Loading...
HomeMy WebLinkAbout1988-02-03MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA 92648 WEDNESDAY, February 3, 1988 - 1:30 P.M. ZONING ADMINISTRATOR PRESENT: James W. Palin STAFF MEMBERS PRESENT: Kelly Main Laura Phillips MINUTES: Minutes of the January 27, 1988 were approved by the Zoning Administrator REGULAR AGENDA ITEMS: Mr. Palin asked staff if there were any items for continuance or withdrawal. Ms. Main, staff member, stated that regarding item number two, Use Permit No. 87-92 in conjunction with Environmental Assessment No. 87-55, the applicant has asked for a complete withdrawal. Regarding item number four, Use Permit No. 88-3 in conjunction with Conditional Exception No. 88-1, the applicant has requested a continuance to the February 10, 1988 meeting. A MOTION WAS MADE TO ACCEPT THE WITHDRAWAL OF USE PERMIT NO. 87-92 IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT NO. 87-55 AND GRANT A CONTINUANCE ON USE PERMIT NO. 88-3 IN CONJUNCTION WITH CONDITIONAL EXCEPTION NO. 88-1 TO THE FEBRUARY 10, 1988 MEETING BY THE ZONING ADMINISTRATOR SITE PLAN AMENDMENT NO. 87-18 - Continued fromJanuary 27, 1988 Applicant: David Prizio Site Plan Amendment No. 87-18 is a request to permit the use of a 20 ft. x 340 ft. strip of land acquired by Lot Line Adjustment No. 84-4 for additional parking and landscaping (Amends AR 77-210, located at 5406, 5412 and 5432 Bolsa Avenue. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff member, Kelly Main, reported that this item was continued from last week to allow staff to review the property to the rear of the subject property for parking requirements, and the adjacent development does have the required number of spaces. The Lot Line Adjustment in 1984 that added the 20 x 340 ft, strip to the rear of the subject property on Bolsa did not create an illegal situation for the site to the south. Mr. Palin asked Ms. Main if there were any conditions of approval on the Site Plan Amendment. Ms. Main stated staff is recommending approval of the Site Plan Amendment No. 87-18 with some revisions. There are some technical problems with the plans such as incorrect addresses on the plans and the square footage for the whole property. -1- The applicant was requested to label and dimension landscaping throughout the site and at the rear of the property. Along the back parking area staff requested that trees be added at a rate of one 30 inch tree per five or six stalls. Finally, the area the applicant is proposing for future limousine parking, a 20 ft. by 40 ft. area east of the new parking bay should have ground cover to control seeds and dust. Mr. Patin asked if there was anyone present to speak. John Defrancesco responded that he was one of the general partners of the project, stating the he was under the impression that staff had received a copy of the amended plans with the changes stated previously. He also stated that he strongly resists the requirement of three trees along the back property line or any landscaping along the back property line reasoning that industrial buildings create situations where trees quickly die due to dumping solvents in the tree well. He stated that all the other conditions were acceptable. Mr. Patin stated that as far as dumping solvents in the trees wells, this type of activity is illegal. If trees start dying on the site there will be evidence on that tree and the city will be able to prosecute continuing that if the applicant is aggrieved by the tree requirement he could appeal to the Planning Commission. He stated that staff is not requesting any complicated irrigation system. Applicant requested clarification on the area for future storage of limousines as far as landscaping. Mr. Patin stated that temporary asphalt on this area to control weeds would be sufficient. SITE PLAN AMENDMENT NO. 87-18 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: CONDITIONS OF APPROVAL: 1. The site plan dated January 27, 1988 shall be the approved layout with the modifications described herein: a. Label and dimension landscaping at the rear property line including the addition of 30 ft. box trees to the 20 ft x 340 ft. parking area at a 1 tree per 7 stalls. The wells need not have an in place sprinkler system, but may be irrigated from existing nearby irrigation facilities. b. Label 20 ft. x 40 ft. area to the east side of the proposed parking strip to reflect asphalting to accommodate storage of vehicles in the future if the applicant so desires. 2. A landscape plan for the tree wells at the rear of the property line shall be submitted to the Department of Community Development for review and approval. 3. Eliminate all illegal parking stalls on the east and west sides of property lines which are not shown on the approved site plan. 