Loading...
HomeMy WebLinkAbout1990-01-24MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, JANUARY 24, 1990 - 1:30 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBER: Herb Fauland MINUTES: Minutes of the January 10, 1990 and January 17, 1990, Zoning Administrator Meeting were approved by the Zoning Administrator. REGULAR AGENDA ITEMS: ITEM 1• COASTAL DEVELOPMENT PERMIT NO. 89-16(R)/CONDITIONAL EXCEPTION (VARIANCE) NO. 90-2 Applicant: Jim and Tracy Caviola & Scott Merrell 1008 Ocean Avenue #4 Seal Beach, California 90740 Request: CONDITIONAL EXCEPTION - Request is to permit a ten (10) foot in lieu of a fifteen (15) foot front setback for the second story of a three story apartment building. COASTAL DEVELOPMENT PERMIT NO. 89-16(R) - 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 Admiralty Drive). Environmental This request is covered by Categorical Exemption, Status: Section, 15303, Class 3, California Environmental Quality Act, 1986 Herb Fauland presented the staff report. Previously, this request was filed as a Use Permit, Conditional Exception and Coastal Development Permit and was approved by the Zoning Administrator. However, staff reported that during plan check a variance in the second story setback was not noted and, therefore, a Conditional Exception (Variance) is required. Staff also noted that the project was reviewed and approved by the Design Review Board. Staff recommended approval of the variance because findings of fact regarding land related hardship can be made and the request will not impact the adjacent neighbors. THE PUBLIC HEARING WAS OPENED Todd Schooler, architect representing the applicant, said that the proposed apartment was designed for three (3) - three (3) bedroom units and because of the unusual shape of the lot and the easement on site, the structure was designed with a portion of the second story setback 10' in lieu of the required 15' front setback. He agreed to all conditions of approval There were no other persons to speak for or against the request and the public hearing was closed. COASTAL DEVELOPMENT PERMIT NO. 89-16 (R) AND CONDITIONAL EXCEPTION (VARIANCE) NO. 90-2 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) DAYS. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 90-2 1. The granting of Conditional Exception No. 90-2 to permit a ten (10) foot in lieu of fifteen (15) foot setback for the second story of a three story apartment building 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. 90-2 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. 90-2 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. 90-2 is sought and he will proceed to do so without unnecessary delay. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO, 89-16(R) 1. The proposed development of a three -unit apartment project with a ten (10) foot in lieu of a fifteen (15) foot front setback for the second story conforms with the plans, policies, requirements and standards of the Coastal Element. ZA MINUTES 1/24/90 -2- (4635d) 1 2. The proposed development of a three -unit apartment project with a ten (10) foot in lieu of a fifteen (15) foot front setback for the second story 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(R) at the time of occupancy for the proposed development of a three -unit apartment project will provide infrastructure in a manner that is consistent with C-LUP. 4. The proposed development of a three -unit apartment project with a ten (10) foot in lieu of a fifteen (15) foot front setback for the second story 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. 5. Approval of the conditional exception (variance) for a ten (10) foot in lieu of a fifteen (15) foot front setback will result in no modification to the requirements for the C-LUP. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated January 8, 1990 shall be the conceptually approved layout. 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. d. Elevations shall depict colors and building approved by the Design Review Board. materials as ZA MINUTES 1/24/90 -3- (4635d) e. 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 1/24/90 -4- (4635d) 1 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 Conditional Exception No. 90-2 and Coastal Development Permit No. 89-16(R) if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ZA MINUTES 1/24/90 -5- (4635d) ITEM 2: USE PERMIT NO. 89-69 Applicant: Mr. David Voo 17231 Green Street Huntington Beach, California 92649 Request: To construct 211 lineal feet of blockwall a minimum of 6' - 0" in height but not to exceed a maximum of 9' - 0" pursuant to Section 9771(1) of the Huntington Beach Ordinance Code. Location: 17231 Green Street Environmental This request is covered by Categorical Exemption, Status: Section 15311, Class 11, California Environmental Quality Act, 1986 Herb Fauland