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HomeMy WebLinkAbout1988-04-27MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA 92648 WEDNESDAY, April 27 1988 - 1:30 P.M. ACTING ZONING ADMINISTRATOR PRESENT: Mike Strange STAFF MEMBERS PRESENT: Kelly Main Thomas Rogers REGULAR AGENDA ITEMS: CONDITIONAL -EXCEPTION NO. 88-14 Applicant: Louis and Carolyn Romano 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 the required minimum open space dimension of 25 ft. to a minimum of 12 ft. 6 in. for an addition to a single family home located at 15551 Placid Circle. She stated that the applicant is presently meeting the open space requirement with a 900 sq. ft. block in the frontyard and over 300 sq. ft. in back, as required by code. The proposed addition will protrude into the 900 sq. ft. fron area which has a minimum 25 ft. dimension area. The applicant is adding over 1,000 sq. ft. to the second story. The addition in question is to the first story, living room area. Ms. Main stated that she went out to the site and could not find any land related hardship, and the applicant, in their narration, did not provide staff with any land related hardship. Staff is recommending denial. The public hearing was opened and Carolyn Romano, applicant, was present. Ms. Romano spoke in support of the request with several reasons for justification of the addition. She also stated that she had a letter from her husband and a neighbor in support of the request. There was no one else present to speak for or against the request so the public hearing was closed. Mike Strange stated that he would like to continue this item for one week for an opportunity to go out and verify staff's recommendation. Mr. Strange asked the applicant if a week would set the applicant's building schedule behind. Applicant stated the the house was very uncompleted but she had no other choice. CONDITIONAL EXCEPTION NO. 88-14 WAS CONTINUED TO MAY 4, 1988 BY THE ACTING ZONING ADMINISTRATOR. USE PERMIT NO. 88-16 Applicant: Huntington Harbour Anglers This request is covered by Categorical Exemption, Class 4, California Environmental Quality Act, 1986. Staff member, Kelly Main, reported that this is a request to conduct a temporary outdoor event (17th Annual Huntington Harbour Anglers Charity Bazaar) for one day, May 7, 1988. Ms. Main stated that they have had this event for several years and there have never by any problems per the Police Department. As far as code enforcement there have not been any complaints. Staff is recommending approval. Lorraine McCune, applicant, was present and spoke in support of the request. Applicant stated that the event is from 9:00 a.m. to 2:00 p.m. USE PERMIT NO. 88-16 WAS APPROVED BY THE ACTING 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 the Use Permit No. 88-16 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 site plan, floor plans, and elevations received and dated March 30, 1988 shall be the approved layout. 2. Sidewalks shall be maintained at a clear width of four feet (41). 3. Signs shall be prohibited within the public right-of-way. 4. 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. 5. The applicant shall obtain clearance from the Public Liability Claims Coordinator, Administrative Services Department, and/or shall provide a Certificate of Insurance and Hold Harmless Agreement to be executed at least five (5) days prior to the event. 6. Hours of the Bazaar shall be limited to 9:00 a.m. to 2:00 p.m., May 7, 1988. 7. Prior to the issuance of a Certificate to Operate, applicant shall provide a letter of authorization from the owner or owner's representative. CPA INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The use 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 Certificate to Operate shall be issued by the Department of Development Services as required by Section 9730.80 of the Huntington Beach Ordinance Code. 4. The Zoning Administrator reserves the right to revoke this Use Permit No. 88-16 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. - COASTAL DEVELOPMENT PERMIT NO. 88-6 IN CONJUNCTION WITH ADMINISTRATIVE -REVIEW NO: 88-6/USE PERMIT NO. 88=22/CONDITIONAL Applicant: Kar Kare Parking Systems, Inc. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff member, Kelly Main, reported that this is a request for a permit for temporary beach parking located on the north side of Pacific Coast Highway between 2nd and 3rd Street. Ms. Main stated that the reason that this application has both a request for a temporary commercial parking lot (use permit) and a seasonal parking lot (administrative review) is that there was some confusion as to what kind of permit the code requires for tempory parking lots which have been operated for more than five years. It was determined by staff and the City Attorney's office to require a use permit for a temporary commercial parking lot for the site rather than a seasonal parking lot. The applicant is asking for a variance from the costly on -site improvements required for a temporary commercial parking lot because the site is in a redevelopment area and a project has been approved for the site for the near future. The improvements required might be made only to be demolished very soon. Staff stated that these special circumstances associated with the lot justify the variance request. Staff has a list of seasonal parking lot requirements for the site and is recommending approval of the use permit, the conditional exception