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HomeMy WebLinkAbout1989-08-23MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 — Civic Center 2000 Main Street Huntington Beach, CA 02648 WEDNESDAY. AUGUST 23. 1989 — 1:30 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBERS: Thomas Rogers Herb Fauland REGULAR AGENDA ITEMS: USE PERMIT NO. 89-41 CONDITIONAL EXCEPTION NO. 89-31 COASTAL DEVELOPMENT PERMIT NO. 89-16 Applicant: Jim and Tracy Caviola & Scott Merrell 1008 Ocean Avenue, #4 Seal Beach, CA 90740 Request: USE PERMIT — To permit the construction of a three —unit apartment building with a six (6) foot high wall within the front yard setback CONDITIONAL EXCEPTION — Request is to permit a zero (0) foot in lieu of a five (5) foot setback from a sewer easement and reduction in the ten (10) foot landscaping requirement along the street frontage. COASTAL DEVELOPMENT PERMIT — The proposed development is located within the Coastal Zone boundaries. Location: 16672 Pacific Coast Highway (North side of Pacific Coast Highway approximately 320 feet east of Admirality Drive). Coastal Status: APPEALABLE Environmental This request is covered by Categorical Exemption, Section Status: 15303, Class 3; Section 15305, Class 5 of the Calfornia Environmental Quality Act. Herb Fauland presented the staff report. The public hearing was opened and Todd Schooler, representing applicant, was present and spoke in support of the request. He stated that he met with Public Works Traffic Engineer regarding site visibility and the wall and driveway. The Traffic Engineer advised staff to agree with the findings submitted by Caltrans, which the applicant gave staff a copy. There was no one else present to speak for or against the request so the public hearing was closed. ZA Minutes 8/23/89 —1— 5322h U USE PERMIT NO. 89-41/CONDITIONAL EXCEPTION NO. 89-31/COASTAL DEVELOPMENT PERMIT NO. 89-16 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL - USE PERMIT NO. 89-41: 1. The establishment, maintenance and operation of the proposed three unit apartment building with a six foot high wall within the front 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 Use Permit No. 89-41 will not adversely affect the General Plan of the City of Huntington Beach. 3. The proposed three unit apartment building with a six foot high wall within the front yard setback is consistent with the goals and objectives of the City's General Plan and Land Use Map. 4. The location, site layout, and design of the proposed three unit apartment building properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. 5. The access to and parking for the proposed three unit apartment building does not create an undue traffic problem because adequate turnaround area is provided on site and therefore vehicles do not back out onto Pacific Coast Highway.. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 89-31 1. The granting of Conditional Exception No. 89-31 for a reduction in the ten (10) foot landscape setback along Pacific Coast Highway and to permit a zero (0) foot in lieu of a five (5) foot setback from a sewer easement is necessary in order to preserve the enjoyment of one or more substantial property rights. 2. 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. 3. The granting of Conditional Exception No. 89-31 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 4. The granting of Conditional Exception No. 89-31 will not adversely affect the General Plan of the City of Huntington Beach. 5. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 89-31 is sought and he will proceed to do so without unnecessary delay. ZA Minutes 8/23/89 -2- 5322h FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 89-16 1. The proposed development of a three -unit apartment project with a six (6) foot high wall within the front yard setback and to permit a zero (0) foot in lieu of a five (5) foot setback from a sewer easement and a reduction of the required ten (10) foot landscape setback along Pacific Coast Highway conforms with the plans, policies, requirements and standards of the Coastal Element. 2. The proposed development of a three -unit apartment project with a six (6) foot high wall within the front yard setback and to permit a zero (0) foot in lieu of a five (5) foot setback from a sewer easement and a reduction of the required ten (10) foot landscape setback along Pacific Coast Highway is consistent with the CZ Suffix, Medium Density Residential development standards, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. 3. Coastal Development Permit No. 89-16 at the time of occupancy for the proposed development of a three -unit apartment project with a six (6) foot high wall within the front yard setback and to permit a zero (0) foot in lieu of a five (5) foot setback from a sewer easement and a reduction of the required ten (10) feet landscape setback long Pacific Coast Highway will provide infrastructure in a manner that is consistent with C-LUP. 4. The proposed development of a three -unit apartment project with a six (6) foot high wall within the front yard setback and to permit a zero foot (0) in lieu of a five (5) foot setback from a sewer easement and a reduction of the required ten (10) feet landscape setback long Pacific Coast Highway as proposed by Coastal Development Permit No. 89-16 conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act by providing housing opportunity within the Coastal Zone. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated August 11, 1989 shall be the conceptually approved layout with the following modification: a. A ten (10) foot vision clearance area shall be provided at the driveway on Pacific Coast Highway. 2. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. 