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. -2- 3. Offices at the site must conform with restrictions for the M 1-A zone and are limited to administrative, management regional or headquarters offices for any permitted industrial use which are not primarily intended to serve the public (Article 951 of the Huntington Beach Ordinance Code). 4. Landscaping shall comply with Article 951 or 960 of the Huntington Beach Ordinance Code including the requirement of six percent of the net site area being landscaping. 5. The Zoning Administrator reserves the right to revoke this Site Plan Amendment No. 87-18 if any violation of these conditions of the Huntington Beach Ordinance Code occurs.. USE PERMIT NO. 87-93/CONDITIONAL EXCEPTION NO. 87-97/ENVIRONMENTAL ASSESSMENT NO. 87-56/DESIGN REVIEW BOARD NO. 87-30 Applicant: Mr. Mark Stein Use Permit No. 87-93 is a request to permit four commercial buildings (two office and two retail/storage) with approximately 73,000 sq. ft. Conditional Exception No. 87-97 is request to allow a commercial center with over 200 parking spaces to be built without the required main entrance which includes a median strip, two 24 ft* drive aisles and 100 ft. minimum of stacking. The project is located near the southwest corner of Bolsa and Springdale, approximately 170 ft. from Springdale on Bolsa Avenues. This request is covered by Negative Declaration No. 87-56. Staff member, Kelly Main, reported that this project consists of four commercial buildings two of which will be office buildings and two of which will be mixed retail and storage. The two front buildings will be two full stories and the rear buildings will have one story and a mezzanine. Adjacent to the west is a GTE office building and a three story parking structure. There is an easement along the eastern and western driveways and the entrance on Bolsa. The applicant is asking for a variance from a required main entrance with median strip and two lanes each way. They are providing an entrance that has 134 feet of stacking with landscape bordering, which does provide at least 100 ft. in stacking per code, but not two lanes each way. Staff has some concerns regarding parking. The development is parked at one space per three hundred sq. ft., and the back buildings are going to be used for retail, storage and office. The applicant at that time commented that the two back buildings are going to be used as office and storage with no retail. Staff stated that the application submitted reflected some retail. Applicant affirmed there would be only office and storage. Staff stated that the parking should be quite adequate. Mr. Palin asked the applicant whythe showroom areas are needed. Applicant responded that the areas are for greeting clients. The applicant stated that the only type of retail in these buildings would be a small sandwich shop for the complex. Staff stated that if the seating is less than 12, the parking ratio is 1 per 200 sq. ft. with seating greater than twelve increasing the parking requirements, an application would have to be reviewed should a restaurant be proposed.. Ms. Main stated that staff is recommending approval with conditions. The public hearing was opened. Mr. Fred Mayer, owner of property on the corner, expressed concern about the smaller driveway being constructed, stating that both projects will dump too much traffic in front of his business. Staff explained that because of the left turn pocket on Bolsa Ave at the western driveway entrance the public would be using the western entrance more and the entrance near his business would be secondary. Mr. Mayer stated that he did not know there was a left turn lane, expressing that he concurred with the plan. -3- There was no one else present to speak for or against the request and the public hearing was closed. USE PERMIT NO. 87-93/CONDITIONAL EXCEPTION NO. 87-97/ENVIRONMENTAL ASSESSMENT NO. 87-56/DESIGN REVIEW BOARD NO. 87-30 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL - USE PERMIT NO. 87-93: 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 the Use Permit No. 87-93 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 access to and parking for the proposed use does not create an undue traffic problem. SPECIAL CONDITIONS OF APPROVAL - USE PERMIT NO. 87-93: 1. The site plan and floor plans received and dated February 1, 1988, and elevations received and dated December 31, 1987 shall be the approved layout with the modifications described herein: a. A meandering sidewalk shall be placed on the site plan in public right-of-way along Bolsa Avenue. This shall be coordinated with Public Works and Community Development. b. Floor plans shall indicate mezzanine in a clearer manner with cross: -hatching, bold bordering, etc. c. Site plans shall include handicap spaces of the required size