and the coastal development permit. Staff is recommending that the applicant withdraw the administrative review application. The public hearing was opened and John Bonanni, applicant, was present. Mr. Bonanni also stated that he would withdraw the administrative review. There was no else present to speak for or against the request so the public hearing was closed. Mr. Strange and staff discussed the recently approved redevelopment project for this site and Ms. Main stated that the city expected this to begin at the end of August. Administrative Review No. 88-6 was withdrawn by the applicant and the Acting Zoning Administrator approved the withdrawal. COASTAL DEVELOPMENT PERMIT NO. 88-6/USE PERMIT NO. 88-22/CONDITIONAL EXCEPTION NO. 88-15 WAS APPROVED BY THE ACTING ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: INC ADMINISTRATIVE REVIEW NO. 88-6 Administrative Review No. 88-6 was withdrawn by the applicant. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION 88-15 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. Because of special circumstances applicable to the subject property, including pending plans for the site, 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 Conditional Exception No. 88-15 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 4. The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. 5. The location, site layout, and design of the proposed use properly adapts it to streets, driveways, and adjacent structures and uses in a harmonious manner. 6. The access to and parking for the proposed use does not create an undue traffic problem. CONDITIONS OF APPROVAL —CONDITIONAL EXCEPTION NO: 88-15 1. The conceptual site plan received and dated February 26, 1988 shall be the approved layout. 2. The site shall be maintained in a clean condition free from trash and debris. Trash containers shall be placed on the site sufficient to accommodate and store all trash that accumulates on the lot. 3. Lots shall be secured to prevent overnight parking between the closing hour of one business day and the opening hour of the following business day. 4. An attendant shall be on duty at all times during business hours. 5. Directional and information signs shall be displayed on -site to provide identification of entry into the parking lot and charges for parking and hours of operation. Such signs shall be located at the entrance in a copy size visible to motorists entering the parking lot. On -site signs shall not exceed twelve (12) square feet and shall not be more than eight feet (81) high nor less than six feet (61) high. Said signs shall be removed from the site each season no later than the third weekend each September. 6. An approved fire extinguisher shall be provided on the premises during business hours. 7. A Certificate of Insurance and a Hold Harmless Agreement, in an amount deemed necessary by the Administrative Services Department, shall be filed with them at least five (5) days prior to opening the parking lot. -4- Ll 1 8. Prior to the issuance of a Certificate to Operate, an inspection shall be made by Land Use and the Public Works Department to insure that the above -imposed conditions have been met prior to opening of business. 9. No signs, swags, cables, post -signs, etc., shall be allowed in the public right-of-way. 10. This approval is valid from Memorial Day Weekend through the end of August, 1988. 11. All aisle dimensions, bay depths, driveway widths, circulation and turning radii shall comply with Article 960 and Fire Department requirements. 12. There shall be no direct access to the seasonal parking lot from Pacific Coast Highway and entrances to the lot shall be located as far from Pacific Coast Highway as possible. 13. Dust control shall be provided subject to Public Works requirements. A plan for dust control shall be submitted and approved prior to a Certificate to Operate being issued. 14. The cashier's booth shall be located so as to prevent stacking into the streets. 15. A Certificate to Operate at a cost of $25 shall be obtained by the applicant and be kept in site during parking lot business hours. 16. A copy of the Conditions of Approval shall remain on -site during parking lot business hours. FINDINGS FOR APPROVAL - USE -PERMIT NO. 88-22 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 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. CONDITIONS OF -APPROVAL --USE PERMIT NO.-88-22 1. The conceptual site plan received and dated February 26, 1988 shall be the approved layout. 2. All Conditions of Approval of Conditional Exception No. 88-15 shall apply. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 88-6 1. The Coastal Development Permit is consistent with the CZ suffix and the Downtown Specific Plan, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. -5- 2. The proposed temporary use is located at a site where the existing street pattern is consistent with the Certified Land Use Plan. 3. The development increases the public access to the beach and, therefore, conforms to the public access and public recreation policies of Chapter 3 of the California Coastal Act. 4. Because the temporary use enhances beach access, the project proposed by the Coastal Development Permit application conforms with the applicable plans, policies, requirements, and standards of the Certified Land Use Plan. CONDITIONS OF APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 88-6 1. The conceptual site plan received and dated February 26, 1988, shall be the approved layout. 