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HomeMy WebLinkAbout1987-10-21MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA 92648 WEDNESDAY, OCTOBER 21, 1987 - 1:30 P.M. ZONING ADMINISTRATOR PRESENT: James W. Palin STAFF MEMBERS PRESENT: Susan Pierce MINUTES: Minutes of the October 14, 1987 meeting were approved by the Acting Zoning Administrator Mike Strange. COASTAL DEVELOPMENT PERMIT NO:, 87-31: Applicant: Richard Davis Coastal Development Permit No. 87-31 is a request to permit the installation of security gates at Huntington Marina Condominiums located at 16101 Mariner Dr. This request is covered by Categorfcal Exemption, Class 1, California Environmental Quality Act, 1986. Staff member, Susan Pierce, reported't+hAt fhe, Homeowners Association has approached' the City of Huntington Beach with a request to install a security gate. The property is' at the most northerly end of Pacific Coast Highway and is adjacent to a commercial office building. They have proposed to put the security gate to preclude vehicles that choose to make U-turns on Pacific Coast Highway when they realize they have gone to far into Huntington Beach. Staff has worked with- them to amend their plan to provide a small area coming in off of Pacific Coast Highway that can be used as a turn around in the event that a vehicle is unable to make entrance into the compound once it is secured. This is the plan that has been, approved by the Traffic Engineering Department. Mr. Palin asked staff if that would require that the existing raised median be modified to allow turn around traffic to use that area. Staff stated that was correct. Staff is recommending approval with conditions that the site plan approved by the Traffic Engineer as the approved plan and that an emergency access system be provided for the Fire Department and they obtain necessary, permits from the City of Huntington Beach: and other agencies prior to completion of their security fence system. The public hearing was opened and Paul Smith, Vice President of Huntington Marina Homeowners Association, expressed as speaker on behalf of the association against the revised plan for installation of security gates at Huntington Marina condominiums feeling, that it is not cost effective nor do they want the median torn out. Mr Palin asked if there was anyone else who would like to address this item. Mr. Smith stated that there were at least two dozen people present on Coastal Development Permit No. 87-31. -1- OZA 10-21-87 There was no one else present wishing to speak for or against the request so the public hearing was closed. Mr. Palin stated that he hoped everyone understood the reason for the recommendation of the Public Works Traffic Department for the modification to the planter. Pacific Coast Highway at this location carries a very high speed limit and alot of traffic, both on the weekends and rush hour. The city would be remiss in not recommending that the planter be modified. He stated that there are modifications to the planter that will still retain some of the beauty and not allow a fast maneuver to take place. COASTAL DEVELOPMENT PERMIT NO. 86-152 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The proposed project is consistent with the City Coastal Zone suffix, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property; and conforms with the plans, policies, requirements and standards of the City's Coastal Land Use Plan. 2. The proposed project can be provided with infrastructure in a manner that is consistent with the Coastal Land Use Plan because adequate services are existing on site. 3. The proposed project is exempt from conforming to the public access and public recreational policies of Chapter 3 of the California Coastal Act because: a. Adequate access exists nearby. b. The subject property does not afford adequate privacy buffer separating the accessway from the existing residences and would, therefore, adversely affect the privacy of the property owners. CONDITIONS OF APPROVAL: 1. The site plan dated and approved by the City Engineer's office on October 20, 1987 shall be the approved plan. 2. Emergency access key system shall be provided to the satisfaction of the Fire Department. 