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HomeMy WebLinkAbout1988-09-21MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA 02648 WEDNESDAY, SEPTEMBER 21, 1988 - 1:30 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBERS: Thomas Rogers MINUTES: Minutes of the September 14, 1988 Zoning Administrator's Meeting were continued to September 28, 1988 REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 88-29 - Continued from September 7. 1988 Applicant: Robert and Sheila Goebel This request is covered by Categorical Exemption, Section 15305, Class 5, California Environmental Quality Act, 1986. Staff member, Thomas Rogers, reported that this is a request for a ten (10) ft. front setback in lieu of a fifteen (15) ft. front setback for a six (6) ft. high block wall. (Applicant is requesting a pool in the front yard), located at 16201 Typhoon Lane. Mr. Rogers stated that the applicant supplied a list and pictures of other properties on Trinidad Island that have had conditional exceptions granted for a 10 ft. setback. Staff determined that these were approved at the Board of Zoning Adjustments level by a split vote, with the planning representative always voting against it. The Planning Department has consistently taken a strict interpretation of what a land related hardship involves. Additionally, Mr. Rogers stated that the next door neighbors had sent a letter to Mike Strange and himself strongly protesting the additional encroachment into the front yard setback. Mr. Rogers stated that staff is recommending denial. The public hearing was opened and Mr. and Mrs. Goebel, applicants, were present and spoke in support of the request. Dave Rukstalis, representing Mr. Chang (applicant's neighbor), spoke against tahe request. There was no one else present to speak for or against the request so the public hearing was closed. CONDITIONAL EXCEPTION NO. 88-29 WAS DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS: FINDINGS FOR DENIAL: 1. Because of the size, configuration, shape and lack of unique topographic features of the subject property, there does not appear to be exceptional or extraordinary circumstances or conditions applicable to the land or premises involved that does not apply generally to property or class of uses in the same district. ZA Minutes 7/21/88 -1- 4102h 2. Since the subject property can be fully developed within regular established setbacks, such a Conditional Exception is not necessary for the preservation and enjoyment of substantial property rights. 3. The proposed wall within the 15 ft. setback would be incompatible with the adjacent properties. The additional 5 ft. encroachment would adversely affect the view as seen by the property directly to the southwest of the subject property. 4. Exceptional circumstances do not apply that deprive the subject property of privileges enjoyed by other properties in the same zone classifications. TENTATIVE PARCEL MAP NO. 88-309 Applicant: Valerie K. Carroll This request is covered by Categorical Exemption, Section 15315, Class 15, California Environmental Quality Act, 1986. Staff member, Thomas Rogers, reported that this is a request to subdivide one lot and a portion of a lot into two parcels located at 1217 Acacia. Mr. Rogers stated that a title search had been provided showing that the additional five feet was obtained legally prior to the City's Subdivision Ordinance going into effect. He stated that the proposed lots meet code as to frontage and area and stated that staff is recommending approval. The applicant, Valerie K. Carroll, was present and spoke in support of the request. TENTATIVE PARCEL MAP NO. 88-309 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The proposed subdivision of two (2) parcels for purposes of residential use is 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 district 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. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCELS FOR ANY PURPOSE: 1. The Tentative Parcel Map received by the Department of Community Development on July 19, 1988 shall be the approved layout. 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. ZA Minutes 7/21/88 -2- 4102h 3. The alley and corner radius 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 parcels 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 13th Street, Acacia Avenue, and alley shall be dedicated to the City of Huntington Beach except at locations approved by the Department of Public Works. 10. The proposed structures shall be assigned 13th Street addresses. 11. Any existing structures shall be demolished or removed prior to releasing the final map for recording. NOTE: 1. Public Works improvements shall be constructed to Public Works standards. 2. Grading Plans shall be approved by the Department of Public Works. 3. Approval of the map does not imply that the footprint shown on the plans has been approved. TENTATIVE PARCEL MAP NO. 88-318 Applicant: Alpine Services This request is covered by Categorical Exemption, Section 15315, Class 15, California Environmental Quality Act, 1986. Staff member, Thomas Rogers, reported that this is a request to subdivide three lots into four lots with ingress/egress easement located at 18892, 18902, 18912, 18932, and 18952 Stewart Street. The project had already been approved through Administrative Review No. 88-20 and that this map was a condition of approval for that entitlements Since the proposed subdivision meets all aspects of the code, staff is recommending approval. Kevine Coleman, representing Alpine Services, was present and agreed to the conditions of approval. TENTATIVE PARCEL MAP NO. 88-318 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The proposed subdivision of four (4) parcels for purposes of industrial use is in compliance with the size and shape of property necessary for that type of development. ZA Minutes 7/21/88 —3— 4102h 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 Light Industrial district allowing industrial 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 USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: 1. The Tentative Parcel Map received by the Department of Community Development on August 31, 1988 shall be the approved layout. 