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HomeMy WebLinkAbout1987-09-09MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, SEPTEMBER 9. 1987 - 1:30 P.M. ZONING ADMINISTRATOR PRESENT: James W. Palin STAFF MEMBERS PRESENT: Laura Phillips MINUTES: MINUTES OF THE REGULAR MEETING OF SEPTEMBER 2, 1987, WERE APPROVED BY THE ZONING ADMINISTRATOR, AS TRANSCRIBED. REGULAR AGENDA ITEMS: After a discussion between James W. Palin, Zoning Administrator, and Laura Phillips, Staff member, it was determined that Tentative Parcel Map No. 87-295 would be heard out of sequence because of the possibility of a continuance of the request. TENTATIVE PARCEL MAP NO. 87-295 Applicant: William D. Noordman A request to consolidate portions of two (2) parcels into one (1) parcel. Subject property is located at 413 Seventh Street (West side of Seventh Street approximately one hundred seventy-five feet (175') South of Pecan Avenue). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff reported the proposal is for consolidation of portions of two (2) parcels into one (1) parcel; however, in doing research on the request; it was determined that the adjacent properties should be incorporated to avoid creation of illegal lots on either side of the subject parcel. The applicant's representative, Louise Noordman, was present. The Zoning Administrator explained that the adjacent property owners would have to be contacted. Ms. Noordman requested a two (2) week continuance to establish such an agreement with the property owners Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 2 and asked whether the continuance would hold up issuance of the . building permits. Mr. Palin explained it would not do so but would, however, delay occupancy of the building until after all conditions of the parcel map were met. TENTATIVE PARCEL MAP NO. 87-295 WAS CONTINUED BY THE ZONING ADMINISTRATOR, AT THE REQUEST OF THE APPLICANT'S REPRESENTATIVE, TO THE MEETING OF SEPTEMBER 23, 1987. CONDITIONAL EXCEPTION NO. 87-64 (Cont. from 8/26/87) Applicant: Southridge Homes/Yorktown Associates A request to permit 1) a wood -type wall at zero foot (0') setback along the easterly or,southerly property line in lieu of a masonry wall, and 2) a thirteen foot, four inch (13'-4") minimum front yard setback in lieu of fifteen feet (15'). Subject property is located at 2418-2420 Huntington Street (Southeast corner of Yorktown Avenue and Huntington Street). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. The Zoning Administrator explained this item had been continued from the meeting of August 26th to be readvertised for a revised request. The original request had indicated a wall at zero feet (01) along the southerly property line. This was readvertised for the option of moving the garage structures to the easterly property line or remaining on the southerly side of the property. The applicant has submitted revisions. The parapet -type structure has been eliminated and a mansard -type design has been incorporated on both the North and South facades. The height of the wall would be nine feet (9') and the mansard slope would be seven feet, six inches (7'-6")• Mr. Palin noted that Robert Bazil, owner of the property to the South, was present and asked Staff if she had contacted the property owner to the East. Ms. Phillips replied the owner had been informed of the time and place of the meeting but had made no comments regarding the proposal. The Public Hearing had been left open from the previous meeting and it was reopened because of the new advertisement. Jerome M. Bame,-' Attorney, was present and stated he was appearing on behalf of the applicants. Mr. Bame said there was one additional item - the applicants were willing to change the wood -type wall to a stucco wall for better maintenance if it were allowed to remain on the southerly property line. Mr. Bame added the other concessions were being made so the necessary permits and exceptions could be granted. 1 (9105d) -2- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 3 Mr. Palin indicated that to revise the plan would show most parking spaces being closer to the units, and it appeared that two (2) car garages would now be individual garages. The property owner, "Duf" Sfreddo, stated that had always been the intent. Tony Ursino added the enclosed garages were intended for use by the townhouse occupants. There was a further discussion regarding the garage assignments, after which Mr. Bame indicated he had no further comments. Robert-Bazil, owner of the property to the South, quickly reviewed the revised plans and stated they appeared to be better than the previous ones. Mr. Bazil further added it was regrettable the Site Plan Amendment had been granted without being a public hearing process, but, with the situation being what it was now, he would be willing to go along with the structure along the South property line. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. Mr. Palin reiterated Mr. Bazil's concerns regarding the unfortunate set of circumstances which had created the present situation. He suggested to the applicants that, on future projects, they should have the assigned parking checked when the plans were filed. The Zoning Administrator said he would approve the project with amended conditions and enumerated the conditions. They have been incorporated into the Conditions of Approval for the project. CONDITIONAL EXCEPTION NO. 87-64 WAS APPROVED BY THE -ZONING ADMINISTRATOR WITH THE FOLLOWING AMENDED FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. The lot is unusually shaped due to the curve of Yorktown Avenue. 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. 87-64 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 4. The one and one-half foot (1-1/29) maximum setback encroachment will result in a floor area encroachment not to exceed five (5) Square Feet. (9105d) -3- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 4 5. The radius curve on Yorktown Avenue makes it difficult to precisely locate the fifteen foot (151) setback on Yorktown Avenue until total and complete street improvements are installed. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan and floor plans received and dated August 10, 1987, shall be the approved layout. Elevations shall be submitted to and approved by the Planning Division of the Community Development Department. 2. In the space between the slab and the adjacent wall on the property to the South, a concrete swale shall be constructed to allow self -flushing to eliminate any debris or insect and rodent breeding areas. 3. The the roof on the mansard -type areas shown on the elevations facing Huntington Street, as well as the South and North portions of the garage, shall be of the same roofing material as used on the main structures within the complex. 4. The vertical portion of the southerly seven foot, six inch (7'-6") wall shall be of one hour stucco construction. 5. The display submitted on September 9, 1987, to reflect maximum walking distance from garages to dwellings shall be made a permanent part of the record and shall follow the complex through the life of the buildings. 6. The five (5) surplus garages shall not be rented to outsiders but only to residents of individual units within the complex. 7. The overall height of the garage from the mud plate shall not exceed nine feet (9'). 8. Two (2) hour separation walls within parking structures shall be constructed at locations as submitted on documents dated September 9, 1987, for this review and action. 9. All applicable Conditions of Approval of Use Permit No. 86-83 .and Site Plan Amendment No. 87-9 shall still apply. ADMINISTRATIVE REVIEW NO. 86-43 (EXTENSION OF TIME) (Cont. from 9/2/87) Applicant: Brvde Mossman Architect/Planner A request to permit the construction of a two (2) story, thirty-nine hundred-(3,900) Square Foot industrial building. Subject property (9105d) -4- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 5 is located at 7422 Warner Avenue (Southeast corner of Warner Avenue and Palmdale Street). This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1986. Staff explained this request had been continued from two previous meetings to determine the reason for the request. Staff reminded the Zoning Administrator the applicant's representative at the first meeting had only indicated financing difficulties and there had been no one present at the second meeting to represent the applicant. Mr. Roy Cunningham, the property owner, was present and stated he had been unable to obtain financing for the project and simply would not have enough money until after the end of his fiscal year. At that time, he expected to have a better cash flow situation. ADMINISTRATIVE REVIEW NO. 86-43 (EXTENSION OF TIME) WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING CONDITIONS: 1. The site plan, floor plans, and elevations received and dated July 15, 1986, shall be the approved layout. 2. The applicant shall provide proposed elevations and a materials palette for a preliminary and informal review by the Design Review Board. 3. Prior to issuance of building permits, applicant shall file a parcel map consolidating Lots 3 and 4. Said map shall be recorded prior to final inspection. 4. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Community Development 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. 4. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 5. Maximum separation between building wall and property line shall not exceed two inches (2"). (9105d) -5- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 6 6. Driveway approaches shall be a minimum of twenty -seven -feet (27') in width and shall be of radius type construction. 7. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 8. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 9. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 9. A soils report shall be submitted prior to issuance of building permits. 10. Thirty foot (301) dedication for Warner Avenue and thirty-two foot (321) corner radius dedication shall be provided. 11. All street improvements shall be provided per Department of Public Works requirements. 12. Low -volume heads shall be used on all spigots and water faucets. 13. 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. 14. If lighting is included in the parking lot, high-pressure vapor lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. 15. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 16. All applicable Public Works fees shall be paid prior to issuance of building permits. 17. The Zoning Administrator reserves the right to revoke Administrative Review No. 86-43 (Extension of Time) if any violation of these conditions of the Huntington Beach Ordinance Code occurs. •:v: •\ ME0_� •i • " 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. (9105d) -6- 9/9/87 - OZA Fi 1 0 Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 7 3. All signs shall be brought into compliance with Article 961 of the Huntington Beach Ordinance Code. CONDITIONAL EXCEPTION NO. 87-66 USE PERMIT NO. 87-72 Applicant: Taco Bell/Steve Abbott CE REQUEST: To permit 1) a building to encroach nineteen feet (19') into the required fifty foot (501) front yard setback, and 2) to allow stacking in the drive-thru lane to count toward forty-two percent (42%) of the required on -site parking in lieu of a maximum of thirty percent (30%). UP REOUEST: To add a drive-thru window to an existing Taco Bell restaurant. Subject property is located at 9142 Garfield Avenue (Southeast corner of Magnolia Street and Garfield Avenue). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. The Zoning Administrator enumerated the requests which were being made by Taco Bell. The Public Hearing was opened and Steve Abbott, the applicant, was present. Mr. Abbott said he had been contacted that morning by Staff with some additional concerns. The building, as it exists, is thirty-two feet (32') from the right-of-way line and is encroaching into it. Mr. Abbott continued that they were utilizing the existing landscaping, and they had modified the site plan to alleviate some of-Staff's concerns. He said this new plan would increase the parking spaces from thirteen (13) to fourteen (14) with two (2) additional stacking spaces. The applicant presented a copy of the revised site plan to the Zoning Administrator. Mr. Palin and Ms. Phillips reviewed the plan to determine if the alterations to the site plan had been correctly made. Mr. Palin asked if Taco Bell had granted authorization for these changes. Mr. Abbott explained Taco Bell would have a "right of review" but had authorized them to "go with whatever we can". Mr. Abbott further requested that the Zoning Administrator act on their project pursuant to the revised site plan. Mr. Palin said he would like to commend the applicants for working so closely with the City staff members. He added the revised site plan indicated an increase in landscaping of only a two foot (2') encroachment which is within two feet (26) of complying with Code. The applicant was able to preserve a sixteen foot (16') deep planter (9105d) -7- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 8 between property line and the eleven foot (11') wide drive -through lane, as well as maintaining a landscape area adjacent to the building front. This is a much better layout and design. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. A discussion ensued between Mr. Palin and Staff regarding location of the order box. Mr. Palin indicated the order box would have a minimum of forty -five -degree (450) angle to the street but a sixty degree (600) angle would be better. CONDITIONAL EXCEPTION NO. 87-66 AND USE PERMIT NO. 87-72 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING AMENDED FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO, 87-66: 1. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 2. The granting of Conditional Exception No. 87-66 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 3._-.The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. 4.:_-The location, site layout, and design -of the proposed -use properly adapts the proposed structures to streets, driveways, :.and other adjacent structures and uses in a harmonious manner. SPECIAL CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION NO. 87-66: 1. The site plan, floor plans, and elevations dated September 9,_ 1987, shall be the approved layout, with the following modifications: a. Move westerly parking bay to the South to provide a minimum ten foot (10') wide landscape planter along Garfield Avenue. 2. All Conditions of Approval of Use Permit No. 87-72 shall be applicable. FINDINGS FOR APPROVAL - USE PERMIT NO, 87-72: 1. The establishment, maintenance and operation of the use will not be detrimental to: (9105d) -8- 9/9/87 - OZA 1 Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 9 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. 87-72 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. 4. The modifications submitted by the applicant will eliminate the parking variance originally requested and provide more parking in the drive-thru lane. 5. The modified plan will reduce the requested variance to a two foot (2') encroachment into the landscape area and will provide additional square footage of landscaping. SPECIAL CONDITIONS OF APPROVAL - USE PERMIT NO. 87-72: 1. The site plan, floor plans, and elevations received and dated September 9, 1987, shall be the approved layout, with -the modifications described herein: a. Move westerly parking bay to the South to provide a minimum ten foot (109) wide landscape planter along Garfield Avenue. 2.'-Prior to issuance of building permits, the applicant shall submit the following plans: -a. Landscape and irrigation plan to the Department of Community Development and Public Works for review and approval. b. Rooftop Mechanical Equipment Plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 3. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 4.• Speaker box volume shall comply with the provisions of the City Noise Ordinance (Section 8.40 of the Municipal Code) and be oriented at a forty-five degree (450) to sixty degree (600) angle towards Garfield Avenue. (9105d) -9- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 10 5. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 6. Proposed structures shall be architecturally compatible with existing structures. 7. 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. Landscaping shall comply with Article 960 of the Huntington Beach Ordinance Code. 4. The Zoning Administrator reserves the right to revoke Conditional Exception No. 87-66 and Use Permit No. 87-72 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. USE PERMIT NO. 87-67 Applicant: Ronald Hix A request to permit a five (5) unit apartment complex. Subject property is located at 7791 Glencoe Avenue (North side of Glencoe Avenue approximately nine hundred fifty feet (950') West of Beach Boulevard). This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1986. Staff reported this was a request to permit a five (5) unit apartment project with provisions for parking on -site. Open space requirements will be provided through private patio areas which will meet the Code in square footage. Public Works has indicated driveways should be revised to meet their standards and this can be adjusted on the site plan. Staff recommended approval of the project with conditions. Mr. Palin asked Staff if she had any information about creation of the parcel. Staff replied negatively and said the standard condition had.been used regarding filing of a parcel map or proof of creation of the lot. (9105d) -10- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 11 The Public Hearing was opened and the applicant's representative, John Cowles, was present. Mr. Palin explained his concerns to the applicant's representative and suggested that the applicant contact his engineer to resolve the problems of lot creation, establishing grades for street improvements, etc. There was no one else present wishing to speak so the Public Hearing was closed. After further discussion with Staff regarding conditions, Jim Palin said he would be approving the request with the following notation made to the file: NOTATION TO FILE: This action does endorse the open space being private ground areas, as well as balconies, for each individual unit. USE PERMIT NO. 87-67 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: 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. 