Loading...
HomeMy WebLinkAbout1991-04-171 MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, APRIL 17, 1991 - 1:30 P.M. ZONING ADMINISTRATOR: STAFF MEMBER: MINUTES• REGULAR AGENDA ITEMS: Scott Hess Mike Connor The Minutes of the April 3 and April 10, 1991 Zoning Administrator Meetings were continued to the meeting of April 24, 1991. ITEM 1: USE PERMIT NO 89-52/CONDITIONAL EXCEPTION NO. 89-41 (SIX MONTH EXTENSION OF TIME) Applicant: Charles Suri 615 Los Altos Ave. Long Beach, CA 90814 Request: To permit a six month extension of time for Use Permit No. 89-52 permitting an addition to an existing nonconforming structure; and Conditional Exception No. 89-41 permitting a nine (9) foot wide drive aisle in lieu of ten (10) feet as required by Section 9603.4 of the Huntington Beach Ordinance Code. Location: 16692 Algonquin Street Mike Connor, Staff Planner, reported that the request for the extension of time is the result of complications in the Plan Check process. He advised that this is the second request for an extension of time and if approved would be the final extension permitted by Code. Staff reported that subsequent to the original approval, the parking code has changed. At the time of approval of this application, seven parking spaces were required and now eight parking spaces are required. However, based upon staff recommendations for previous extensions of time for projects approved before the new parking code was adopted, staff is not requesting any additional parking. Staff concluded by recommending approval with suggested findigs and conditions of approval. The applicant, Charles Suri, supported the request and indicated that he did not realize when he obtained the first six month extension of time that, if expired, it would affect his plan through the plan check process. USE PERMIT NO. 89-52/CONDITIONAL EXCEPTION NO. 89-41 (SIX MONTH EXTENSION OF TIME) WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING 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. Conditions of Approval: 1. All Conditions of Approval from Notice of Action letter dated September 6, 1991 shall still apply. ITEM 2: USE PERMIT NO. 91-18 Applicant: First Christian Church 1207 Main Street Huntington Beach, CA 92648 Request: To permit a Temporary Outdoor Event - International Fair, April 27, 1991 pursuant to Section 9730.64 of the Huntington Beach Ordinance Code. Location: 1207 Main Street Mike Connor, Staff Planner, reported that the event would be held in the rear portion of the church lot. Staff indicated that the festival is an annual event and had run smoothly in the past. Staff concluded by recommending approval with suggested findings and conditions of approval. Joanne Kuthum, representing the applicant, was present"and concurred with staff's recommendation. USE PERMIT NO. 91-18 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TWO CALENDAR (2) 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. The event is for one day during daylight hours. b. Property and improvements in the vicinity of such use or building. 2. The granting of Use Permit No. 91-18 will not adversely affect the General Plan of the City of Huntington Beach. �J 0 ZA Minutes - 4/17/91 -2- (9549d) SPECIAL CONDITIONS OF APPROVAL: 1. The site plan received and dated April 5, 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. Fire access lanes shall be a minimum with of (20) twenty feet. 3. A detailed site plan shall be submitted to the Huntington Beach Fire Department for approval (show table locations, tents, barriers, etc.). A fire inspector shall inspect the site prior to the event. 4. The applicant shall obtain all necessary Fire Department permits and comply with all provisions of Article 32 of the Uniform Fire Code. 5. Cooking devices and fuel devices shall be approved ;by the Fire Department. 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 electrical wiring shall be inspected prior to the event. 9. All parking shall be a minimum of forty (40) feet from the proposed tent. 10. 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. 11. The proposed tent shall be secured against collapsing to the satisfaction of the Fire Department. 12. "No Smoking" signs shall be posted in conspicuous locations. 13. The hours of operation shall be from 12:00 noon until 5:00 p.m. 14. Fire extinguishers shall be provided in number and locations specified by the Fire Department. 15. A minimum of two (2) exits shall be provided and maintained. 16. Stand by personnel shall be on site to safeguard premises. ZA Minutes - 4/17/91 -3- (9549d) 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. 91-18 if any violations of these conditions or the Huntington Beach Ordinance Code occurs. 