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. All Public Works improvements and utility easements 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 parcels 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 Stewart Street shall be dedicated to the City of Huntington Beach except at locations approved by the Zoning Administrator. 10. All conditions of approval for Administrative Review No. 88-20 shall remain in effect. ADMINISTRATIVE REVIEW NO. 88-22 IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT NO. 88-35 Applicant: Clyde C. Carpenter Staff member, Thomas Rogers, reported that this is a request to construct a leasible 11,478 sq. ft. industrial building on a 23,530 sq. ft. lot located on Connector Lane. Mr. Rogers stated that the proposed project meets code regarding landscaping, parking, building height, etc. He stated that two minor things need to be changed and are indicated as conditions of approval no. la and lb. Staff is recommending approval with conditions. ZA Minutes 7/21/88 —4— 4102h Mr. Carpenter, applicant, was present and spoke in support of the request. ADMINISTRATIVE REVIEW NO. 88-22 IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT NO. 88-35 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated September 19, 1988 shall be the approved layout with the following modifications: a. Maximum separation between building wall and property line shall not exceed two inches (2"). b. Driveway approaches shall be a minimum of twenty—seven feet (27') in width and shall be of radius type construction. 2. Prior to issuance of building permits, the applicant shall submit and have approved 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. 3. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 4. Structure address shall be 15221 Connector Lane. 5. Building address shall be minimum ten inches (10") high with brushstroke of one and onehalf inches (1 1/2"). 6. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. Sprinklers shall be designed to an extra hazard density. 7. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 8. All repair work, if any, shall be conducted wholly within the building. 9. 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. 10. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 11. Low —volume heads shall be used on all spigots and water faucets. 12. If lighting is included in the parking lot, high—pressure sodium vapor lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. 13. If foil —type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. ZA Minutes 7/21/88 —5— 4102h 14. 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. 15. 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 applicant shall obtain the necessary permits from the South Coast Air Quality Management District, if applicable. 4. Development shall meet all local and State regulations regarding installation and operation of all underground storage tanks, if applicable. 5. The structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit(s). 6. 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. 7. Landscaping shall comply with S. 960 of the Huntington Beach Ordinance Code. 8. The Zoning Administrator reserves the right to revoke this Administrative Review No. 88-22 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. CONDITIONAL EXCEPTION NO. 88-32 Applicant: Larry B. Taylor This request is covered by Categorical Exemption, Section 15305, Class 5, California Environmental Quality Act, 1986. Staff member, Thomas Rogers, reported that this is a request to construct a 6 ft. high wooden fence 7 1/2 ft from the front property line (along 17th Street) in lieu of the required 15 ft. located at 1846 Main Street. Mr. Rogers stated that there did not appear to be any land related hardship to warrant granting the request. A variance (Conditional Exception 83-13) to allow the required open space in the front yard had already been granted. This proved that it was possible to have the required amount of open space with the established setbacks. Further, 17th Street may be vacated soon. This would allow the applicant to build the desired fence with no variance. He stated that staff is recommending denial. ZA Minutes 7/21/88 —6— 4102h 1-1 The public hearing was opened and Larry Taylor, applicant, was present and presented a list of similar situations in the vicinity. Staff rebutted the list demonstrating that the walls were built on exterior side yards, not front yards. Michael Strange, Zoning Administrator, read the letter submitted by Dave Frampton opposing the variance. CONDITIONAL EXCEPTION NO. 88-32 WAS DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS: FINDINGS FOR DENIAL: 1. Although the property is irregular in configuration, the required open space can be obtained within the regular established setbacks (Conditional Exception No. 83-43). 2. The proposed 6 ft. high wall encroaching 7 1/2 ft. into the 15 ft. front setback will not be compatible with the properties in the vicinity. Other properties fronting Main Street meet the code regarding setbacks and do not have walls in the front yard. 4. Since the subject property can be fully developed within regular established setbacks, such a Conditional Exception is not necessary for the preservation and enjoyment of substantial property rights. 5. Granting of Conditional Exception No. 88-32 would constitute a special privilege inconsistent with limitations upon properties in the vicinity. THE MEETING WAS ADJOURNED TO THE SEPTEMBER 26, 1988 STUDY SESSION BY THE ZONING ADMINISTRATOR. ichael Strange Zoning Administrator (4102h) ZA Minutes 7/21/88 -7- 4102h