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HomeMy WebLinkAbout1987-04-08MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, APRIL 8, 1987 - 1:30 P.M. BOARD MEMBERS PRESENT: Evans, Pierce, Poe, Smith, Strange STAFF MEMBERS PRESENT: Phillips, Folger MINUTES: UPON MOTION BY SMITH AND SECOND BY POE, MINUTES OF THE REGULAR MEETING OF APRIL 1, 1987, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Evans, Poe, Smith NOES: None ABSENT: None ABSTAIN: Pierce, Strange REGULAR AGENDA ITEMS: Acting Chairman Les Evans stated he had received a request from Art Folger of the City Attorney's Office to hear Coastal Development Permit No. 87-8 out of the order advertised on the Agenda. The Board consented to honor the request. COASTAL DEVELOPMENT PERMIT NO. 87-8 Applicant: E. Van Vlahakis A request to permit a six foot (6') high block wall. Subject property is located at 16727 Bolero Lane (West side of Bolero Lane approximately five hundred feet (5001) South of intersection with Baruna Lane). This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1986. The Staff member, Laura Phillips, stated the request was in conjunction with Conditional Exception No. 87-10 which was Denied by the Board on February 18, 1987. Staff explained the applicant had appealed the Denial to the Planning Commission and it was later determined that a Coastal Development Permit was needed. Therefore, Staff continued, this Coastal Development Permit request was filed, and Staff recommended it be referred directly to the Planning Commission to be heard in conjunction with the appeal. Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 2 Daryl Smith said he realized Staff probably was not prepared, since she was recommending referral, to present the background information on this project. He said'he recalled that this request for construction of the six foot (6') block wall had been before the Board of Zoning Adjustments back in 1984 and was referred to the Planning Commission at that time. Mr. Smith continued that the applicant had been out of the country at the time the pool and wall were built and his contractor had obtained the permits., According to previous reports, Mr. Smith -added, the contractor'had built the pool and/or wall in the wrong location. Mr. Smith said the Board might wish to hear what Art Folger, the City Attorney's representative, had to say with regard to this item. Art Folger said he would recommend the Board of Zoning Adjustments consider granting the permit since he could no longer enforce action on this violation. Mr. Folger added the contractor had discovered the wall was in the wrong location but did not change it because the property owner could not be contacted. Mr. Folger continued the applicant would have the case transferred to Civil�Court and the Court would wonder why the City was taking this senseless action when it cannot be enforced. Mr. Folger added the wall cannot be. moved back the three feet (31) because it would then be in violation of the Fence Ordinance since the wall would be'against,-the pool. Les Evans opened the Public Hearing and the applicant, E. Van Vlahakis, was present. Mr. Vlahakis stated he had the permit which was signed by the contractor and a letter giving approval for it. Mr. Smith asked if the contractor, Martin Harvey, had been acting in the applicant's behalf and Mr. Vlahakis replied in the affirmative. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. Daryl Smith stated it appeared the Board had two choices - to refer the request to the Planning Commission to be heard in conjunction with Conditional Exception No. 87-10 or continue it to the next meeting for further research by Staff. Mr. Smith added, however, he had a feeling Staff would probably come back to the Board with another recommendation for referral. UPON MOTION BY SMITH AND SECOND BY STRANGE, COASTAL DEVELOPMENT PERMIT NO. 87-8 WAS REFERRED TO THE PLANNING COMMISSION TO BE REVIEWED IN CONJUNCTION WITH CONDITIONAL EXCEPTION NO. 87-10, BY THE FOLLOWING VOTE: AYES: Evans, Pierce, Poe, Smith, Strange NOES: None ABSENT: None -2- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 3 COASTAL DEVELOPMENT PERMIT NO. 87-7 ADMINISTRATIVE REVIEW NO. 87-13 Applicant: Kar Kare Parking System A request to permit a seasonal parking lot (Memorial Day, July 4th, OP Surf, and Labor Day Weekends Only). Subject property is located on the North side of Orange Avenue between Fifth Street and Sixth Street. This request is covered by Categorical Exemption, Class 4, California Environmental Quality Act, 1986. Staff reported this was a request for a seasonal parking lot which would accommodate approximately two hundred eighty (280) cars on the old Civic Center site and would be for four (4) weekends only. The Police Department was contacted and they have no concerns at this time. Staff recommended approval of the request with conditions similar to those required for approval last year. Daryl Smith said he would like to have the trash containers relocated to the northern end of the site this year. Mr. Smith said several complaints had been received in previous year's and asked if Staff had received any comments from adjacent property owners. Ms. Phillips said she had received no comments from neighbors and reminded the Board additional conditions had been placed last year to alleviate some of the problems. The Public Hearing was opened and Ed Bonanni was present to represent the applicant. Mr. Bonanni said he had a problem with the condition stating the site should be oiled and surfaced. He said such a requirement would make operation of the lot prohibitive. Staff pointed out the condition called for meeting requirements of the Fire and Public Works Departments. Daryl Smith said Public Works would not require oiling the lot but would require the applicant to provide dust control when necessary. The applicant's representative agreed to this stipulation. There was no one else present wishing to speak for or against the request so the Public Hearing was closed. UPON MOTION BY SMITH AND SECOND BY STRANGE, COASTAL DEVELOPMENT PERMIT NO. 87-7 AND ADMINISTRATIVE REVIEW NO. 87-13 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO, 87-7: 1. The proposed temporary seasonal parking lot conforms with the plans, policies, requirements and standards of the Coastal Element of the General Plan. -3- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 4 2. The Coastal Development Permit is consistent with the CZ suffix zoning requirements, the Downtown Specific Plan Zoning District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. 