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HomeMy WebLinkAbout1987-03-11MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California BOARD MEMBERS PRESENT: Crosby, Godfrey, Krejci, Poe, Smith STAFF MEMBERS PRESENT: Phillips MINUTES: UPON MOTION BY POE AND SECOND BY GODFREY, MINUTES OF THE REGULAR MEETING OF FEBRUARY 25, 1987, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Godfrey, Poe, Smith NOES: None ABSENT: None ABSTAIN: Crosby, Krejci UPON MOTION BY POE AND SECOND BY SMITH, MINUTES OF THE REGULAR MEETING OF MARCH 4, 1987, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Crosby, Krejci, Poe, Smith NOES: None ABSENT: None ABSTAIN: Godfrey CONDITIONAL EXCEPTION NO. 87-17 Applicant: Douglas C. and Renee L. Harmon A request to permit.a proposed addition to a single family home to encroach four feet (4') into required ten foot (10') rear yard setback, and to permit front yard area to count toward open space requirement without construction of separation wall. Subject property is located at 17781 Altamirano Lane (West side of Altamirano Lane at intersection with Cortijo Drive). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. The Staff member, Laura Phillips, reported this was a request to add a seventeen foot by seventeen foot (17' x 17') family room to an existing structure, which addition will extend four feet (4') into the rear yard setback. This parcel is a corner lot which lies Minutes, H. B. Board of Zoning Adjustments March 11, 1987. Page 2 between Altamirano Lane and Edwards Street and the applicant is requesting that his front yard open space be considered in meeting the open space requirements. The applicant is also asking relief from the separation wall requirement. Staff feels the location of the lot creates a hardship and the two corner radius dedications have limited the usable area; therefore, Staff recommends approval of the variance. Glen Godfrey said he had concerns regarding the noise from Edwards Street and suggested a noise attenuation insulation be provided in the addition. Mr. Godfrey asked Staff if the location of the structure was in the flood plain area. Staff replied it was but would not constitute a substantial improvement. Dennis Krejci said it was his impression the Code required insulation for residential homes next to an arterial highway but Mr. Godfrey said that referred to multiple units. The Public Hearing was opened by Chairman Dennis Krejci and the applicants, Dennis C. and Renee L. Harmon, were present. Mr. Harmon said they wished to extend their family room and the additional four feet (41) was needed to make it a more usable space. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. Daryl Smith also expressed concern regarding the noise generated by the arterial street traffic and the Board discussed alternatives to eliminating the problem such as additional insulation in walls and double pane windows. Mr. Smith added that it would still be a problem for future owners in the event of sale of the house and said it should be corrected now. Mr. Smith instigated a discussion regarding the separation wall and said it would not be aesthetically pleasing to require it around the front of the house. He further asked that this be made part of the Findings for Approval. Glen Godfrey suggested that the addition be architecturally compatible with the existing residence and Mr. Harmon said that was their intent. UPON MOTION BY SMITH AND SECOND BY CROSBY, CONDITIONAL EXCEPTION NO. 87-17 WAS APPROVED WITH THE FOLLOWING AMENDED FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. Because of special circumstances applicable to the subject property, including three (3) street frontages and an irregular lot shape, 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. J [1 -2- 3/11/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 11, 1987 Page 3 2. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 3. The granting of Conditional Exception No. 87-17 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 4. The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. 5. Minimum open space area and dimensions required by Code will be maintained. 6. The separation wall typically required would be aesthetically unpleasant and would detract from the substantial open space in the front of the house. 1. The site plan, floor plans, and elevations received and dated February 23, 1987, shall be the approved layout. 2. 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. 3. Proposed structures shall be architecturally compatible with existing structures. 4. 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. 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. NOTE: Noise impacts are of concern to the Board due to proximity of the proposed addition to Edwards Street. The applicant should consider noise attenuation measures in the design and construction of the building. AYES: Crosby, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None -3- 3/11/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 11, 1987 Page 4 Daryl Smith asked that the Minutes reflect the -applicant was made aware of the Board's substantial degree of concern -for the sound problem and had suggested noise attenuation measures in the design and construction of the building. USE PERMIT,NO. 87-8 Applicant: Larry N. Woody A request to construct a three (3) unit apartment.complex abutting an arterial highway (Heil Avenue). Subject property is located at 7822 Alhambra Avenue (South -side of Alhambra Avenue approximately eight hundred feet (8001) West of Beach Boulevard). This request is covered by Categorical Exemption,-Class.3, California Environmental Quality,Act,.1986.. Staff