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. b. A Landscape Construction Set submitted to the Departments of Community Development and Public Works. The landscape construction set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which includes all proposed/existing plant materials (location, type, size, quantity), irrigation plan, grading plan and approved site plan, and copy of conditions of approval. The landscape plan shall be in conformance with Section 9608 of the Huntington Beach Ordinance Code . The set must be complete and approved by both departments prior to issuance of building permits. C. Submit three (3) copies of the site plan to the Planning Division for addressing purposes. ZA Minutes 8/23/89 -3- 5322h d. Submit three (3) copies of the revised site plans, floor plans and elevations pursuant to condition no. 1 for review and approval and inclusion in the entitlement files. e. Elevations shall depict colors and building materials as approved by the Design Review Board. f. The site plans shall include (or reference page) all conditions of approval imposed on the project printed verbatim. 3. Installation of required landscaping and irrigation systems shall be completed prior to final inspection/within twelve (12) months. 4. The Fire Department requirements are as follows: a. On —site fire hydrants, pursuant to Fire Department regulations, shall be provided in number and at locations specified by the Fire Department and in operation prior to issuance of building permits. b. An automatic fire sprinkler system and fire alarm shall be approved and installed pursuant to Fire Department regulations. C. Submit a fire protection plan, pursuant to Fire Department regulations, for review and approval prior to issuance of building permits. 5. The Public Works Department requirements are as follows: a. Applicant shall pursue CalTrans approval of radius type driveways on Pacific Coast Highway. b. Driveway approaches shall be constructed pursuant to Caltrans and Public Works standards (30' minimum). C. Submit a grading plan and soils report for review and approval. d. Submit a street improvement plan for review and approval pursuant to Caltrans and Public Works standards. e. Access to the site shall be limited to one driveway with right turn in and out only. f. In order to build within the 5' easement setback, the building footing shall extend below the sewer/storm drain pipe line. An alternative plan acceptable to Public Works standards may be submitted. 6. 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. 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. ZA Minutes 8/23/89 —4— 5322h 9. 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. 10. Prior to issuance of building permits, the property owner shall sign, notarize, and record with the County Recorder a "Covenant" assuring that the three unit apartment building will be maintained as a three unit apartment building. 11. All applicable Public Works fees shall be paid prior to issuance of building permits. 12. All utility apparatuses such as but not limited to backflow devices and Edison Transformers, shall be properly screened by approved landscaping or any other method approved by the Director. All such apparatuses shall be depicted on the site plan prior to issuance of building permits. 13. Should a Traffic Impact Fee be adopted by the City Council, the applicant/owner shall be responsible for paying such fee prior to issuance of Certificate of Occupancy and/or final building permit approval. 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 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). 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 Use Permit No. 89-41, Conditional Exception No. 89-31 and Coastal Development Permit No. 89-16 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ADMINISTRATIVE REVIEW NO. 89-11 CONDITIONAL EXCEPTION NO 89-43 Applicant: Independent Development Company, Inc. 500 Newport Center Drive, 4th Floor Newport Beach, CA 92660 Request: Administrative Review - Construction of a 3,740 square foot retail center. Conditional Exception - Utilization of 26.5 foot wide drive aisles in lieu of 27 foot wide aisles. ZA Minutes 8/23/89 -5- 5322h Location: 10001 Adams Avenue (Northeast corner of Adams Avenue and Brookhurst Street). Environmental This request is covered by Categorical Exemption, Section Status: 15303, Class 3(c) of the Calfornia Environmental Quality Act. Tom Rogers presented the staff report. The public hearing was opened and Jeanine Nelson, representing 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. 89-11/CONDITIONAL EXCEPTION NO. 89-43 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The establishment, maintenance and operation of the retail center 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 proposed retail center with the reduced drive aisle width is consistent with the goals and objectives of the City's General Plan and Land Use Map. 3. 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. The small size of the parcel makes it difficult to develope the parcel to the existing commercial development standards. 4. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. The applicant has constructed the project in compliance with the proposed Code Amendment re: parking standards. No compact parking spaces are utilized, thus requiring more area for parking. 5. The granting of Conditional Exception No. 89-43 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 6. The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. 7. The location, site layout, and design of the proposed use properly adapts the proposed structure 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. ZA Minutes 8/23/89 -6- 5322h SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated August 10, 1989 shall be the approved layout with the following modifications: a. The building shall have a maximum setback of two (2) inches from the northerly and easterly property lines. 2. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. 