3. At the time of operation, the proposed temporary seasonal parking lot can be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. 4. The proposed temporary seasonal parking lot conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. The lot will provide for better access to the beach. SPECIAL CONDITIONS OF APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 87-7: 1. The conceptual site plan received and dated March 13, 1987, shall be the approved layout. 2. All Conditions of Approval of Administrative Review No. 87-13 shall be applicable. CONDITIONS OF APPROVAL - ADMINISTRATIVE REVIEW NO. 87-13: 1. The site plan, floor plans, and elevations received and dated March 13, 1987, shall be the approved layout. 2. An opening shall be provided to accommodate vehicle access during business hours. A means of closing and locking of.the access opening after business hours shall be provided. 3. Lots shall be surfaced to meet specifications of the Public Works, Fire, and Development Services Departments for support of vehicles and to provide dust control. 4. All aisle dimensions, bay depths, driveway widths, circulation and turning radii shall comply with Article 960 and Fire Department requirements. 5. All striping shall be accomplished and approved prior to the opening of the lot. 6. The site shall be maintained in a clean condition free from trash and debris. Provide trash bins on the North end of the site for clean-up of site every business day. 7. Lots shall be secured to prevent overnight parking between the closing hour of one business day and the opening hour of the following business day. 8. An attendant shall be on duty at all times during business hours. -4- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 5 9. Directional and informational signs shall be displayed on -site to provide identification of entry into the parking lot and charges for parking and hours of operation. Such signs shall be located at the entrance in a copy size visible to motorists entering the parking lot. On -site signs shall not exceed twelve (12) Square Feet and shall not be more than eight feet (81) high nor less than six feet (6') high. Said signs shall be removed from the site each season no later than the third weekend of September. 10. An approved fire extinguisher shall be provided on the premises during business hours. 11. A Certificate of Insurance and a Hold Harmless Agreement, in an amount deemed necessary by the Administrative Services Department, shall be filed with them at least five (5) days prior to opening the parking lot. 12. Provide security guard for policing the parking lot after closing of the lot. 13. An inspection shall be made by Land Use and the Public Works Department to insure that the above -imposed conditions have been met prior to opening of business. 14. No signs, swags, cables, post -signs, etc., shall be allowed in the public right-of-way. 15. Dust control shall be provided subject to Public Works requirements. INFORMATION ON SPECIFIC CODE REQUIREMENTS - ADMINISTRATIVE REVIEW NO. 87-13• 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. 87-13 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: EVANS, Pierce, Poe, Smith, Strange NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 87-20 Applicant: William M. Schulenburg A request to permit one (1) on -street parking space to be counted toward the required number of off-street parking spaces. Subject 0 -5- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 6 property is located at 16722 Algonquin Street (Northeast corner of Algonquin Street and Pearce Avenue). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff reported the applicant currently has four (4) apartment units on this parcel - one three -bedroom unit, two two -bedroom units, and one one -bedroom unit. The applicant is required to supply eight (8) parking spaces but only has seven (7) spaces on -site. The applicant wishes to convert a bonus room into a second bedroom or den for the one -bedroom unit and he is requesting that an on -street space be counted towards his total of eight. Staff can find no -land -related hardship to warrant this variance since the lot is of standard size. The Public Hearing was opened and the applicant's representative, Lori Schulenburg, was present. Ms. Schulenburg said she did not agree with Staff's findings and recommendations because the bonus room, as it stands now, is useless - just used as a storage room because there are no closets or anything in the room. She added they would like to convert it into a bedroom so it would be a more easily rented apartment since the bonus room was much larger than the present bedroom. Mike Strange asked if the sliding glass door would be eliminated and Ms. Schulenburg said there was an outside door leading into the bonus room which they planned to eliminate. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. Daryl Smith and Les Evans asked for further clarification by Staff of the required parking spaces for the present units and the proposed units. Mr. Evans added there apparently was no land -related hardship and allowing on -street parking would create problems. UPON MOTION BY EVANS AND SECOND BY POE, CONDITIONAL EXCEPTION NO. 87-20 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. -6- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 7 2. Granting of Conditional Exception No. 87-20 would constitute a special privilege inconsistent with limitations upon properties in the vicinity. 3. The subject property was legally subdivided and developed in a manner consistent with applicable zoning laws. 4. Exceptional circumstances do not apply that deprive the subject property of privileges enjoyed by other properties in the same zone classifications. AYES: Evans, Pierce, Poe, Strange NOES: Smith ABSENT: None USE PERMIT NO. 87-16 Applicant: Robert Pruden/Huntington Beach Sports A request to permit a temporary outdoor sale for a total of three (3) days (April 10, 11 and 12, 1987) in a shopping center parking lot. Subject property is located at 7151 Warner Avenue (North side of Warner Avenue approximately two hundred fifty feet (250') East of Golden West Street). This request is covered by Categorical Exemption, Class 4, California Environmental Quality Act, 1986. Staff explained this request was for an outdoor sale which would include sales tables in the parking area and a twenty-five foot (25') high balloon. This would be the same type of operation which has been approved in past years. The applicant would be required to maintain clear fire lanes and sidewalks. Staff recommended approval with conditions. Daryl Smith asked for assurance from the applicant that the balloon would be filled with air and not gas. Woody Tollefson said the balloon was supplied by a company that just used air for filling the balloons. Tom Poe added the balloon was already at the location. UPON MOTION BY STRANGE AND SECOND BY EVANS, USE PERMIT NO. 87-16 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; -7- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 8 b. Property and improvements in the vicinity of such use or building. 2. The granting of Use Permit No. 87-16 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 conceptual site plan received and dated March 25, 1987, shall be the approved layout. 2. Applicant shall provide for clean-up of the site after closing of the event. 3. Sidewalks shall be maintained at four foot (4') clear width. 4. 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. 5. The applicant shall obtain clearance from the Public Liability Claims Coordinator, Administrative Services Department, and/or shall provide a Certificate of Insurance and Hold Harmless Agreement to be executed at least three (3) days prior to the event. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The use shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. A Certificate to Operate shall be issued by the Department of Development Services as required by Section 9730.80 of the Huntington Beach Ordinance Code. AYES: Evans, Pierce, Poe, Smith, Strange NOES: None ABSENT: None USE PERMIT NO. 87-13 Applicant: Sher Five Points A request to permit a sixteen hundred (1,600) Square Foot addition to a commercial building with nonconforming setbacks. Subject property is located at 18501 Main Street (Southwest corner of Main Street and Ellis Avenue) - Five Points Shopping Center. 1 -8- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 9 This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. According to Staff, this was a request for an addition of warehouse space to an existing building. The present Code requires fifty -foot (50') setbacks but this building would remain at the existing twenty-seven foot (27') setback. There is adequate parking for the expansion but Staff is recommending a revised landscaping and parking layout. Public Works is asking that this revised layout eliminate the southernmost driveway on Ellis Avenue, and Fire has agreed to this elimination since this remodeled building will have automatic sprinklers installed. Les Evans asked if the applicant had seen the suggested layout and Staff replied the applicant's representatives had seen it just prior to the meeting. Mr. Evans inquired how many additional parking spaces would be required and Staff replied the addition would require two (2) more spaces. Michael Strange asked if the public would have access to the additional space and Staff said the plans indicated it was for warehouse space. Susan Pierce introduced the question of whether the Board could grant joint use of parking since that was ordinarily the prerogative of the Planning Commission. Staff explained the joint use already existed for the entire center. This was followed by a general discussion on the parking layout. The Public Hearing was opened and the applicant's representative, Al Strand, was present and explained the warehouse layout and areas where the public would be allowed. He verified Staff's statements concerning the existing joint use parking plan. He further added that Ms. Phillips had tried to reach him at their office in Washington but he was already in Huntington Beach; therefore he had not thoroughly reviewed the plans. Mr. Strand said Pier I Imports were considering leasing the building and had stipulated "easy truck access" to the location for loading and unloading merchandise. Elimination of this driveway would create real problems for them and he would prefer leaving it intact. There was a lengthy discussion regarding the driveway, truck maneuverability, and elimination of three (3) parking spaces in the vicinity of the building; and Daryl Smith clarified it would be considered the "easternmost" driveway and not "southernmost" as called out by Staff. Tom Poe stipulated that sprinklers would be required in the older portion, as well as the newer portion, of the building. -9- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 10 There was no one else present wishing to speak for or against the project so the Public Hearing was closed. Daryl Smith expressed extensive concern over the dangerous situation which presently exists at this intersection because of the existence of the "easternmost" driveway entrance on Ellis Avenue. He stressed the importance of closure of this driveway as a safety factor for pedestrian and street traffic. UPON MOTION BY SMITH AND SECOND BY STRANGE, USE PERMIT NO. 87-13 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. 