reported the applicant -wished to construct a three (3) unit apartment building in an R-2 Zone. A zone change was processed along Alhambra Street in 1956; and using a density of fifteen (15) units per gross_acre, these units would be allowed. The twelve foot (12') driveway would also be permitted and the three (3) carports - must be changed to garages. Staff recommended approval with conditions. Daryl Smith said the Heil Avenue area has been a substantial problem for the City and property owners because of the width. He discussed the problems inherent to a "walled city", especially in older portions of this City, because of the diversity of styles being used. He further asked that conformity with adjacent walls be a stipulation of the conditions. Bruce Crosby reiterated Staff's comments regarding street improvements -and said he was not sure just what the Director of Public Works was requiring in this particular situation regarding the twenty-five foot (25') dedication or cash bond for improvements. The Public Hearing was opened and the applicant, Larry Woody, was present. Mr. Woody stated there were three (3) different types of walls in the area surrounding his property and asked which he would be required to match. There was a lengthy discussion between Mr. Woody and the Board members relative to the wall type, street improvements, and the general condition of the area. Mr. Woody mentioned the lot was of minimal size and difficult to develop. There was a further discussion initiated by Dennis Krejci relative to relocation of the water heaters because of proximity -to the stairway. It was determined this problem could be corrected during the plan check process. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. -4- 3/11/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 11, 1987 Page 5 UPON MOTION BY SMITH AND SECOND BY KREJCI, USE PERMIT NO. 87-8 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: 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; b. Property and improvements in the vicinity of such use or building. 2. The granting of Use Permit No. 87-8 will not adversely affect the General Plan of the City of Huntington Beach. 3. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated February 18, 1987, shall be the approved layout, with the following modifications: a. A minimum of three (3) enclosed garages shall be provided in lieu of carports. b. Second floor bay window (Unit No. 2, Bedroom No. 2) shall be a window seat type - no floor area. 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. Prior to issuance of building permits, the applicant shall submit proof of legal lot creation or submit a Tentative Parcel Map. -5- 3/11/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 11, 1987 Page 6 4. Prior to -final inspection, a solid masonry wall shall be constructed along the"rear property line abutting Heil Avenue. The colors and materials shall be determined by the Department of Development Services within thirty (30) days of this approval date. If said colors and materials are not established within thirty (30)-days, a solid fence or masonry wall shall be constructed incompliance with Code requirements. 5. Installation of required landscaping and irrig-ation-systems shall be completed prior to final inspection. 6. 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. Natural-gas shall be stubbed in -at the locations of cooking facilities, water.heaters, and central heating units. 8. Low -volume heads shall be used on all spigots and water faucets. 9. If lighting is included in the 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. 10. All applicable -Public -Works fees -shall be paid prior to issuance of building permits. 11. Prior to issuance -of building permits, a twenty-five foot (25') dedication shall be required for Heil Avenue. 12. Prior to final inspection, street improvements shall be. installed on Alhambra-Avenue-per-Public.Works standards and specifications, including street lights as necessary. 13. Prior to -issuance of_building=permits, a grading plan and soils report shall be submitted to and approved by the Department of Public Works. 14. Prior to issuance of building permits, a cash deposit shall be required for -improvements -on Heil Avenue, Q_r improvements shall be installed. Specific requirements regarding improvements to Heil,Avenue'shall-be-determined-by-the.Department of -Public Works. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1*: The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. -6- 3/11/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 11, 1987 Page 7 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. Landscaping shall comply with Article 912 of the Huntington Beach Ordinance Code. 4. The Board of Zoning Adjustments reserves the right to revoke Use Permit No. 87-8 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Crosby, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None Mr. Godfrey informed the applicant that the structure would have to comply with Federal flood standards. The applicant responded he was aware of this requirement. ADMINISTRATIVE REVIEW NO. 87-7 Applicant: Daryl Malmberg Associates A request to permit addition of twenty-five hundred (2,500) Square Feet to an existing twenty-four thousand, eight hundred ninety-six (24,896) Square Foot building for office and warehouse use. Subject property is located at 5702 Bolsa Avenue (Southwest corner of Bolsa Avenue and Dan Lane). This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1986. According to Staff, this was a request to add a mezzanine area to an existing industrial building. The building was approved in 1986 in