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 3• COASTAL DEVELOPMENT PERMIT NO 91-2/CONDITIONAL EXCEPTION NO, 91-5 Applicant: Dan Koon 16411 Barnstable Circle Huntington Beach, CA 92649 Request: Coastal Development Permit No. 91-2 - To permit the remodel of an existing one story dwelling with a second story addition pursuant to Section 989.5 of the Huntington Beach Ordinance Code. Conditional Exception No. 91-5 - To permit an eighteen (18) foot garage setback in lieu of twenty (20) feet as established by Use Variance No. 989 and to permit a nine (9) foot rear yard setback in lieu of ten (10) feet as required by Section 9110.8 of the Huntington Beach Ordinance Code. Location: 16411 Barnstable Circle Mike Connor, Staff Planner, reported that Coastal Development Permit No. 91-2 and Conditional Exception No. 91-5 were continued from the April 10, 1991 Zoning Administrator Meeting. Staff advised that at the previous meeting it was discovered that the garage and parking spaces were inadequate for the number of bedrooms. The item was continued for one (1) week to allow the applicant time to reduce the number of bedrooms or comply with Code. The applicant did not submit new plans. Staff recommended denial with suggested findings of the Coastal Development Permit and Conditional Exception. THE PUBLIC HEARING WAS OPENED. Jay Earl, the designer of the project, said he had checked the Code for a remodel and the requirements are for two enclosed parking spaces and three open spaces. ZA Minutes - 4/17/91 -4- (9549d) The Zoning Administrator, Scott Hess, advised that the project is considered new construction because the dwelling will double in size and many of the original house walls will be eliminated. This results in the requirement for a three car garage. It was also pointed out that there were no land related hardships to grant the variance request. There were no other persons present to speak for or against the request and the public hearing was closed. COASTAL DEVELOPMENT PERMIT NO. 91-2/CONDITIONAL EXCEPTION NO. 91-5 WERE DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS FOR DENIAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. FINDINGS FOR DENIAL/COASTAL DEVELOPMENT PERMIT NO 91-2: 1. The request to permit the remodel and second story addition to an existing one-story single family residence does not conform with the plans, policies, requirements and standards of the Coastal Element of the General Plan. The two story structure with reduced rear yard setback and reduced garage setback would have a significant visual impact upon the surrounding area. 2. Coastal Development Permit No. 91-2 is not 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. The reduced driveway depth and reduced rear yard setback do not meet the standards of Article 911 of the Huntington Beach Ordinance Code. In addition, the remodel and expansion of the first floor results in substantial reconstruction (more than 50%) and new second addition more than doubles the size of the existing house and creates six bedrooms resulting in a parking requirement of a three car garage. FINDINGS FOR DENIAL -CONDITIONAL EXCEPTION NO. 91-5: 1 The granting of a Conditional Exception for reduced garage setback (18, in lieu of 201) and reduced rear yard setback would constitute a grant of special privilege inconsistent with other properties an in the same zone classification. The lot is flat, rectangular and is approximately 7,500 square feet in size. 2. There appears to be no special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, to which 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 subject property exceeds the minimum lot size of 6,000 square feet by 1,500 square feet. In addition the lot is relatively flat and rectangular and exceeds the size of other lots in the vicinity. ZA Minutes - 4/17/91 -5- (9549d) 3. The granting of Conditional Exception No. 91-5 is not necessary in order to preserve the enjoyment of one or more substantial property rights. The house could be designed in such a manner as to meet all applicable code provisions and still provide a livable residence. 4. The granting of Conditional Exception No. 91-5 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The reduced driveway depth would encourage cars parked in the driveway to obstruct a public sidewalk. ITEM 4: USE PERMIT NO, 91-13 Applicant: Aquatic Concepts 32617 So. Coast Highway Laguna Beach, CA 92677 Request: To permit a five (5) foot block wall six (6) feet from the front property line pursuant to Section 9771(L) of the Huntington Beach Ordinance Code. Location: 16702 Coral Cay Mike Connor, Staff Planner, reported that there was an error on the public notice. Staff recommended a one week continuance to allow for appropriate noticing. USE PERMIT NO. 91-13 WAS CONTINUED BY THE ZONING ADMINISTRATOR TO THE MEETING OF APRIL 24, 1991. ITEM 5: USE PERMIT NO. 91-12 Applicant: Central Baptist Temple Attn: Clark Stephens 7661 Warner Ave. Huntington Beach, CA 92647 Request: To permit two (2) temporary classroom buildings to be placed on site pursuant to Section 9730.30 of the Huntington Beach Ordinance Code. (Note: The applicant has subsequently requested