HomeMy WebLinkAbout1989-04-12MINUTES
HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR
Room B-6 - Civic Center
2000 Main Street
Huntington Beach, CA 02648
WEDNESDAY, APRIL 12, 1989 - 1:30 P.M.
ZONING ADMINISTRATOR: Michael Strange
STAFF MEMBERS: Thomas Rogers
MINUTES: Minutes of the March 5, 1989 Zoning Administrator Meeting were
approved.
REGULAR AGENDA ITEMS:
CONDITIONAL EXCEPTION NO. 89-7
ADMINISTRATIVE REVIEW NO. 89-7
Applicant: WMF Designs, Inc.
This request is covered by Negative Declaration No. 80-18.
Staff member, Thomas Rogers, reported that this request was continued from April 5,
1989 for the applicant to apply for a variance for reduction in the planter to permit full
size parking spaces in the front of the building. He stated that the applications were
readvertised for construction of an office/warehouse building (10,675 square feet) and to
permit a reduced dimension (six (6) feet in lieu of ten (10) feet) for the required
landscaped planter for approximately sixty (60) feet along Buckingham Drive located at
5702 Buckingham Drive. He stated that the request meets all code requirements for the
intended use on the site and staff is recommending approval.
The public hearing was open and Will Fesler, representing the applicant, was present and
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.
ADMINISTRATIVE REVIEW NO. 89-7 AND CONDITIONAL EXCEPTION NO. 89-16 WAS
APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND
CONDITIONS:
FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION No. 89-16:
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 Conditional Exception No. 89-16 will not adversely affect the
General Plan of the City of Huntington Beach.
ZA Agenda 4/12/89 -1- 4663h
3. The proposal is consistent with the goals and objectives of the City's General Plan
and Land Use Map.
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. Most of the tract
was allowed to measure setbacks from the property line and not the easement line.
Taking into consideration the landscaping within the easement, well over ten (10)
feet of landscaping is being provided.
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. 89-16 will not be materially detrimental
to the public welfare, or injurious to property in the same zone classifications.
7. 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.
8. The access to and parking for the proposed use does not create an undue traffic
problem.
SPECIAL CONDITIONS OF APPROVAL:
1. The floor plans and elevations received and dated March 22, 1989 and the site plan
dated April 7, 1989 shall be the approved layout.
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.
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/within twelve (12) months.
4. Prior to issuance of building permits, the applicant shall comply with all conditions
of Tentative Parcel Map No. 89-173 including recording with the Orange County
Recorder's Office a covenant to hold the subject properties as one parcel.
5. An automatic fire sprinkler system shall be approved and installed pursuant to Fire
Department regulations. If more than 100 sprinkler heads are required, a central
monitoring system shall be provided.
6. Fire lanes, as determined by the Fire Department, shall be posted and marked.
7. 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.
ZA Agenda 4/12/89 —2— 4663h
8. Address numbers shall comply with Huntington Beach Fire Code standards.
9. Maximum separation between building wall and property line shall not exceed two
inches (2") along the southerly and westerly property lines.
10. Driveway approaches shall be a minimum of twenty-seven feet (27') in width and
shall be of radius type construction.
11. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers.
12. 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.
13. Walls constructed at a zero (0) foot setback shall be constructed of maintenance
free masonry material.
14. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters,
and central heating units.
15. Low -volume heads shall be used on all spigots and water faucets.
16. 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.
17. Prior to issuance of building permits, the property owner shall sign, notarize, and
record with the County Recorder a covenant assuring that the uses permitted within
the structure shall be limited to the number of parking spaces provided on -site.
18. Intensified landscaping shall be provided in front of those parking spaces which
encroach into the landscape planters.
19. 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.
4. A grading permit shall be submitted and approved by the Department of Public
Works.
5. 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.
6. Landscaping shall comply with S. 960 of the Huntington Beach Ordinance Code.
ZA Agenda 4/12/89 -3- 4663h
7. The Zoning Administrator reserves the right to revoke Administrative Review No.
89-7 if any violation of these conditions or of the Huntington Beach Ordinance Code
occurs.
COASTAL DEVELOPMENT PERMIT NO. 89-5 AND USE PERMIT NO. 89-15
Applicant: Richard L. Anderson
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 remodel an existing
single family dwelling and a wall with gates over forty—two (42") inches high within the
front setback located at 16622 Somerset Lane. He stated that staff has concerns mainly
because of the areas that are encroaching into the side yard setbacks. Staff is
recommending approval of coastal development permit and the findings made will meet
plans required by Coastal Development Permit. He stated that public works is
recommending only one curb cut where the applicant requested two. Mr. Rogers stated
that staff is recommending denial of the use permit to exceed the four foot requirement.
