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HomeMy WebLinkAbout1991-04-03MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, APRIL 3, 1991 - 1:30 P.M. ZONING ADMINISTRATOR: STAFF MEMBERS: MINUTES• REGULAR AGENDA ITEMS: Scott Hess Mike Connor, Jane Madera The Minutes of the March 20, 1991 Zoning Administrator Meetings were approved. ITEM 1• CONDITIONAL EXCEPTION NO 90-3 (One Year Extension of Time) Applicant: Thomas Hibner 605 Frankfort Huntington Beach, CA 92648 Request: To construct two (2) three (3) story single family residences. The variance request is to construct the two (2) garages within one (1) foot of an interior side property line in lieu of the required three (3) foot setback pursuant to Section 9110.7(a) of the Huntington Beach Ordinance Code. Location: 605 & 607 Frankfort Mike Connor, Staff Planner, reported that the request was originally approved by the Zoning Administrator on February 21, 1990. Staff advised that during the course of the year, the project did not clear plan check due to discrepancies that were discovered regarding the lot size and the floor area ratio for buildable area. Staff concluded by recommending approval for the extension of time. THE PUBLIC HEARING WAS OPENED. Jim Righeimer, owner of one of the lots, advised that funding for the loan was scheduled for that day. He requested approval of the extension of time. There were no other persons present to speak for or against the request and the public hearing was closed. CONDITIONAL EXCEPTION NO. 90-3 (ONE YEAR EXTENSION OF TIME) WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING ADDED CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. CONDITIONS OF APPROVAL: 1. All conditions of approval from the Notice of Action letter dated February 22, 1990, shall still apply. 2. The Zoning Administrator shall be notified in writing if any changes in building height, floor area, setbacks, building elevations or open space are proposed as a result of the plan check process. Building permits shall not be issued until the Zoning Administrator has reviewed and approved the proposed changes. The Zoning Administrator reserves the right to require that an amendment to the original entitlement be processed if the proposed changes are of a substantial nature. ITEM 2: ADMINISTRATIVE REVIEW NO, 91-2 Applicant: Bentley Engineering Attn: Doug Baulom 5762 Bolsa Ave., Ste 205 Huntington Beach, CA 92649 Property Owner: McDonnell Douglas Space Systems Co. 5301 Bolsa Ave. (A 67-711) Huntington Beach, CA 92647 Request: To permit a partial demolition and a 7,200 square foot addition to an existing industrial structure pursuant to Section 9510.01 of the Huntington Beach Ordinance Code. Location: 5301 Bolsa Ave. Mike Connor, Staff Planner, reported that the request for demolition is located in the central portion of the McDonnell Douglas facility, Building 45A. The existing structure has a height of 18 feet and the new structure will be 50 feet. Staff advised that a variance for height for the entire site had been approved in the sixties and also there is a surplus of parking spaces. Staff recommended approval with findings and conditions of approval. Evan Jergensen, representing the applicant, advised that they were still developing plans for the site; however, the building would be used for the assembly of the space station. The Zoning Administrator requested that the setbacks be shown on the site plan. ADMINISTRATIVE REVIEW NO. 91-2 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING MODIFIED CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. ZA Minutes - 4/3/91 -2- (9256d) SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated February 19, 1991 shall be the conceptually approved layout. 2 The Zoning Administrator shall be notified in writing if any changes in building height, floor area, setbacks, building elevations or open space are proposed as a result of the plan check process. Building permits shall not be issued until the Zoning Administrator has reviewed and approved the proposed changes. The Zoning Administrator reserves the right to require that an amendment to the original entitlement be processed if the proposed changes are of a substantial nature. 3. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: The applicant shall provide a revised site plan showing all setbacks from the proposed addition to adjacent buildings. 4. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 5. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 6. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 7. Fire extinguishers shall be provided in number and locations as designated by the Fire Department. 8. 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. 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. Conditions of approval shall be printed verbatim on all working drawings submitted for plancheck. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code with the exception of building height as provided by use variance 433, Building Division, and Fire Department. 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. ZA Minutes - 4/3/91 -3- (9256d) 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. The Zoning Administrator reserves the right to revoke this Administrative Review No. 91-2 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 3: USE PERMIT NO. 89-49 - (One year extension of time) Applicant: Steven E. Hix 16420 Dana Street Westminster, CA 92683 Request: To permit a one year extension of time for Use Permit No. 89-49 to permit the construction of a five (5) unit apartment complex. Location: 7791 Glencoe Ave. Jane Madera, Staff Planner, reported that the Use Permit was approved in 1987 but expired without an extension. The request was approved again in 1989 and granted a six (6) month extension in 1990. Staff advised that the owner of the property had passed away and the property had been held in probate. Staff reported that this would be the final