site fire extinguishers shall be provided subject to Fire Department requirements. D. ITEMS NOT FOR PUBLIC HEARING: D-1 SITE PLAN REVIEW NO. 86-10 APPLICANT: DONLEY-BENNETT ASSOCIATES Site Plan Review No. 86-10 is a request to permit dual access from 2415 Florida Street and a public alley in the rear for the proposed construction of two (2) additional apartment units to an existing single family dwelling. ENVIRONMENTAL STATUS: The proposed project is exempt Class 1 Section 15301 from the provisions of the California Environmental Quality Act. STAFF RECOMMENDATION: Staff recommends approval of Site Plan Review No. 86-10 based on the findings and conditions of approval. A MOTION WAS MADE BY SCHUMACHER, SECOND BY_PIERCE, TO APPROVE SITE PLAN REVIEW NO. 86-10, WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Rowe, Schumacher, Livengood, Higgins, Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: None MOTION PASSED PC Minutes - 12/2/86 -21- (6829d) FINDINGS FOR APPROVAL - SITE PLAN REVIEW N0. 86-3: 1. The proposed dual access will not have a detrimental effect upon the general health, welfare, safety and convenience of persons residing or working in the neighborhood. 2. The proposed dual access will not adversely affect the General Plan. 3. Access to and parking for the proposed dual access and construction of the two (2) additional apartment units will not create any undue traffic problems. CONDITIONS OF APPROVAL - SITE PLAN REVIEW NO. 86-10: 1. The site plan, floor plan,,and elevations dated November 21, 1986, shall be modified as follows: a. Eliminate direct access to den in Unit B. b. Relocate trash area into side yard. c. Revise alley width from 7 feet to 10 feet. 2. The project shall comply with all other applicable provisions of the Huntington Beach Ordinance Code and Building Division. 3. Remove and replace deteriorated, damaged or non-standard public works improvements on Florida Street subject to the Department of Public Works standards. 4. Provide street light, if required. 5. Provide grading plan and soils report. 6. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 7. Low -volume heads shall be used on all spigots and water faucets. 8. 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. 9. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 10. 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 tri-plex will be maintained as three (3) dwelling units. PC Minutes - 12/2/86 -22- (6829d) D-2 MODIFICATION TO ORIGINAL APPROVED PLANS - PLAN CHECK NO. 13557 APPLICANT: GARY SPANGLER In April 1985, the Planning Commission adopted a building moratorium for all single family residential construction in the Townlot AND Oldtown Area in response to concerns regarding bootleg units and directed staff to rewrite the development standards for these zones. The applicant is now requesting a modification to Conditions #3 of Plan Check No. 13557 to enable him to add an exterior stairway to the single family residence located at 526 8th. Street. The stairway will afford better access to the unit from the rear. It should be"noted that the stairs are under partial construction and a door has been added to the second floor exterior wall off the connecting corridor between the main unit and the room above the garage without benefit of building permits. ENVIRONMENTAL STATUS: The proposed project is exempt Class 1 Section 15301, Existing Facilities of the provisions of the California Environmental Quality Act. STAFF RECOMMENDATION: Staff recommends denial to the modification of Plan Check No. 13557. A MOTION WAS MADE BY SCHUMACHER, SECOND BY ROWE, TO DENY THE MODIFICATION TO PLAN CHECK NO. 13557, BY THE FOLLOWING VOTE: AYES: Rowe, Schumacher, Livengood, Higgins, Mirjahangir NOES: Pierce ABSENT: Porter ABSTAIN: None MOTION PASSED E. DISCUSSION ITEMS: None F. PENDING ITEMS LIST: A follow-up was requested on the signage at the auto leasing and sales office at 11511 Beach Boulevard (Robert Terry - Use Permit No. 86-82) An update on the landscaping requirements at the Auto Service Center at Warner and Bolsa Chica was requested. PC Minutes - 12/2/86 -23- (6829d) G. PLANNING COMMISSION ITEMS: None H. DEVELOPMENT SERVICES ITEMS: The Ascon Landfill status was presented as requested by the Commission. I. ADJOURNMENT: A MOTION WAS MADE BY LIVENGOOD, SECOND BY HIGGINS, AT 9:40 PM, TO ADJOURN TO THE NEXT REGULARLY SCHEDULED PLANNING COMMISSION MEETING OF DECEMBER 16, 1986, BY THE FOLLOWING VOTE: AYES: Rowe, Schumacher, Livengood, Higgins,'Pierce, Mirjahangir NOES: None ABSENT: Porter ABSTAIN: None. MOTION PASSED APPROVED: Tom LiVdryfo d, C airman PC Minutes - 12/2/86 -24- (6829d)