The public hearing was opened and Richard Anderson, applicant, was present and spoke in
support of the request. He stated that in his opinion, the projections identified by staff
which encroach into the side yard are not considered additional floor areas. Mr. Rogers
stated that the additional space is usable floor area and does not meet the definition for
architectural features.
Mr. Rogers also suggested that the applicant submit a different type of gate design.
There was no one else present to speak for or against the request so the public hearing
was closed.
Mr. Strange, Zoning Administrator, granted the Coastal Development permit for the
remodel of the existing single family house with modifications and denied the use permit
requesting a fence over forty—two inchs in height within the front yard setback.
COASTAL DEVELOPMENT PERMIT NO. 89-5 WAS APPROVED BY THE ZONING
ADMINISTRATOR WITH FINDINGS AND CONDITIONS OF APPROVAL, AND USE
PERMIT NO. 89-15 WAS DENIED BY THE ZONING ADMINISTRATOR WITH FINDINGS
FOR DENIAL:
FINDINGS FOR DENIAL — USE PERMIT NO. 89-15
1. The proposed wall and gates along the front property line will not be compatible
with properties in the vicinity.
2. Encroachment into the required front yard setback is not compatible with setbacks
established for adjacent properties, and would constitute special privileges
inconsistent with limitations upon those properties.
3. Ingress and egress to the site has the potential of creating additional traffic and
parking on Somerset Lane. The gates, as proposed, could not be opened with cars
in the driveway and a second curb cut would eliminate required on —street parking
for the community.
ZA Agenda 4/12/89 —4— 4663h
FINDINGS FOR APPROVAL — COASTAL DEVELOPMENT PERMIT:
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 as conditioned 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.
CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT:
1. The site plan, floor plans, and elevations received and dated March 14, 1989 shall
be the approved layout with the following modifications:
a. The side yard setbacks shall be revised to show a minimum dimension of five
(5) feet except for "architectural projections" such as fireplaces and bay
windows. No seating areas, plumbing fixtures, etc., shall be permitted within
the five (5) foot setback.
b. No structures (walls or gates) shall be permitted within the front setback.
C. No kitchen facilities shall be permitted in any of the bedrooms.
d. Only one curb cut onto Somerset Lane shall be permitted.
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. Low —volume heads shall be used on all spigots and water faucets.
5. Prior to issuance of building permits, the property owner shall sign, notarize, and
record with the County Recorder a covenant assuring that the single family
residence will be maintained as one (1) dwelling unit.
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.
ZA Agenda 4/12/89 —5— 4663h
USE PERMIT NO. 89-16
Applicant: Ocean Pointe Partners
This request is covered by Categorical Exemption, Section 15305(a), Class 5, California
Environmental Quality Act, 1986.
Staff member, Thomas Rogers, reported that this is a request to allow a three (3) foot
interior side yard setback in lieu of the five (5) foot side yard setback requirement for
single family dwelling's in the Townlot Area specifically on the southeast side of
Goldenwest Street between Walnut and Palm Avenue. Staff is recommending approval for
three foot wide set backs in lieu of five feet. He stated that the Fire Department is going
to require the applicant to install fire sprinkler systems in these homes.
The public hearing was opened and Kathie Leighton, representing applicant, 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.
USE PERMIT NO. 89-16 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE
FOLLOWING FINDINGS AND CONDITIONS:
FINDINGS FOR APPROVAL:
1. The establishment and maintenance of the three (3) foot side yard setback 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. 89-16 will not adversely affect the General Plan
of the City of Huntington Beach.
3. The granting of Use Permit No. 89-16 is necessary in order to preserve the
enjoyment of one or more substantial property rights. Tentative Tract 13625 has
conditioned the subject properties fronting Goldenwest to provide an additional
front yard setback from the required sound wall. As a result, the additional area is
needed to fully develop the subject sites.
SPECIAL CONDITIONS OF APPROVAL:
1. The preliminary site plan received and dated March 17, 1989 shall be the approved
layout in concept.
2. Prior to issuance of building permits, the landscape and irrigation plan shall be
submitted 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/within twelve (12) months.
4. On —site fire hydrants shall be provided in number and at locations specified by the
Fire Department.
5. An automatic fire sprinkler system for each residence fronting Goldenwest Street
shall be approved and installed pursuant to Fire Department regulations unless this
requirement is waived by the Huntington Beach Fire Department.
ZA Agenda 4/12/89 —6— 4663h
6.
All gates from the alley shall be provided with an emergency access key system.
7.
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.
8.
The applicant shall work with staff to prepare aesthetically pleasing design elements
to the elevations and individual site layouts. Individual site and building plans are
subject to approval of the Director of Community Development, Subdivision
Committee, and Design Review Board.
9.
Natural gas shall be stubbed in at the locations of cooking facilities, water heaters,
and central heating units.
10.
Low -volume heads shall be used on all spigots and water faucets.