2. All Conditions of Approval of Conditional Exception No. 88-15 shall 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 City of Huntington Beach reserves the right to immediately close down subject parking lot should there be found any violation of the aforementioned conditions of approval. 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 88-6, Use Permit No. 88-22, and Conditional Exception No. 88-15 if any violation of the conditions of approval occurs. COASTAL DEVELOPMENT PERMIT NO. 88-10 Applicant: Thomas H. McAfee 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 add approximately 2,500 sq. ft. of living area to a single story single-family home on the channel. The proposed remodel will involve an addition to the first floor and the addition of second floor to 3291 Admiralty Dr. Ms. Main stated that it meets all the code requirements and the addition meets all the requirements of Chapter 3 of the Coastal Act as far as public access and view. Staffs one concern is a protruding bathroom area which is four ft. from the block wall that runs along the side of the house. It is hard to determine where the property line and the side setbacks are located. The applicant has assured staff that it is five ft. from the property line. Staff is recommending approval of the project but would like to see a condition of approval that a letter be submitted from a licensed architect or surveyor that the portion of the house in question is 5 ft. from the side property line. She also stated that with the addition to the house the square footage will be over 5,000 sq. ft. The Fire Department has included a requirement that the house be fire-sprinklered because of the square footage being over 5,000 sq. ft. The applicant has just been made aware of this requirement. -6- The public hearing was opened and Thomas H. McAfee, applicant, was present and spoke in support of the request. Gil and Gayle Reed, neighbors north of the applicant, expressed concern about the second story addition over the garage. There was no one else present to speak for or against the request so the public hearing was closed. COASTAL DEVELOPMENT PERMIT NO. 88-10 WAS APPROVED BY THE ACTING ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL 1. The proposed single family residence conforms with the plans, policies, requirements and standards of the Coastal Element of the General Plan. 2. The Coastal Development Permit is consistent with the CZ suffix zoning requirements, the R1 Zoning District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. 3. At the time of occupancy, the proposed single family residence can be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. 4. The proposed single family residence conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. An eight foot (81) wide public walkway easement exists abutting the rear of the property that was dedicated at the time of Tract Map approval of the entire subdivision. SPECIAL CONDITIONS OF APPROVAL 1. The site plan, floor plans, and elevations received and dated March 25, 1988, shall be the approved conceptual layout with the following modifications: a. The balcony shall be the required dimension of five(5) feet from the rear property line and shall be dimensioned as such. b. Patio shall be labeled as to whether or not it will be enclosed. C. Labels shall be provided throughout the house for the use of the rooms. Any discrepancies with the requirement of the code must be corrected. d. The height of the planter in front of the garage shall be labeled. The planter must be no higher than 42 inches to meet code requirements. e. The second floor balcony shall remain unenclosed unless it is brought back to a setback of 10 feet from the rear property line and permits are obtained. f. Conditions of approval shall be printed on the front of the working drawings submitted for plan check. g. The site plan shall be revised to correct side and rear yard setbacks. h. The second story must maintain a setback of 15 feet from the front property line. Floor plans, elevations and the site plan shall be revised to indicate this. -7- 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. 4. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 5. Low volume heads shall be used on all spigots and water faucets. 6. Prior to issuance of building permits, the property owner shall sign, notarize, and record with the County Recorder a "Letter of Agreement" assuring that the single family residence will be maintained as one (1) dwelling unit. 7. Prior to issuance of building permits, the homeowner shall submit evidence that the plans have been reviewed by the Homeowners Association. 8. All applicable Public Works fees shall be paid prior to issuance of building permits. 9. Prior to issuance of building permits, a letter signed by the applicant shall submit information verifying a distance of 5' between the eastern (side) property line and the protruding side portion of the house (bathroom). 10. The structure, as proposed, will have greater than 5,000 square feet and, therefore, shall be protected by an automatic fire sprinkler system as required by the Huntington Beach Fire Department. 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 Coastal Development Permit No. 88-10 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED TO THE APRIL 27, 1988 STUDY SESSION BY THE ZONING ADMINISTRATOR. 1 Mike Strange Acting Zoning Administrator -8-