extension of time that could be approved according to the Huntington Beach Ordinance Code. She went on to say that the parking code had changed since the original approval which results in a three space parking deficiency. Staff recommended approval with findings and conditions of approval. Anthony Carr, representing the applicant, requested approval with the original conditions and advised that construction should commence within 30 to 90 days. Jane Madera advised that the drive aisle would have to be modified to conform to Code. USE PERMIT NO. 89-49 (ONE YEAR EXTENSION OF TIME) WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING ADDED CONDITION OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. CONDITION OF APPROVAL: 1. All Conditions of Approval from the Notice of Action Letter dated September 13, 1990, shall still apply. ZA Minutes - 4/3/91 -4- (9256d) 1 ITEM 4• USE PERMIT NO, 91-9 Applicant: Saint Wilfrid's Episcopal Church Charles Sacquety, Rector 18631 Chapel Lane Huntington Beach, CA 92646 Request: To permit a Temporary Outdoor Event - Renaissance Faire - on April 13 and 14, 1991, pursuant to Section 9730.64 of the Huntington Beach Ordinance Code. Location: 18631 Chapel Lane Jane Madera, Staff Planner, reported that the event was the Fifth Annual Renaissance Faire held at the church. Staff advised that no problems were reported in the previous year's events and recommended approval with findings and conditions of approval. Paul Stanley, representing the applicant, indicated that the past faires had run smoothly and the 1991 Faire would be scaled down slightly. He said they had obtained Alcohol Beverage Control and Police Department approval. USE PERMIT NO. 91-9 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 CALENDAR (10) DAYS. FINDINGS FOR APPROVAL: 1. The temporary outdoor event 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. 91-9 will not adversely affect the General Plan of the City of Huntington Beach. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan received and dated February 27, 1991 shall be the conceptually approved layout. 2. 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. 3. Fire access lanes shall be a minimum with of (20) twenty feet. ZA Minutes - 4/3/91 -5- (9256d) 4. A detailed site plan shall be submitted to the Huntington Beach Fire Department for approval (show table locations, tents, barriers, etc.). 5. The applicant shall obtain all necessary Fire Department permits and comply with all provisions of Article 32 of the Uniform Fire Code. 6. The applicant's request shall include necessary permits for balloons and temporary signs. 7. The applicant shall obtain clearance from the Public Liability Claims Coordinator, Administrative Services Department, and/or shall provide a Certificate of Insurance and Hold Harmless Agreement to be executed at least five (5) days prior to the event. 8. All parking shall be a minimum of forty (40) feet from the proposed tent. 9. The proposed tent shall be of fire retardant material. Proof of Certification shall be submitted to the Fire Department for approval prior to the tent's installation on the site. 10. The proposed tent shall be secured against collapsing to the satisfaction of the Fire Department. 11. "No Smoking" signs shall be posted in conspicuous locations. 12. Fire extinguishers shall be provided in number and locations specified by the Fire Department. 13. A minimum of two (2) exits shall be provided and maintained. 14. Stand by personnel shall be on site to safeguard premises. 15. An overnight security guard shall be provided to protect merchandise left overnight. The Huntington Beach Police Department shall be notified 24 hours prior to the event. INFORMATION OF SPECIFIC CODE REQUIREMENTS: 1. The event shall comply with all applicable provisions of the Ordinance Codes, 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 Use Permit No. 91-1 if any violations of these conditions or the Huntington Beach Ordinance Code occurs. 1 ZA Minutes - 4/3/91 -6- (9256d) Li 1 4. The applicant shall submit all future temporary outdoor event applications a minimum of thirty (30) days prior to the event. Failure to provide adequate notice shall result in denial of the request. ITEM 5• CONDITIONAL EXCEPTION NO, 91-6 Applicant: Mr. Jeffrey Smith The Dahl Co. 505 Park Ave. Balboa Island, CA 92662 Request: To permit a 34 foot front yard setback in lieu of 40 feet as required by Section IV C5a of the Ellis Goldenwest Specific Plan. Location: Quarterhorse and Polo Circle (Tract 14035, Lot 2) Mike Connor, Staff Planner, presented the staff report. Staff stated that the site plan meets the 40 foot front setback on the western side of the lot but that the curvature of the street creates a hardship in the middle of the lot. Staff advised that no comments written or verbal were received from adjacent property owners. Staff concluded by recommending approval with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED. Jeff Smith, applicant, spoke in support of the request; and stated that denial would require a 40 foot setback which, combined with the curvature of the street, would result in a development hardship. Craig Towers said that he intended to purchase the lot and concurred with Mr. Smith's comments. There were no other persons present and the public hearing was closed. The Zoning Administrator reported, for the record, that public hearing notification was sent to property owners within a 300 foot radius, and that no comments either in support or opposition of the request had been received. CONDITIONAL EXCEPTION NO. 91-6 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. ZA Minutes - 4/3/91 -7- (9256d) FINDINGS FOR APPROVAL: 1. Conditional Exception 91-6 for a reduction in the front yard setback from 40 feet to 34 feet is consistent with the goals and objectives of the City's General Plan and Land Use Map designation of Estate Residential. 