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HomeMy WebLinkAbout1988-06-01MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA 92648 WEDNESDAY, June 1 1988 - 1:30 P.M. ZONING ADMINISTRATOR PRESENT: James W. Palin - STAFF MEMBERS PRESENT: Kelly Main Thomas Rogers MINUTES: Minutes of March 30, and April 6, 1988 were approved by the Zoning Administrator. REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 88-23 Applicant: J.C. Marvick & Associates, Inc. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff member, Thomas Rogers, reported that this is a request for reduced dimension for calculation of required open space located at 5901 Kenbrook Drive. He stated that staff was recommending approval because of the unusual lot configuration, the abundance of remaining open space and that there would still be 21 ft. to the rear property line.. The public hearing was opened and John Marvick, representing the applicant, was present. Mr. Marvick spoke in support of the request. There was no one else present to speak for or against the request so the public hearing was closed. Mr. Palin stated that he would like some findings added stating that the applicant exceeds the required open space and an added condition that the second story balcony be set back a minimum of 10 feet from the nearest property line. CONDITIONAL EXCEPTION NO. 88-23 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The granting of the Conditional Exception No. 88-23 will not adversely affect the General Plan of the City of Huntington Beach. 2. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. -1- ZA Minutes 6/1/88 (3081r) 3. Granting of a reduced dimension (21 ft. in lieu of 25 ft.) for the calculation of open space will not reduce the total amount of required open space provided. (1,200 sq. ft.) 4. Because of special circumstances applicable to the subject property, including size, shape, topography, location or 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. 5. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 6. The granting of Conditional Exception No. 88-23 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated May 24, 1988 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. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 4. The 2nd story balcony shown on the plan shall have a minimum setback of 10 ft from the adjacent property line. 5. Low -volume heads shall be used on all spigots and water faucets. 6. 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. The Planning Commission/Zoning Administrator reserves the right to revoke this Conditional Exception No. 88-23 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. CONDITIONAL EXCEPTION NO. 88-24 Applicant: John and Carolyn Aliotta This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. -2- ZA Minutes 6/1/88 (30810 Staff member, Thomas Rogers. reported that this is a request for a five ft. rear setback in lieu of the required ten ft. setback for an addition located at 8711 Princess Circle. He stated that staff was recommending denial because although the property is unusually shaped, it does not warrant a special circumstance; it is more of a design rather than a land related hardship. The public hearing was opened and Mr. and Mrs. Aliotta, applicants, were present. Discussion ensued regarding alternatives to the plan submitted for approval: They stated that they believed there was no alternative to what they had requested. Mr. Rogers stated that the applicant could either fill in the pool to have his study, or locate the the study on a 2nd story. There was no one else present to speak for or against the request so the public hearing was closed. Mr. Palin stated that there is not sufficient justification for the request, and approval would grant a privilege not parity, with other homes or other additions within this neighborhood and tract. CONDITIONAL EXCEPTION NO. 88-24 WAS DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS: FINDINGS FOR DENIAL: 1. Although the property is irregular in configuration, the lot can be fully developed within regular established setbacks; there is ample area within the rear yard to accommodate a 250 sq. ft. addition in complete conformance with the Huntington Beach Ordinance Code. 2. Conditional Exception 88-24 is not necessary for the preservation and enjoyment of substantial property rights. 3. The proposed structure will not be compatible with setbacks on adjacent properties. 4. Granting of Conditional Exception No. 88-24 would constitute a special privilege inconsistent with limitations upon properties in the vicinity. 5. Exceptional circumstances do not apply that deprive the subject property of privileges enjoyed by other properties in the same zone classifications. CONDITIONAL EXCEPTION NO. 88-25 IN CONJUNCTION WITH USE PERMIT NO. 88-28 Applicant: Mr. and Mrs. James Waller, Jr. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Conditional Exception No. 88-25 is a request to exceed s 15 ft. maximum height for accessory structures by approximately 9 ft. and to eliminate internal connection between addition over garage and habitable portion of house, and Use Permit No.8-28 is a request to add to a non -conforming single family home. Addition consists of a 750 sq. ft. room over the garage located at 712 12th Street. -3- ZA Minutes 6/1/88 (3081r) I 1 Staff member, Kelly Main, reported that thi-s item is being continued to June 8, 1988 to be re -advertised to include the conditional exception for a second story addition on a non -conforming setback. CONDITIONAL EXCEPTION NO. 88-25 IN CONJUNCTION WITH USE PERMIT NO. 88-28 WAS CONTINUED BY THE ZONING ADMINISTRATOR TO JUNE 8, 1988 MEETING. THE MEETING WAS ADJOURNED TO THE JUNE 6, 1988 STUDY SESSION BY THE ZONING ADMINISTRAZ.O _ (James W. Palin Zoning Administrator -4- ZA Minutes 6/1/88 (3081r)