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HomeMy WebLinkAbout1987-11-11MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA 92648 WEDNESDAY, NOVEMBER 11, 1987 - 1:30 P.M. ACTING ZONING ADMINISTRATOR PRESENT: Mike Strange STAFF MEMBERS PRESENT: Laura Phillips MINUTES: Minutes of the November 4, 1987, meeting were approved by the Zoning Administrator. CONDITIONAL EXCEPTION NO. 87-83 Applicant: Johnnie M. Urkov Conditional Exception No. 97-83 is a request to reduce minimum required open space dimension from 25 feet to 17 feet located at 9562 Blackfin Circle. .This request is covered by Categorical Exemption, Section 15305, Class 5, Environmental Quality Act, 1986. Staff me►nber, Laura Phillips reported that this a request to reduce the minimum required open space dimension in the rear yard. The applicant is proposing to add some living area to the house and as a result the minimum dimension will be 19 feet for the open space. There will still be a total of 1,337 square feet provided in the rear yard which exceeds the 1,200 square feet required. There were 7 out of a 127 lots with similar cases in this tract in the past that were approved with reduced open space dimension. Also, there was a case in 1983 that was identical to this one and approved by the Board of Zoning Adjustments. Based on these previous cases, staff is recommending approval with a finding that the school yard adjacent to the property can be traded off for the open space. The public hearing was opened and John Urkov, applicant, was present. The applicant spoke in favor of the project and stated that he concurred with staff's recommendation. There was no one else present to speak for or against the request so the public hearing was closed. CONDITIONAL EXCEPTION NO. 87-83 WAS CONDITIONALLY APPROVED BY THE ACTING ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. Granting of reduction in open space minimum dimension and minimum open space area will not reduce the required total open space area (1,200 Square Feet). -1- OZA 11/11/87 2. Because of special circumstances applicable to the subject property, including size, shape and 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. 3. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. The granting of Conditional Exception No. 87-83 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 5. The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. 6. The granting of the conditional exception will not constitute a grant of special privilege inconsistent with other properties in the vicinity and under same zone classification. The Board has acted in the past on identical situations allowing an encroachment of room additions into the rear yard utilizing side yards adjacent to school yards as trade-off for open space encroached upon, specifically Conditional Exception No. 83-15. In addition, a neighborhood property, 21082 Chabusco Lane, was granted Conditional Exception 87-31 to reduce minimum required open space dimensions. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated October 26, 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. 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. TENTATIVE PARCEL MAP NO. 87-420 Applicant: Gerald J. Johnson Tentative Parcel Map No. 87-420 is a request to consolidate portions of two lots into one lot located at 427 1 Oth Street. This request is covered by Categorical exemption, Section 15305, Class 5, California Environmental Quality Act, 1986. Staff member, Laura Phillips, reported that this is a request to consolidate portions of two lots of loth Street and Pecan Avenue. The two lots in question do not effect the alley. There was some question as to whether the front lot that the applicant owns would constitute a legal lot if consolidated or whether the rear lot would be a legal lot. During -2- OZA 11/11/87 the applicant's use permit process which took place earlier this year they provided a deed which shows the line that splits the two lots was created in 1943 so according to Public Works, both lots would be legal. Staff is recommending approval with standard conditions. The Acting Zoning Administrator asked if the applicant was present. Harriet Johnson responded that she was present, stating that she and her husband were the owners of the property. TENTATIVE PARCEL MAP NO. 87-420 WAS CONDITIONALLY APPROVED BY THE ACTING ZONING ADMINISTRATOR WITH FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The proposed consolidation of two (2) parcels for purposes of residential uses 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. 3. The property was previously studied for this intensity of land use at the time the land use designation for townlot specific plan allowing residential buildings was placed on the subject property. 4. The size, depth, frontage, street width and other design and improvement features of the proposed subdivision 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. FINDINGS OF APPROVAL FOR WAIVER: 1. The proposed consolidation complies with the requirements as to area, improvement and design, flood and water drainage control, appropriate and approved public roads, sewer and water facilities, environmental protection, and other requirements of Article 992 of the Subdivision Section of the Ordinance Code. 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 Community Development on October 21, 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. Corner radius (201) shall be dedicated to City standards. 4. 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). -3- OZA 11/11/87 5. 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). 6. All utilities shall be installed underground at the time said parcel(s) is/are developed. 7. Compliance with all applicable City Ordinances. 8. A copy of the recorded parcel map shall be filed with the Department of Community Development. 9. All vehicular access rights along Pecan Avenue and 1 Oth Street shall be dedicated to the City of Huntington Beach except at locations approved by the Zoning Administrator. TENTATIVE PARCEL MAP NO. 85-381 Applicant: Arcon, Inc. Tentative Parcel Map No. 85-381 is a request to permit a one-year extension of time (a request to consolidate eighteen lots into one lot) located at the southeast corner of Slater Avenue and Metzler Lane. This request is covered by Categorical Exemption, Section 15305, Class 5, California Environmental Quality Act, 1986. Staff member, Laura Phillips, reported that this is a request to consolidate several parcels into one, and they are just about finished with the project according to the applicant, and they are requesting some additional time to provide title insurance. Staff is recommending approval with the same findings and conditions that were previously outlined. Mr. Strange asked Mr. Lorti, representing the applicant, if he had anything to add to the staff report. The applicant stated that the project has been completed and in the process of completing the requirement to create a parcel map was placed on the project after it had been approved, so we began that process after the project was finished. TENTATIVE PARCEL MAP NO. 85-381 WAS APPROVED BY THE ACTING ZONING ADMINISTRATOR FOR ONE YEAR WITH FINDINGS AND CONDITIONS PREVIOUSLY IMPOSED. FINDINGS FOR APPROVAL: 1. The proposed consolidation of several lots into one (1) parcel for purposes of industrial 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. 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- OZA 11/11/87 4. The size, depth, frontage, street width and other design and improvement features of the proposed subdivision 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 Community Development on November 7, 1985, 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. Slater Avenue, Metzler Lane, and the fifteen foot (151) wide storm drain easement along the east property line shall be dedicated to City standards. 4. 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). 5. 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). 6. All existing parcels shall be shown on the tentative parcel map. 7. All utilities shall be installed underground at the time said parcel(s) is/are developed. 8. Compliance with all applicable City Ordinances. -9. The flood control channel shall be fenced to Flood Control District standards and City standards at the time said parcel(s) is/are developed. 10. 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). 11. A copy of the recorded parcel map shall be filed with the Department of Community Development. THE MEETING WAS ADJOURNED TO THE NOVEMBER 16, 1987 STUDY SESSION BY THE ZONING ADMINISTRATOR , Ll ,y�/% �� Mike Strange Acting Zoning Administrator 2195r -5- OZA 11/11/87