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. The property has an irregular shape because the front property line is curved due to a curvature in the street. As a result, a varying lot depth of 168 feet on the west property line and 151.5 feet on the east property line exists. 3. The granting of Conditional Exception No. 91-6 is necessary in order to preserve the enjoyment of one or more substantial property rights. The lot depth of the subject property varies from 168 feet on the west to 151.5 feet on the east thereby reducing the usable lot as compared to similar lots to the west. 4. The granting of Conditional Exception No. 91-6 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The proposal meets the intent of the Ellis-Goldenwest Specific Plan by providing a 40 foot setback on the west side of the garage. 5. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 91-6 is sought and he will proceed to do so without unnecessary delay. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated February 22, 1991 shall be the conceptually approved layout. 2. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 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. Proposed structures shall be architecturally compatible with existing structures. 5. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 6. Low -volume heads shall be used on all spigots and water faucets. ZA Minutes - 4/3/91 -8- (9256d) 7. Conditions of approval shall be printed verbatim on all working drawings submitted for plancheck. 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 Conditional Exception No. 91-6 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 6: CONDITIONAL EXCEPTION 91-8 Applicant: D'Ambra, Inc. 7744 Westminster Blvd. Westminster, CA 92683 Request: To permit a staircase and deck to encroach within the required open space area in lieu of Section 9110.9 of the Huntington Beach Ordinance Code. Location: 20082 Mayport Lane Mike Connor, Staff Planner, stated that the applicant wished to construct a second -story deck within an area which is required as open space. Staff reported that no written or verbal comments were received from adjacent property owners. Staff recommended denial with findings. THE PUBLIC HEARING WAS OPENED. Dennis D'Ambra, the applicant, said that the deck creates more open space and does not affect others. He urged the Zoning Aministrator's approval. Skip Finestone, property owner, submitted letters from neighbors who supported the request. Maryne Finestone, property owner, said the enclosed patio was intended to protect furniture. There were no other persons to speak for or against the request and the public hearing was closed. ZA Minutes - 4/3/91 -9- (9256d) CONDITIONAL EXCEPTION NO. 91-8 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND ADDED CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. FINDINGS FOR APPROVAL: 1. Conditional Exception No. 91-8 to construct a second story deck without a staircase which encroaches into the required open space area is consistent with the goals and objectives of the City's General Plan and Land Use Map. The property is designated as Low Density Residential in the General Plan and the proposal is consistent with this designation. 2. Conditional Exception No. 91-8 for a reduction in open space minimum dimension will not reduce the required total open space area (1,200 Square Feet). The proposed deck will allow for approximately 1,692 square feet of open space in the rear yard. 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 lot is in a unique location and has unique surroundings because it is an interior lot abutting a reverse corner lot and reverse interior lot to the south. 4. The granting of Conditional Exception No. 91-8 is necessary in order to preserve the enjoyment of one or more substantial property rights. Although there will be portions of the open space with less than the required minimum dimensions, overall open space area exceeds the minimum code requirements by 492 square feet. 5. The granting of Conditional Exception No. 91-8 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 6. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 91-8 is sought and he will proceed to do so without unnecessary delay. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated March 5, 1991 shall be the conceptually approved layout. 2. A revised site plan shall be submitted depicting the modifications described herein: a. The stairway and landing at the top of the stairway shall not be permitted. ZA Minutes - 4/3/91 -10- (9256d) 1 3 The Zoning Administrator shall be notified in writing if any changes in building height, floor area, setbacks, building elevations or open space are proposed as a result of the plan check process. Building permits shall not be issued until the Zoning Administrator has reviewed and approved the proposed changes. The Zoning Administrator reserves the right to require that an amendment to the original entitlement be processed if the proposed changes are of a substantial nature. 4. 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. 5. Proposed structures shall be architecturally compatible with existing structures. 6. Prior to issuance of building permits, property owner shall sign an agreement to maintain all remaining open space (1,692 square feet). No further encroachment into the remaining open space shall be permitted. 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 issuance of building permits. 7. Conditions of approval shall be printed verbatim on all working drawings submitted for plancheck. 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 Conditional Exception No. 91-8 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED AT 2:30 PM BY THE ZONING ADMINISTRATOR TO A STUDY SESSION ON MONDAY, APRIL 8, 1991 AT 4:30 PM AND THEN TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, APRIL 10, 1991, AT 1:30 PM. Scott Hess Zoning Administrator :jr ZA Minutes - 4/3/91 -11- (9256d)