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HomeMy WebLinkAbout1987-11-18MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA 92648 WEDNESDAY, NOVEMBER 18, 1987 - 1:30 P.M. ACTING ZONING ADMINISTRATOR PRESENT: Mike Strange STAFF MEMBERS PRESENT: Laura Phillips Kelly Main CONDITIONAL EXCEPTION NO. 87-46 Applicant: Zaher Khalaf Conditional Exception No. 87-46 is a request to permit 1) 10 foot building separation in lieu of a 15 foot separation, 2) backing of cars onto the street from a multi -family residence located at 16632 Algonquin Street. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff member, Laura Phillips, reported that this item was continued by the Zoning Administrator to address two concerns. One was the status of the parcel in whether or not it was a buildable site, the other had to do with Public Works concerns regarding backing cars onto Algonquin which is an arterial highway. The applicant has come up with a site plan which uses the existing lot for access and will have a pull through garage and two other pull through spaces for guests so that the cars will be able to pull head first onto Algonquin and use of the tire puncture device will prohibit cars from driving in off of Algonquin. Staff had the site plan reviewed by Public Works and the Fire Department and and they have no problems with this design and therefore staff is recommending approval of the site plan. The applicant has submitted some papers which show how the applicant acquired the site, however the Zoning Administrator still has some question since the title report is not available regarding how the site got into private hands from an abandoned street. Another matter came to staff's attention this week that in conjunction with the conditional exception was a use permit which was originally filed on this application which was not advertised. Therefore, staff will be sending out another letter and an action can be taken on the use permit next week. The applicant has been informed that an action cannot be taken this week, and must be postponed until next week. The public hearing was opened and Zaher Khalaf, applicant along with Tony Walker, his attorney, were present and concurred with the continuance. Mr. Khalaf also stated that Mr. Walker was present to answer any questions as to the title of the property and how it was acquired. Mr. Walker stated that due to the way the property was acquired, it was impossible to obtain a title report. He stated that he brought copies of all the default judgments and settlement agreements regarding the property. Mr. Strange asked if Mr. Khalaf had clear title on the property. Mr. Walker stated yes. There was no one else present to speak for or against the request so the public hearing •,gas closed. -1- OZA 11/18/87 CONDITIONAL EXCEPTION NO. 87-46 WAS CONTINUED TO NOVEMBER 25, 1987 BY THE ACTING ZONING ADMINISTRATOR. CONDITIONAL EXCEPTION NO. 87-82 Applicant: Raymond Millard Conditional Exception No. 87-82 is a request to reduce minimum required open space dimension from 20 feet to 11 feet 2 inches located at 21312 Seaforth Lane. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff member, Kelly Main, reported that this is a request to reduce minimum required open space from 20 feet to 11 feet 2 inches. It is an addition to the rear of the house. The open space remaining will be 937 square feet so it is still over the open space requirement. Ms. Main stated that she received a number letters from the applicant's neighborhood in concurrence with the project. Staff is recommending denial because the lot is a rectangular shaped lot 60 x 102, and staff feels the applicant could enjoy the full benefits of an addition without infringing upon his open space dimension. Staff stated that an alternative would be to continue the item and have the applicant work with staff on reaching a better compromise. The public hearing was opened and Raymond Millard, applicant was present. There was no one else present to speak for or against the request so the public hearing was closed. Staff and the applicant discussed some alternatives and decided that the applicant would reduce the addition by 2 feet off the nook area and 2 feet off the den area giving the applicant a dimension of 14 feet on the rear setback and 16 feet from the rear property line of the family room. CONDITIONAL EXCEPTION NO. 87-82 WAS APPROVED BY THE ACTING ZONING ADMINISTRATOR WITH FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. Granting of reduction in open space minimum dimension will not reduce the required total open space area (900 Square Feet). 2. Because of special circumstances applicable to the subject property, including the siting of the lot, particularly the dwelling's front setback of 38 feet 6 inches, 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. 87-82 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications because area residents have submitted a petition in favor of the proposal. 5. The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. -2- OZA 11/18/87 1 6. Past approval of a similar variance in the neighborhood, Conditional Exception No. 84-23, provided precedence. SPECIAL CONDITIONS OF APPROVAL: 1. A revised site plan shall be submitted depicting the nook and family room area to be pulled back from the rear property line by 2 feet, allowing the narrowest setback from the rear to be 13 feet 2 inches. 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. The proposed addition shall be architecturally compatible with existing structures. 4. The height of the addition is restricted to one (1) story. 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. 84-1203 Applicant: Larry Christensen/Alpine Consultants, Inc. Tentative Parcel Map No. 84-1203 is a request to permit an extension of time to create a five parcel medical/office/hospital complex located at 17772-17782 Beach Boulevard. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff member, Kelly Main, reported that this is a second request for an extension of time. The findings for approval are the same as previously given. There was a condition placed on the existing office building which is now occupied that the parcel map be recorded before it was given occupancy at the Humana site so there is some concern that this parcel map be recorded as soon as possible. Larry Christensen, representing the applicant was present. Mr. Strange asked Mr. Christensen how much time he was requesting. Mr. Christensen answered that they would probably be done in 30 days but the firm is having difficultly obtaining signatures from lenders on the parcel map. Mr. Strange granted the extension of the Parcel Map No. 84-1203 for 6 months. TENTATIVE PARCEL MAP NO. 84-1203 WAS APPROVED BY THE ACTING ZONING ADMINISTRATOR FOR SIX MONTHS WITH THE FOLLOWING FINDINGS AND CONDITIONS AS PREVIOUSLY IMPOSED: FINDINGS FOR APPROVAL: 1. The proposed subdivision of five (5) parcels for purposes of industrial (commercial) use in compliance with the size and shape of property necessary for that type of development. -3- OZA 11/18/87 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. 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 tiJSE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: I. The Tentative Parcel Map received by the Department of Community Development on November 14, 1984, 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. Beach Boulevard and Newman Avenue shall be dedicated to City standards. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcels are developed. 5. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcels are developed. 6. All utilities shall be installed underground at the time said parcel(s) is/are developed. 7. Compliance with all applicable City Ordinances. 8. The property shall participate in the local drainage assessment district at the time said parcels are developed. (Contact the Department of Public Works for additional information). 9. A copy of the recorded parcel map shall be filed with the Department of Community Development. 10. All vehicular access rights to Beach Boulevard and Newman Avenue shall be dedicated to the City of Huntington Beach except at locations approved by the Zoning Administrator or Planning Commission. 11. This extension of time is for six months. Should the applicant require an additional extension, a request shall be submitted to the Zoning Administrator in writing at least 30 days prior to the expiration of the six month period. -4- OZA 11/18/87 THE MEETING WAS ADJOURNED TO THE NOVEMBER 23, 1987 STUDY SESSION BY THE ACTING ZONING ADMINISTRATOR. Mike Strange Acting Zoning Administrator 2198r -5- OZA 11/18/87