presented the staff report. He reported that there is an existing 9' high block wall on a portion of the lot and, due to the slope and grade of the property, the fence on the applicant's side would be 9' and 6' high to match the existing adjacent walls. Staff also noted that a common wall was proposed and that a letter has been submitted which concurs with the request. In addition, staff noted that a proposed tennis court is shown on the plans and said a lighting plan would be required if lighting is proposed for the courts. Staff recommended approval with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED Al Robertson, engineer representing the applicant was present. He agreed to submit a lighting plan if at a later date a tennis court was added as shown on the plans. He agreed to all conditions of approval. Bill & Shirley Collins, 4801 Los Patos, whose property abuts the request stated full agreement with the request. They said the wall as proposed is 6' high on their property but because of the grade and slope on the applicants property, probably would be approximately 8' in height. Tom Schuesler, representing John Schuesler, 4832 Curtis, read a letter prepared by Mr. John Schuesler. The letter was in opposition of the request if the wall would exceed 6' along his property. The Zoning Administer reviewed the plans and determined that the wall in the area in question would not exceed 6 feet. Tom Schuesler said that the opposition related only to the height of the proposed wall and not the wall itself. There were no other persons to speak for or against the request and the public hearing was closed. USE PERMIT NO. 89-69 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) DAYS. ZA MINUTES 1/24/90 -6- (4635d) FINDINGS FOR APPROVAL: 1. The construction of a 211 lineal foot blockwall a minimum of 61- 0" in height but not to exceed a maximum of 9'- 0" 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 construction of a blockwall a minimum of 6'- 0" in height but not to exceed a maximum of 9'- 0" is consistent with the goals and objectives of the City's General Plan and Land Use Map. 3. The location site layout and design of the proposed blockwall a minimum of 6'- 0" in height but not to exceed a maximum of 9'- 0" properly adapted the proposed blockwall to streets, driveways and other adjacent structures and uses in a harmonious manner. As designed, the proposed blockwall will be compatible with the existing single family neighborhood, surrounding area, and existing blockwalls. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan and cross sections received and dated January 5, 1990, shall be the conceptually 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. The proposed blockwall footings which are not proposed as common walls shall not disturb the adjacent properties in any manner. 4. A grading and drainage plan shall be submitted to the Public Works Department for review and approval prior to the issuance of building permits. 5. Any proposed outdoor lighting for the proposed tennis courts shall include high pressure sodium vapor lamps or similar energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be noted on an approved site plan. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. ZA MINUTES 1/24/90 -7- (4635d) 1 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 Use Permit No. 89-69 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 3: TENTATIVE PARCEL MAP 89-453 Applicant: Olfati Ali 1040 E. Ocean Boulevard No. 1 Long Beach, California 90802 Request: To consolidate three (3) lots and alley into one parcel of land. Location: 17082 Palmdale Environmental This request is covered by Categorical Exemption, Status: Section 15315, Class 15, California Environmental Quality Act, 1986 Herb Fauland presented the staff report. He reported that the request for the Tentative Parcel Map was a condition of approval of an approved Administrative Review for the construction of industrial buildings. Staff noted that the request to consolidate three (3) lots and an alley would be eligible for waiver of final parcel map. The applicant, Mr. Olfati, was present. Mr. Olfati did not have any questions or comments regarding the request. He concurred with staff's recommendation. TENTATIVE PARCEL MAP NO. 89-453 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) DAYS. FINDING OF APPROVAL FOR WAIVER: 1. The proposed consolidation of three (3) lots and alley into one (1) parcel of land for purposes of industrial 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 Light Industrial District allowing industrial buildings was placed on the subject property. ZA MINUTES 1/24/90 a (4635d) F�l 4. The size, depth, frontage, street width and other design and improvement features of the proposed consolidation are proposed to be constructed in compliance with standard plans and specifications on file with the City as well as in compliance with the State Map Act and supplemental City Subdivision Ordinance. 