87-13 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 floor plans and elevations received and dated March 18, 1987, shall be the approved layout. 2. The site plan dated March 18, 1987, shall be revised to depict the modifications described herein: a. Delete easternmost driveway on Ellis Avenue (closest to the intersection). b. Delete "employee" parking to provide minimum required drive aisle widths. 3. Three (3) parking spaces in Southeast corner of the site may be permitted provided they meet the requirements of the Fire Department and Development Services Department. 4. Prior to issuance of building permits, the applicant shall submit the following plans: -10- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 11 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. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 6. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 7. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 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. Proposed structures shall be architecturally compatible with existing structures. 10. Natural gas shall be stubbed in at the locations of water heaters and central heating units. 11. Low -volume heads shall be used on all spigots and water faucets. 12. All applicable Public Works fees shall be paid prior to issuance of building permits. 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 applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. The Board of Zoning Adjustments reserves the right to revoke Use Permit No. 87-13 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Evans, Pierce, Poe, Smith, Strange NOES: None ABSENT: None -11- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 12 SITE PLAN AMENDMENT NO. 87-6 Applicant: Sher Five Points A request to permit installation of windscreens on a patio and to use patio for outdoor eating. Subject property is located at 18685-G Main Street (Southwest corner of Main Street and Ellis Avenue) - Five Points Shopping Center. This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1986. Staff explained this was a request to add glass windscreens below the grill work so the patio could be used for outdoor eating. The patio, however, would not be enclosed and would still allow access to stores. The applicant is proposing to put in wheel stops to prevent cars from backing into the windscreens; however, the stops would be in the way of the fire lanes and Staff does not recommend approval of them. Staff recommended approval of the basic request with conditions. Al Strand was present to represent the applicant, Sher Five Points, and stated they would be willing to work with the Fire Department to provide an alternative type of barricade in lieu of the wheel stops. UPON MOTION BY POE AND SECOND BY PIERCE, SITE PLAN AMENDMENT NO. 87-6 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 Site Plan Amendment No. 87-6 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 March 18, 1987, shall be the approved layout. -12- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 13 2. No roof structure shall be permitted over the patio. 3. A six foot (6') wide clear sidewalk passageway shall be maintained. 4. Wheel stops shall not be placed in the required fire lanes. 5. Applicant may provide a means to protect the windscreens from vehicle damage, provided such method is approved by the Fire Department. 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. 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. Landscaping shall comply with Article 960 of the Huntington Beach Ordinance Code. 3. The Board of Zoning Adjustments reserves the right to revoke Site Plan Amendment No. 87-6 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Evans, Pierce, Poe, Smith, Strange NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 87-8 NEGATIVE DECLARATION NO. 87-6 Applicant• McDonnell Douglas Astronautics Company A request to permit building additions to several buildings within the McDonnell Douglas complex for a total of eighty-eight thousand, five hundred fifty (88,550) Square Feet. Subject property is located at 5301 Bolsa Avenue (Northeast corner of Bolsa Avenue and Bolsa Chica Street). This request is covered by Negative Declaration No. 87-6. Ms. Phillips stated this request was for additions to the master site plan for McDonnell Douglas and calls out expansions for 1987. These extensive additions would necessitate a Negative Declaration -13- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 14 which is a part of the request. Staff would recommend approval of the request with conditions. Daryl Smith asked why the project was subject to approval by the Regional Water Control Board. Ms. Phillips explained it was standard procedure with building construction of major proportions such as this. Tom Poe mentioned that automatic sprinklers would be required in all buildings over 5,000 Square Feet in size and some of the other buildings would have to be brought into conformance with current Code standards. The applicant's representative, Joe Valinsky, was present and expressed concern over the Regional Water Control Board requirement. Les Evans stated the City would check the grading plans and stipulate any alterations necessary. Mr. Evans added he did not feel it was necessary for the Water Board to become involved because of the processing time required. Susan Pierce inquired as to the proposed height of the buildings and Tom Poe said thirty feet (301) appeared to be the highest point. Ms. Pierce also pointed out to the applicant's representative the project would have to receive clearance from the Air Quality Management District. UPON MOTION BY SMITH AND SECOND BY EVANS, ADMINISTRATIVE REVIEW NO. 87-8 AND NEGATIVE DECLARATION NO. 87-6 WERE 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 24, 1987, shall be the approved layout. 2. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations for any building over 5,000 Square Feet in area. 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. 4. Proposed structures shall be architecturally compatible with existing structures. 5. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. -14- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 15 6. Natural gas shall be stubbed in at the locations of water heaters and central heating units. 7. Low -volume heads shall be used on all spigots and water faucets. 8. 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. 9. A grading plan shall be submitted, to be accompanied by an erosion control plan, when determined to be necessary by the Director of Public Works. 10. All hazardous materials, including waste, must be properly handled and stored in accordance with the Uniform Fire Code. Waste oil is considered a hazardous waste. 11. The use must comply with Chapter 1758 of the City of Huntington Beach's Municipal Code, which requires any business that handles or stores hazardous materials, including waste, to inventory the hazardous materials on -site and prepare a "Business Emergency Plan" in case of an accidental release of toxic materials. 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 applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 4. Development shall meet all local and State regulations regarding installation and operation of all underground storage tanks. 5. The Board of Zoning Adjustments reserves the right to revoke Administrative Review No. 87-8 if any violation of these' conditions of the Huntington Beach Ordinance Code occurs. AYES: Evans, Pierce, Poe, Smith, Strange NOES: None ABSENT: None -15- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 16 TENTATIVE PARCEL MAP NO. 87-185 Applicant: James E. Tucker A request to consolidate two (2) lots into one (1) lot. Subject property is located on the West side of Palmdale Street between Warner Avenue and Cain Avenue. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff reminded the Board this was the site of the recently approved Mr. B's Lawnmower shop. The applicant is consolidating the two (2) lots into one (1) parcel. Staff recommended approval of the request with a final map since improvements were not yet completed. The applicant, James E. Tucker, inquired about the condition requiring Palmdale Street to be brought up to City standards. Les Evans explained the dedication might have already been made but the street improvements would still have to be installed in line with other,properties on the street. Mr. Evans further stated that, after the street improvements were completed and other conditions met, the applicant could come back to the Board and request the waiver to avoid the final map procedure. Mr. Tucker agreed to the conditions as presented by Staff. Susan Pierce asked about the piece of property which appeared to have been severed off Lot Nos. 12 and 13. Brian Stocking said he had worked for Mr. Tucker in preparation of the map and attempted to explain the problem. Mr. Tucker added that at some point in the past this strip had become part of Lot Nos. 4, 5, 6, 7 and 8 and now belonged to the Church. Les Evans stated he would have Public Works check it more thoroughly before waiver of the final map. According to Mr. Tucker's statement, his title says the property does not belong to him. UPON MOTION BY SMITH AND SECOND BY EVANS, TENTATIVE PARCEL MAP NO. 87-185 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 commercial 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. -16- 4/8/87 - BZA Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 17 3. The property was previously studied for this intensity of land use at the time the land use designation for community business district allowing commercial buildings was placed on the subject property. 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 March 26, 1987, shall be the approved layout (with the amendments as noted thereon). 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. 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). 4. 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). 5. All utilities shall be installed underground at the time said parcel(s) is/are developed. 6. Compliance with all applicable City Ordinances. 7. The property shall participate in the local drainage assessment district at the time said parcel(s) is/are developed. (Contact the Department of Public Works for additional information). 8. A copy of the recorded parcel map shall be filed with the Department of Development Services. 9. All vehicular access rights along Palmdale Street shall be dedicated to the City of Huntington Beach except at locations approved by the Board of Zoning Adjustments. AYES: Evans, Pierce, Poe, Smith, Strange NOES: None ABSENT: None -17- 4/8/87 - BZA r Minutes, H. B. Board of Zoning Adjustments April 8, 1987 Page 18 There was no further business to be presented to the Board for their review. UPON MOTION BY SMITH AND SECOND BY POE, THE REGULAR MEETING WAS ADJOURNED TO A STUDY SESSION ON MONDAY, APRIL 13, 1987, AT 10:00 A.M., BY THE FOLLOWING VOTE: AYES:; Evans, Pierce, Poe, Smith, Strange NOES: None ABSENT: None 4 Glen K. Godfrey, Secretary Y" Board of Zoning Adjustments jh (7834d) 1 st:]a 4/8/87 - BZA