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. b. A Landscape Construction Set submitted to the Departments of Community Development and Public Works. The landscape construction set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which includes all proposed/existing plant materials (location, type, size, quantity), irrigation plan, grading plan and approved site plan, and copy of conditions of approval. The landscape plan shall be in conformance with Section 9608 of the Huntington Beach Ordinance Code . The set must be complete and approved by both departments prior to issuance of building permits. 3. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 4. "Should a Traffic Impact Fee be adopted by the City Council, the applicant/owner shall be responsible for paying such fee prior to issuance of a Certificate of Occupancy and/or final building permit approval." S. A planned sign program shall be approved for all signing. Said program shall be approved prior to the first sign request. 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. Driveway approaches shall be a minimum of twenty-seven feet (27') in width and shall be of radius type construction. 8. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 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 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. ZA Minutes 8/23/89 -7- 5322h 13. Prior to issuance of building permits, the subject property shall make an irrevocable offer to grant a reciprocal driveway easement between the subject site and the adjacent property. A copy of the legal instrument shall be approved by the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder. A copy shall be filed with the Department of Community Development prior to occupancy. 14. All applicable Public Works fees shall be paid prior to issuance of building permits. 15. All utility apparatuses such as but not limited to backflow devices and Edison Transformers, shall be prohibited in the front yard and exterior side yards unless properly screened by approved landscaping or any other method approved by the Director. All such apparatuses shall be depicted on the site plan prior to issuance of building permits. 16. The applicant shall enter into an irrevocable offer to dedicate Adams Avenue to Public Works standards. 17. The applicant shall construct curb, gutter and sidewalk improvements to Public Works standards. 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 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. A grading plan shall be submitted and approved by the Department of Public Works.The Department of Community Development will perform a comprehensive plan check relating to all Ordinance Code requirements upon submittal of your completed structural drawings. USE PERMIT NO. 89-45 CONDITIONAL EXCEPTION NO 89-39 Applicant: Joan Hillard P.O. Box 1132 Huntington Beach, CA 92647 Request: Use Permit - Addition to a structure with a non -conforming setback Conditional Exception - Proposed addition will encroach into side yard setback (2 feet in lieu of 5 feet) and rear yard setback (5 feet in lieu of 10 feet) ZA Minutes 8/23/89 -8- 1 5322h 1 7 �J Location: 21742 Fairlane Circle Environmental This request is covered by Categorical Exemption, Section Status: 15305, Class 5(b) of the Calfornia Environmental Quality Act. Tom Rogers presented the staff report. The public hearing was opened and Joan Hillard, 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. USE PERMIT NO. 89-45/CONDITIONAL EXCEPTION NO. 89-39 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS FOR APPROVAL: 1. The proposed garage extension at a two (2) foot setback and storage room 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 Use Permit No. 89-45 and Conditional Exception No. 89-39 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. 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. The existing structure permitted at the two (2) foot setback in conjunction with the unusual lot configuration, makes it difficult to develop the property in conformance with current development standards. 5. The granting of Conditional Exception No. 89-39 is necessary in order to preserve the enjoyment of one or more substantial property rights. 6. The granting of Conditional Exception No. 89-39 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 7. The granting of Conditional Exception No. 89-39 will not adversely affect the General Plan of the City of Huntington Beach. 8. The granting of Conditional Exception No. 89-39 will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated July 21, 1989 shall be the approved layout with the following modifications: ZA Minutes 8/23/89 -9- 5322h a. The proposed garage addition shall have a minimum rear yard setback of seven (7) feet. Eaves shall be set back a minimum of five (5) feet from the rear property line. b. A door shall be provided between the garage and the proposed "storage room". 24. 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. 28. Low -volume heads shall be used on any proposed spigots and/or water faucets. 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. ADMINISTRATIVE REVIEW NO. 88-20 Applicant: Alvin R. Cohn 304 So. Spalding Drive Beverly Hills, CA 90212 Request: One year extension of time for Administrative Review No. 88-20 approved by the Zoning Administrator on August 18, 1988. Location: 18892, 18902, 18912, 18932 and 18952 Stewart Street Environmental Status: This request is covered by Negative Declaration No. 88-27 Tom Rogers presented the staff report. The public hearing was opened and Audry and Al Cohn, applicants, were 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. A ONE YEAR EXTENSION WAS APPROVED FOR ADMINISTRATIVE REVIEW NO. 88-20 BY THE ZONING ADMINISTRATOR. THE MEETING WAS ADJOURNED TO THE AUGUST 28, 1989 STUDY SESSION BY THE ZONING ADMINISTRATOR. �v Mi hael Strange Zoning Administrator 5322h ZA Minutes 8/23/89 -10- 5322h