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 January 5, 1990 shall be the approved layout (with the amendments as noted thereon). 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. A ten (10) foot water line and facility easement shall be dedicated to the City of Huntington Beach pursuant to Public Works standards. The water line shall be located only in drive aisles. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcel is developed. 5. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcel is developed. 6. All utilities shall be installed underground at the time said parcel is developed. 7. All vehicular access rights along Palmdale shall be dedicated to the City of Huntington Beach except at locations approved by the Zoning Administrator. 8. A copy of the recorded parcel map shall be filed with the Public Works Department. 9. Street improvements shall be constructed to Public Works standards. 10. Upon completion of the above conditions, the applicant may submit a request for the waiver of the final parcel map in conjunction with an eight and one-half (8 1/2) inches by an eleven (11) inch plat map. Upon the granting of the final map waiver by the Zoning Administrator, the applicant shall record a "Covenant To Hold Properties As One Parcel" and the approved plat map with the Orange County Recorder's Office. A copy of the recorded covenant shall be filed with the Department of Community Development prior to final inspection/issuance of building permits. ZA MINUTES 1/24/90 ME (4635d) ITEM 3: TENTATIVE PARCEL MAP 89-453 Applicant: Gary Mulligan 504 Main Street Huntington Beach, CA 92648 Request: To consolidate four (4) lots into one (1) parcel. Location: 221, 223, 225 and 227 Main Street Environmental This request is covered by Categorical Exemption, Status: Section 15305, Class 5, California Environmental Quality Act, 1986 Herb Fauland presented the staff report. He reported that this is a request to consolidate four (4) lots into one (1) and that the subject property is in the Downtown Specific Plan and is part of the Second Block rehab program. Staff clarified the width of the alley as proposed at 20' after dedication in lieu of the 30' for alleys in the Downtown Specific Plan. Staff also advised the applicant that the Map is subject to waiver of final parcel map due to the number of lots being consolidated. Staff recommended approval with findings and conditions of approval. FINDING OF APPROVAL FOR WAIVER: 1. The proposed consolidation of four (4) lots into one (1) parcel of land for purposes of mixed 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 studies for this intensity of land use at the time the land use designation for Office/Residential District allowing -mixed uses was placed on the subject property. 4. The size, depth, frontage, street width and other design and improvement features of the proposed consolidation 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. A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: 1. The Tentative Parcel Community Development approved layout (with ZA MINUTES 1/24/90 Map received by the Department of on January 5, 1990, shall be the the amendments as noted thereon). -10- (4635d) 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. Main Street and the alley shall be dedicated to City standards. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcel is developed. 5. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcel is developed. 6. All utilities shall be installed underground at the time said parcel is 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. Alley and street (centerline of Olive Avenue) improvements shall be constructed to Public Works standards. 10. Submit a grading plan and soils report for review and approval to the Public Works Department. 11. All vehicular access rights -along Main Street and the alley shall be dedicated to the City of Huntington Beach except at locations approved by the Zoning Administrator. 12. Upon completion of the above conditions, the applicant may submit a request for the waiver of the final parcel map in conjunction with an eight and one-half (8 1/2) inches by an eleven (11) inch plat map. Upon the granting of the final map waiver by the Zoning Administrator, the applicant shall record a "Covenant To Hold Properties As One Parcel" and the approved plat map with the Orange County Recorder's Office. A copy of the recorded covenant shall be filed with the Department of Community Development prior to final inspection/issuance of building permits. THE MEETING WAS ADJOURNED BY THE ZONING ADMINISTRATOR TO THE NEXT MEETING OF FEBRUARY 7, 1990. t L V Michael Strange Zoning Administrator :jr ZA MINUTES 1/24/90 -11- (4635d)