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HomeMy WebLinkAbout1988-11-16MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 — Civic Center 2000 Main Street Huntington Beach, CA 02648 WEDNESDAY NOVEMBER 16. 1988 — 1:30 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBERS: Thomas Rogers MINUTES: Minutes of the November 9, 1988 meeting were approved. REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 88-42 Applicant: James Righeimer 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 reduced sideyard setback (six (6) inches in lieu of three (3) feet for the dwelling and the garage) located on Lot 11, Block 2002 — Vista Del Mar Tract. He stated that this item from continued from November 9, 1988 to allow staff to research previously approved variance located at 222 Portland. Staff found in their research that the previously approved variance was not substantially the same as the applicant's request; and that staff did not want to recommend the approval of what was granted on 222 Portland for safety issues with the garage at zero sideyard setback. Therefore, staff's alternative recommendation to the applicant was for a 6 inch setback along the garage and 2 1/2 foot setback along the alley for the dwelling portion. The public hearing was opened and James Righeimer, applicant, was present and spoke in support of the original request. He stated that he did not understand the difference of setting the dwelling portion back and not the garage feeling that there will still be a safety hazard. He stated that it was only one dwelling abutting an apartment building and that the alternative recommendation would hurt the appearance of the project. There was no one else present to speak for or against the request so the public hearing was closed. Mr. Strange, Zoning Administrator, stated that he felt that staff's recommendation was a better design allowing for more landscaping and that he did not want to set a precedent for six (6) inch setbacks for dwellings along a public right—of—way. STAFF'S ALTERNATIVE RECOMMENDATION FOR CONDITIONAL EXCEPTION NO. 88-42 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: ZA Minutes 11/16/88 —1— (4245h) FINDINGS FOR APPROVAL: 1. Because of special circumstances applicable to the subject property, including size and 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. The required alley dedications make the lot unbuildable with the standard setbacks. 2. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 3. The granting of Conditional Exception No. 88-42 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 the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. SPECIAL CONDITIONS OF APPROVAL: 1. A revised site plan, floor plan and elevations shall be submitted depicting the modifications described herein: a. The habitable portion of the structure shall have a minimum setback of 2.5 feet from the alley. The garage portion (first and second stories) shall have a minimum setback of six (6) inches from the alley. b. The side yard setback along the western property line shall be three (3) feet free and clear. No architectural projections shall be permitted within this setback area. c. A six (6) inch by two (2) inch bellyband shall be provided along the east (alley) elevation. d. The garage shall not encroach into the ten (10) foot by ten (10) foot alley cutoff. e. Show utility (washer, dryer and water heater) locations on floor plan. Utilities shall not be located within the required enclosed parking area. 2. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. Landscape and irrigation plan to the Department of Community Development and Public Works for review and approval. 3. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 4. Alleys shall be improved and the curb, gutter, and sidewalk shall be reconstructed to Public Works standards. ZA Minutes 11/16/88 —2— (4245h) 5. 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. 6. Proposed structures shall be architecturally compatible with existing structures. 7. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 8. Low -volume heads shall be used on all spigots and water faucets. 9. 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 grading permit shall be reviewed and approved by Public Works prior to the issuance of building permits. 4. 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. 5. The Zoning Administrator reserves the right to revoke this Conditional Exception if any violation of these conditions of the Huntington Beach Ordinance Code occurs. NOTE: Approval of Conditional Exception No. 88-42 only establishes setbacks, all other provisions of the Huntington Beach Ordinance Code shall be met. ADMINISTRATIVE REVIEW NO. 88-26 Applicant: RAAB Engineering Inc. This request is covered by Categorical Exemption, Section 15304, Class 4, California Environmental Quality Act, 1986. Staff member, Thomas Rogers, reported this is a request for a temporary sales trailer and three models located at Crestmoor Lane and Larkmond (TTM 13466). He stated that Tentative Tract Map has been approved by the Planning Commission and the applicant is now requesting a sales trailer and three model homes. He stated that the applicant's request meets all required setbacks and staff is recommending approval. Dennis Harland, representing the builder, was present and spoke in support of the request. ADMINISTRATIVE REVIEW NO. 88-26 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING CONDITIONS: ZA Minutes 11/16/88 -3- (4245h) SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated October 28, 1988 shall be the approved layout. 2. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 3. 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. 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. All applicable Public Works fees shall be paid prior to issuance of building permits. 7. The office use shall be discontinued within thirty (30) days following sale of the last on —site unit. A cash bond of one thousand dollars ($1,000) shall be posted with the city for the sales office and for each model home to guarantee compliance with all provisions of this code and the Huntington Beach Building Code. 8. The sales office shall not be converted or expanded into a general business office for the contractor or developer. 9. Prior to issuance of temporary occupancy, street shall be paved to end of last model home property line. 10. Fences or gates across the street shall open clear to twenty—four (24) feet width. 11. Fire hydrants shall be operable prior to combustible construction. 12. All previous conditions of Tentative Tract No. 13466, Conditional Exception No. 88-26, Coastal Development Permit No. 88-17 and Negative Declaration No. 88-15 shall remain in effect. 13. Parking shall meet Section 960 of the Huntington Beach Ordinance Code. 14. One handicap parking space shall be provided. 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 this Administrative Review if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ZA Minutes 11/16/88 —4— (4245h) TENTATIVE PARCEL MAP NO. 88-405 Applicant: Christopher 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 consolidate two lots into one lot and a waiver of the final map located at 416 Frankfort Avenue. Staff is recommending approval with findings and conditions. TENTATIVE PARCEL MAP NO. 88-405 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The proposed consolidation of two (2) parcels into one (1) parcel for purposes of residential use is in compliance with the size and shape of the property necessary for that type of development. The subdivision took place in 1935 prior to the City's Subdivision Ordinance taking effect. 2. The General Plan has set forth provisions for this intensity 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 Medium Density Residential 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. The subdivision took place in 1935 prior to the City's Subdivision Ordinance taking effect. 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 October 27, 1988 shall be the approved layout (with the amendments as noted thereon). 2. The alley and Public Works improvements shall be dedicated to City standards. 3. Water supply shall be through the City of Huntington Beach's water system at the time said parcel is developed. 4. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcel is developed. 5. All utilities shall be installed underground at the time said parcel is developed. ZA Minutes 11/16/88 -5- (4245h) 1 6. Compliance with all applicable City Ordinances. 7. The applicant shall file, through the Huntington Beach City Clerk's office, and have recorded with the Orange County Recorder's Office, a Certificate of Compliance in conjunction with the approved plat map. A copy of the recorded Certificate of Compliance and plat map shall be filed with the Department of Community Development prior to issuance of building permits on the subject property. 8. All vehicular access rights along Frankfort Avenue shall be dedicated to the City of Huntington Beach except at locations approved by the Zoning Administrator. THE MEETING WAS ADJOURNED TO THE NOVEMBER 21, 1988 STUDY SESSION BY THE ZONING AD INISTRATOR. Mi hael Strange Zoning Administrator (4245h) ZA Minutes 11/16/88 -6- (4245h)