87-67 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 July 29, 1987, shall be the approved layout. 2. The site plan dated August 20, 1987, shall be revised depicting the modifications described herein: a. Driveway width shall be a minimum of twenty-four feet (24'). 3. Prior to issuance of building permits, the applicant shall file a parcel map or parcel map waiver request to legalize the existing parcel. The parcel map or plat map and notice shall be recorded with the Orange County Recorder and a copy of the (9105d) -11- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 12 recorded map or plat filed with the Department of Community Development prior to final inspection or occupancy 21 provide proof of legal creation. 4. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Community Development 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. All street improvements shall be installed per Public Works requirements. 7. A.grading plan shall be submitted to and approved by the Public Works Department prior to issuance of building permits. 8. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 9. Driveway approaches shall be a minimum of twenty-seven feet (279) in width and shall be of radius type construction. 10. 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. 11. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 12. Low -volume heads shall be used on all spigots and water faucets. 13. 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. 14. All applicable Public Works fees shall be paid prior to issuance of building permits. (9105d) -12- 9/9/87 - OZA I- I 1 Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 13 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. A detailed soils analysis shall be prepared by a registered Soils Engineer. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. 4. Landscaping shall comply with Article 912 of the Huntington Beach Ordinance Code. 5. The Zoning Administrator reserves the right to revoke Use Permit No. 87-67 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ADMINISTRATIVE REVIEW NO. 87-6 (REVISION) Applicant: J. M. Peters A request to revise Administrative Review No. 87-6 by modifying the parking area for model homes. Subject property is located at the Southeast corner of Magnolia Street and Atlanta Avenue. This request is covered by Categorical Exemption, Class-4, California Environmental Quality Act, 1986. Staff reported this was to modify the parking area for a previously approved model home complex. The applicant currently has four (4) model homes on the site. It was previously approved for a temporary sales trailer and the applicant now wants to finish the model homes for sale. The applicant's representative, Bob Trapp, stated all homes in the project had been sold and the only people probably using the parking lot would be purchasers of those previously sold homes or of the model homes. Mr. Palin expressed concern over the possibility of people wandering into the construction area and wanted fencing or barricades to prevent this situation. Mr. Trapp agreed to this condition. (9105d) -13- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 14 ADMINISTRATIVE REVIEW NO. 87-6 (REVISION) WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The revision will not constitute a substantial change. 2. The use of the property will remain the same. 3. The dwelling unit density will not be increased. 4. The revision will result in an improved development. 5. The revision will comply with all applicable provisions of the Huntington Beach Ordinance Code. SPECIAL CONDITIONS OF APPROVAL:, 1. The site plan received and dated August 21, 1987, shall be the approved layout, subject to the following modification: a. Indicate location of fencing/barricades blocking construction areas to the general public. 2. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan (for models and parking area) to the Department of Community Development and Public Works for review and approval. 3. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 4. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 5. All applicable Public Works fees shall be paid prior to issuance of building permits. 6. A site plan and elevations delineating all directional signs and model identification signs shall be submitted to the Department of Community Development and Public Works for review and approval. Subdivision directional signs shall comply with Section 9610.9 (c) of the Huntington Beach Ordinance Code, and shall be installed prior to final inspection 1 (9105d) -14- 9/9/87 - OZA G Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 15 7. All roads (including fire access) shall be of hard surface, all weather construction meeting Public Works requirements, and shall be installed prior to combustible construction. 8. All water lines and fire hydrants shall be installed and approved by the Fire Department prior to issuance of permits for any temporary or permanent structures. 9. The sales office shall not be converted or expanded into a general business office. 