conjunction with two other buildings and was subject to reciprocal driveway and parking easements. Using the reciprocal parking arrangement for parking calculations, there will be forty (40) surplus spaces on the site. Staff recommended approval of the request with conditions. Tom Poe stated the Fire Department would require that automatic sprinklers be added above and below the mezzanine area. Dennis Krejci clarified with Staff this Administrative Review would only be for approval of the shaded area shown on the Site Plan and did not refer to future expansions. John Banks was present to represent the applicant and stated the request was just for the area discussed. He further added the applicant would comply with the sprinkler requirements. UPON MOTION BY CROSBY AND SECOND BY GODFREY, ADMINISTRATIVE REVIEW NO. 87-7 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: -7- 3/11/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 11, 1987 Page-8 SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated February 20, 1987, shall be the approved layout. 2. All applicable Conditions of Approval of Administrative Review No. 86-10 shall still apply. 3. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. - 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. The Board of Zoning Adjustments reserves the right to revoke Administrative Review No. 87-7 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Crosby, Godf-rey;• Krejci,_ -Poe, Smith NOES: None ABSENT: None ADMINISTRATIVE REVIEW -NO. 87-10 Applicant: James R. Burdell (Metro Designs) A request to permit a twelve hundred forty (1,240) Square Foot mezzanine addition to an existing seventy-two hundred (7,200) Square Foot industrial building for storage purposes. Subject property is located at 17852 Jamestown Lane (East side of Jamestown Lane approximately two hundred thirty-five feet (235') South of Woodwind Drive). This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1986. Ms. Phillips reported this request was for a mezzanine addition to an existing industrial building -to -be used for storage purposes. The original structure was approved in 1980 and the usage at that time required sixteen (16) parking spaces. This revised overall use will require fourteen (14)• spaces for warehouse, office, and storage area. Staff recommended approval with conditions based on that usage. -8- 3/11/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 11, 1987 Page 9 The applicant, James Burdell, was present but had no comments. Glen Godfrey asked the applicant if he understood the addition could be used for storage only and Mr. Burdell stated the area would not be currently utilized - that the owner wants to sell the building and this addition would increase the square footage. UPON MOTION BY SMITH AND SECOND BY POE, ADMINISTRATIVE REVIEW NO. 87-10 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated February 26, 1987, shall be the approved layout. 2. All applicable Conditions of Approval of Administrative Review No. 80-55 shall still apply. 3. 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. The Board of Zoning Adjustments reserves the right to revoke Administrative Review No.87-10 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Crosby, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None Daryl Smith said he had a miscellaneous item which he did not think would be applicable to the Brown Act. He added the Board had previously discussed the problem of numerous applications being referred to the Board which dealt with minimum open space requirements on property. Mr. Smith stated many families were choosing to remain in their residences and expand them rather than move; furthermore, in Huntington Beach, property had become so extremely expensive it was thusly eliminating young families with children. Also, with the expansion of the park system, less individual open space is actually needed for the residences. Mr. Smith said, after taking all of these foregoing circumstances into consideration, he would like to make a motion that the Board of Zoning Adjustments submit to the Planning Commission a request for -9- 3/11/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 11, 1987 Page 10 that Commission to study thi's situation relative to altering the Code. He further suggested possibly reducing the present twenty foot (20') minimum dimension to ten feet (101) or fifteen feet. Glen Godfrey said the Planning Department had already discussed recommending possible changes in the Code, and suggested submitting the request through the Planning Director, who is Secretary to the Planning Commission, rather than directly to the Planning Commission. Mr. Godfrey left the meeting at this point - 2:50 P.M. - to attend another meeting. Mr. Smith continued that he had a definite disagreement with some of the Code requirements regarding the minimum open space. He felt the rear yard requirements were too restrictive when the property owner had large front yards. Mr. Smith added he would like the Code change request submitted directly to the Planning Commissioners. Dennis Krejci said he concurred with Daryl Smith's concerns regarding the open space and felt it was a reasonable request that the Planning Commission restructure the Code in this manner. UPON MOTION BY SMITH AND SECOND BY POE, THE BOARD OF ZONING ADJUSTMENTS DIRECTED THAT A REQUEST BE'SUBMITTED TO THE PLANNING COMMISSION FOR RESTRUCTURING OF THE CODE RELATIVE TO MINIMUM OPEN SPACE REQUIREMENTS. MOTION PASSED BY THE FOLLOWING VOTE: AYES: Crosby, Krejci, Poe, Smith NOES: None ABSENT: Godfrey Glen K. Godfrey, Secretary Board of Zoning Adjustments GKG : j h (7589d) -10- 3/11/87 - BZA