11. All applicable Public Works fees shall be paid prior to issuance of building permits.
12. All conditions of approval for revised Tentative Tract Map 13625 shall remain in
effect.
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.
ADMINISTRATIVE REVIEW NO. 89-4
Applicant: Khosrow & Aslan Zandieh
This request is covered by Negative Declaration No. 80-28.
Staff member, Thomas Rogers, reported that this is a request for construction and
operation of a 11,500 square foot auto service facility in an industrial zone located 15141
Pipeline Lane. Mr. Rogers stated that staff is recommending approval .
Khrosrow & Aslan Zandieh, applicants, were present and spoke in support of the request.
ADMINISTRATIVE REVIEW NO. 89-4 WAS APPROVED BY THE ZONING
ADMINISTRATOR WITH THE FOLLOWING CONDITIONS:
SPECIAL CONDITIONS OF APPROVAL:
1. The site plan, floor plans, and elevations received and dated March 31, 1989 shall be
the approved layout with the following modifications:
a. The drive between the parking stalls and building "A" shall have a minimum
dimension of twenty-five (25) feet.
ZA Agenda 4/12/89 -7- 4663h
b. No door shall be permitted on the most northerly side of the east elevation of
building "B". The office door shall exit into the service bay.
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.
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. An automatic fire sprinkler system shall be approved and installed pursuant to Fire
Department regulations Said sprinkler system shall be designed to extra hazard
standards.
5. Service roads and fire lanes, as determined by the Fire Department, shall be posted
and marked.
6. 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.
7. Building and unit address shall comply with Fire Department standards.
8. Maximum separation between building wall and property line shall not exceed two
inches (2") along the westerly property line.
9. Driveway approaches shall be a minimum of twenty-seven feet (27') in width and
shall be of radius type construction.
10. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers.
11. All repair work shall be conducted wholly within the building.
12. 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.
13. Natural gas shall be stubbed in at the locations of water heaters and central heating
units.
14. Low -volume heads shall be used on all spigots and water faucets.
15. 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.
16. All applicable Public Works fees shall be paid prior to issuance of building permits.
ZA Agenda 4/12/89 -8- 4663h
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.
4. Development shall meet all local and State regulations regarding installation and
operation of all underground storage tanks.
5. 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.
6. All signs shall comply with S. 961 of the Huntington Beach Ordinance Code.
7. Landscaping shall comply with S. 960 of the Huntington Beach Ordinance Code.
8. The Zoning Administrator reserves the right to revoke Administrative Review No.
89-4 if any violation of these conditions of the Huntington Beach Ordinance Code
occurs.
TENTATIVE PARCEL MAP NO. 89-179
Applicant: Robert A. Gordon
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 consolidate lots 6 and 8,
Block 617, Huntington Beach Tract, 17th Street Section into one (1) parcel located at 606
18th Street. He stated that the applicant is simple erasing the property line, and in doing
so will not in the future preclude splitting the lots back into 25 foot lots. He stated that
staff is recommending approval.
Robert Gordon, applicant, was present and spoke in support of the request.
TENTATIVE PARCEL MAP NO. 89-179 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 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.
ZA Agenda 4/12/89 —9— 4663h
3. The property was previously studied for this intensity of land use at the time the
land use designation for Townlot Specific Plan 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 PARCEL FOR
ANY PURPOSE:
1.
The Tentative Parcel Map received by the Department of Community Development
on March 27, 1989 shall be the approved layout.
2.
Water supply shall be through the City of Huntington Beach's water system at the
time said parcel is developed.
3.
Sewage disposal shall be through the City of Huntington Beach's sewage system at
the time said parcel is developed.
4.
Street and alley improvements shall be constructed to Public Works standards as
necessary.
5.
6.
All utilities shall be installed underground at the time said parcel is developed.
Compliance with all applicable City Ordinances.
7.
A copy of the recorded parcel map shall be filed with the Department of
Community Development.
8.
The applicant shall file, through the Huntington Beach City Clerk's office, and
have recorded with the Orange County Recorder's Office, A Covenant To Hold The
Property As One Parcel in conjunction with the approved plat map. A copy of the
recorded covenant and plat map shall be filed with the Department of Community
Development prior to issuance of building permits on the subject property.
9.
All vehicular access rights along 18th Street and the alley shall be dedicated to the
City of Huntington Beach except at locations approved by the Zoning
Administrator.
NOTE: Approval of this tentative parcel map does not imply approval of the
proposed structures on the subject map. A comprehensive check for
conformance to the various codes will be performed upon submittal of the
structural plans to the Department of Community Development for Plan
Check.
THE MEETING WAS ADJOURNED TO THE APRIL
ZONING ADM941ST OR.
Mi hael Strange
Acting Zoning Administrator
4663h
17, 1989 STUDY SESSION BY THE
ZA Agenda 4/12/89 —10— 4663h