and number per Building Division specifications. d. Project tabulations shall be provided on site plans. e. Easements with adjacent properties shall be indicated. f. Eastern drive entrance (on Bolsa Avenue) shall be revised to a location approved by Public Works, shall be 35 ft. wide x 55 ft. long and shall reflect easements with adjacent properties (with cross -hatching). g. Handicap parking spaces and access ramps shall be revised to Building Division Specifications. h. Legal description shall be printed on working drawings. i. Conditions of approval shall be printed verbatim on site plan. WE 2. Prior to issuance of building permits, the applicant shall file a parcel map or parcel map waiver request to consolidate the three subject properties. 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. 3. 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. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 5. Prior to Certificate of Occupancy being issued, stop signs shall be provided for the drive aisles which converge on the eastern exit from the property onto Bolsa Avenue. 6. On -site water mains shall provide for a NFF of 3,500 GPM to required by the Fire Department. 7. A planned sign program shall be approved for all signing. Said program shall be approved prior to the first sign request. 8. On=site fire hydrants shall be provided in number and at locations specified by the Fire Department. 9. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 10. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 11. Fire access lanes shall be maintained. If fire land violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. 12. Building and unit addresses shall meet Fire Department Standards. 13. Driveway approaches shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 14. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 15. All building spoils, such as unusable lumber, wire, pipe, and other surplus of unusable material, shall be disposed of at an off -site facility equipped to handle them. 16. If lighting is included in the parking lot and/or recreation area energy efficient lamps shall be used (e.g., high pressure sodium vapor, metal halide). All outside lighting shall be directed to prevent "spillage" onto adjacent properties. -5- 17. Existing mature trees on site shall be retained and incorporated into the site plan if feasible. Any existing mature tree that must be removed shall be replaced at a 2:1 ratio with 36" box trees which shall be incorporated into the project's landscape plan. 18. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. 19. Prior to the issuance of a grading permit, a grading plan shall be submitted to the City's Department of Public Works. A plan for silt control for all water runoff from the property during construction and during initial operation of the project may be required by the Director of Public Works if deemed necessary. 20. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 21. Low -volume heads shall be used on all spigots and water faucets. 22. Prior to issuance of building permits, the subject property shall enter into irrevocable reciprocal driveway easement(s) between the subject site and adjacent properties. 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. These easements shall be reflected on the site plans and the location and size of all driveways 23. 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. 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 960 of the Huntington Beach Ordinance Code. 5. The Zoning Administrator reserves the right to revoke Use Permit No. 87-93 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION 87-97: 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. in 2. The granting of the Conditional Exception No. 87-97 will not adversely affect thy, 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 granting of Conditional Exception No. 87-92 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 5. The access to and parking for the proposed use does not create an undue traffic problem. 6. A minimum of 137 ft. deep driveway along the westerly property line (which is located at a break in the raised median with a left turn) will facilitate a minimum of 100 ft. stacking which is in concept meeting the provisions of the code for the main entry into commercial developments. SPECIAL CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION NO. 87-97: 1. All Conditions of Approval for Use Permit No. 87-97 apply to Conditional Exception No. 87-97. 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 Zoning Administrator reserves the right to revoke Conditional Exception No. 8747 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED TO THE FEBRUARY 3, 1988 STUDY SESSION BY THE ZONING ADMINISTRATOR. 'Acting Zoning Administrator -7-