10. The office use shall be discontinued within thirty (30) days following sale of the last on -site unit. A surety bond of $1,000.00 shall be posted with the City for each model home to guarantee compliance with all provisions of the Huntington Beach Ordinance Code and Building Code. Such model homes shall only serve the tract specified in subject Administrative Review application. 11. Handicap access to the model homes shall be provided per Building Division requirements. 12. Setbacks shall comply with approved plans for Conditional Exception No. 87-7. All applicable Conditions of Approval of Conditional Use Permit No. 86-35, Site Plan Amendment No. 87-10, and Tentative Tract No. 12897 shall also apply. 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. Security fencing, gates, locking devices, and ingress and egress from streets and parking areas shall be reviewed and approved by the Fire, Police, and Development Services Departments prior to issuance of building permits. The parking area shall comply with Article 960. 4. The Zoning Administrator reserves the right to revoke Administrative Review No. 87-6 (Revision) if any violation of these conditions of the Huntington Beach Ordinance Code occurs. (9105d) -15- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 16 SITE PLAN AMENDMENT NO. 87-13 Applicant: Jack Dempsey A request to permit addition of five thousand, two hundred (5,200) Square Feet of floor area on the Second Floor, for a previously approved fifty-two thousand (52,000) Square Foot industrial building. Subject property is located at 17800 Gothard Street (Southeast corner of Gothard Street and Belva Avenue). This request is covered by Categorical Exemption, Class 11 California Environmental Quality act, 1986. Staff reported this was a change to a previously approved industrial building but would not change the elevations. There will be specific manufacturing and office areas designated and the applicant is providing one hundred four (104) parking paces, which is more than required. Staff recommended approval of the request. Richard Berge was present to represent the applicant. Mr. Palin asked if there would be no windows in the easterly end of the building. Mr. Berge said there would be none - that the area would be used for storage space and there would be no office space on the Second Floor at this time. SITE PLAN AMENDMENT NO. 87-13 WAS APPROVED BY -THE ZONING ADMINISTRATOR WITH THE FOLLOWING CONDITIONS: SPECIAL CONDITIONS OF APPROVAL: 1. The elevations received and dated June 2, 1987, shall be the approved layout. 2. The floor plans received and dated August 24, 1987, shall be the approved layout. 3. The site plan received and dated June 2, 1987, shall be revised depicting the modifications described herein: a. Increase twenty-one foot (21') wide aisle to twenty-four foot (24') aisle. b. Verify location of railroad right-of-way, storm drain easement and retaining wall, and correct if necessary. 4. Prior to issuance of building permits, the applicant shall file a parcel map or parcel map waiver request to consolidate and create proposed lots as applicable. The parcel map or plat map and notice shall be recorded with the Orange County Recorder and a copy of the recorded map or plat filed with the Department of Community Development prior to final inspection or occupancy. (9105d) -16- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 17 5. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Community Development 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. 6. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 7. Install street improvements on Gothard Street, Belva Drive and Metzler Lane per Public Works requirements. 8. Color palette for buildings shall be reviewed and approved by Planning Division staff. 9. Prior to issuance of a grading permit, a grading plan shall be submitted to the Department of Public Works. A plan for silt control for all water runoff from the property during construction and initial operation shall be submitted and approved by the Department of Public Works. 10. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 11. An automatic fire sprinkler system shall be approved and - installed pursuant to Fire Department regulations. 12. Service -roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 13. 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. 14. Maximum separation between building wall and property line shall not exceed two inches 15. Driveway approaches shall be a minimum of twenty-seven feet (270) in width and shall be of radius type construction. 16. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. (9105d) -17- 9/9/87 - OZA Minutes of the Meeting Office of Zoning Administrator September 9, 1987 Page 18 20. 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. 21. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department 22. Drainage pipes under westerly parcel shall be removed prior to issuance of building permits. 23. Natural gas shall be stubbed in at the locations of water heaters and central heating units. 24. Low -volume heads shall be used on -all spigots and water faucets. 25. 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. 26. Prior to issuance of building permits, the subject property shall enter into irrevocable reciprocal driveway and parking easement(s) for proposed reciprocal drives. A copy of the legal instrument shall be approved by the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder. A copy shall be filed with the Department of Community Development prior to occupancy. 32. 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. There was no further business to be presented to the Zoning Administrator for his review. THE REGULAR MEETING WAS ADJOURNED BY THE ZONING ADMINISTRATOR TO A STUDY SESSION ON MONDAY, SEPTEMBER 14, 1987, AT 10:00 A.M. �.J ames W. Palin Zoning Administrator jgh (9105d) -18- 9/9/87 - OZA