3. The applicant shall obtain all necessary permits for completion of the project. CONDITIONAL EXCEPTION NO. 87-66 Applicant: Taco Bell Conditional Exception is a request to consider 1) permit parking spaces within the required 100 foot long commercial entrance, 2) to reduce the required front landscape planter width from 19 feet to 6 foot located at 9142 Garfield (southeast corner of Magnolia Street and Garfield Avenue). This request is covered by Categorical Exemption, Class 5, California Environmental N Quality Act, 1986. -2- OZA 10-21-87 Mr. Palin reported that the applicant is requesting to permit parking in the exiting portion of the entry drive on commercial properties and to reduce the required front yard landscape planter width from 19 feet to 6 foot. Staff member, Susan Pierce, reported that at the Zoning Administrator meeting in September, the applicant resubmitted a design that shows a larger area for landscaping and a single travel lane adjacent to the building rather than two that were originally proposed, and at that meeting the Zoning Administrator requested that this parking area be shifted slightly to the south to accommodate a 10 foot wide planter. It was discovered later during the plan check process that by doing this, the arrangement infringes upon the required commercial entrance that our parking and landscaping article require. It also adjusted the parking into the most easterly driveway. The first set of plans the applicant submitted had only a 6 foot wide landscape planter to serve as a buffer between the street scene and the building. His second plan increases the landscape and gives you a better visual appearance, however, at the same time increases the possibility of traffic conflict primarily with the commercial entrance. Originally, staff had tried to discourage the applicant from pursuing either alternative. Mr. Palin stated that the plans submitted now have picked up additional parking, additional landscaping for beautification, established more area for water circulation into the aquafer. Staff stated that it has its good points and its bad points. Mr. Evans, Public Works representative, stated that they were concerned about the 150 foot exit that would contain parking. He stated that it did not really impact the street too much, but the idea of having a clear space there is to promote as much free circulation in and out of the lot as possible. He stated that although it is not a major entrance where there is parking adjacent to' an area where cars exit or enter, these cars will have trouble getting out. Mr. Evans expressed that public works feels strongly about protecting the main entrance ways. Mr. Palin stated that he had met with Paul Cook, Interim City Administrator, earlier and explained the submitted plan, and he seemed very content with his explanation. Mr. Evans stated that by approving this, the city is setting a precedence because the city has several of these situations around the city and if we start allowing, parking in these drives we will be destroying the purpose. Mr. Palin stated that the approach he took was to attempt to increase the landscaping and to bring the facility into compliance with codes for parking. He further stated that he felt it was a reasonable compromise and that it appeared to be a win -win situation. The property owner received his drive through which he was attempting to get, the city picked up more on -site parking and got more landscaping for beautification. If this had been on the entrance side of the driveway where it would create a safety problem in an arterial street, he said he would not even consider it, but, it is on the exit side of said driveway. - The public hearing was opened and Steve Abbott, representing Taco Bell, was present. He stated that he has several concerns and requested that the original plan submitted be given consideration. There was no one else present to speak for or against the request so the public hearing was closed. There was further discussion on different alternatives due to concerns of Public Works. Mr. Palin felt that the compromise for more landscaping and parking was reasonable. -3- OZA 10-21-87 CONDITIONAL EXCEPTION NO. 87-66 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING CONDITIONS AND REASONS: CONDITIONS OF APPROVAL: 1. The parking and the exiting side of the commercial entrance be diagonal parking. 2. The most easterly driveway entering the facility from Garfield Avenue shall be an exit -drive only by Public Works standards 6. If Public Works feels the radius curve data on the drive-thru needs modifications, either the width of the drive and/or radius can be increased. REASONS: 1. The modified plan will accommodate convenient handicapped access. 2. The modified plan will provide additional landscaping. 3. The modified plan provides parking in compliance with the code. 4. The modified plan is not intended to establish any type of president on future reviews or actions on request to modify commercial entrances. 5. This center is primarily office professional related type uses, and does not experience the tremendous turnover that shopping centers with supermarkets do. 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. Landscaping shall comply with the Huntington Beach Ordinance Code. 5. The Zoning Administrator reserves the right to revoke this use permit if any violation of these conditions of the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED TO THE OCTOBER 26, 1987 STUDY SESSION BY THE ZONING ADMINISTRATOR. James W. Palin Zoning Administrator 2109r -4- OZA 10-21-87