to permit one large trailer in lieu of two smaller trailers) Location: 7661 Warner Avenue Mike Connor, Staff Planner, reported that the request for two temporary structures had been changed by the applicant to one larger structure to allow proper distance between structures. Staff 1 ZA Minutes - 4/17/91 -6- (9549d) advised that an existing storage shed is being used for a weight room and is situated on a public utility easement. Staff recommended that it be removed or placed five feet from the easement. Staff recommended approval with suggested findings and conditions of approval. THE PUBLIC HEARING WAS OPENED. Clark Stephens, representing the applicant, advised that the church anticipates building in the future and the request for the temporary structure will allow time to complete plans. There were no other persons present to speak for or against the request and the public hearing was closed. USE PERMIT NO. 91-12 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 establishment, maintenance and operation of the use will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; The placement of the single trailer will have no perceivable impact upon the surrounding area. b. Property and improvements in the vicinity of such use or building. The placement of the single trailer will have no perceivable impact upon the surrounding streets, sewer water system, or other utilities. 2. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. Churches and schools are permitted in all land use designations. 3. 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. 4. The combination and relationship of one proposed use to another on site are properly integrated. 5. The access to and parking for the proposed use does not create an undue traffic problem. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated April 16, 1991 shall be the conceptually approved layout. ZA Minutes - 4/17/91 -7- (9549d) 2. A revised site plan shall be submitted depicting the modifications described herein: a. The applicant shall demonstrate compliance with all provisions of Section 9634.3(a) of the Huntington Beach Ordinance Code.pertaining to recreation areas for day care centers. b. Handicapped access to the classroom building shall be provided to the satisfaction of the Building Division. 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 The classroom trailer shall comply with California Code of Regulations Title 19 and 24. The Huntington Beach Fire Department shall review all plans for such'compliance. 5. Fire alarms and fire extinguishers shall be provided to the satisfaction of the Fire Department. 6. Service roads and 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. 8. 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. 9 The storage shed/weight room shall be relocated, removed, or altered to meet a minimum setback of five (5) feet from the utility easement. 10. Prior to placement of the classroom trailer on site, the applicant shall provide copies of any required permits through the State. 11. The trailer shall be permitted for a maximum of five (5) years. 12. Prior to issuance of a permit, a five hundred dollar ($500.00) cash bond shall be posted with the City to guarantee removal of the trailer. ZA Minutes - 4/17/91 -8- (9549d) 13. All conditions of approval shall be printed verbatim on all working drawings submitted for plan check. 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. The Zoning Administrator reserves the right to revoke this Use Permit No. 91-12 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 6' CONDITIONAL EXCEPTION NO. 91-9 Applicant: C. M. Patel 8791 Garden Grove Blvd. Garden Grove, CA 92641 Request: To permit a twenty-five foot front yard setback in lieu of 30.7 ft. as required by the Ellis Goldenwest Specific Plan Section IV, c,5,a. Location: 6602 Polo Circle Mike Connor, Staff Planner, reported that the applicant had provided revised plans with a thirty foot front yard setback which would require the room sizes to be reduced. Staff recommended approval with the thirty foot setback at the location between the two garages as indicated on the plans. THE PUBLIC HEARING WAS OPENED. Dennis Cherry, representing the applicant, requested approval of the variance stating if you averaged the setback it would exceed 30 feet due to the curvature of the street. There were no other persons present to speak for or against the request and the public hearing was closed. USE PERMIT NO. 91-12 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. ZA Minutes - 4/17/91 -9- (9549d) FINDINGS FOR APPROVAL: 1. The granting of Conditional Exception No. 91-9 for a reduced front yard setback from 30 feet 8 inches to 27 feet 6 inches will not constitute a grant of special privilege inconsistent with other properties in the vicinity and under identical zone classifications. The variations of the front facade meet the intent of the front yard setback requirements because of the curvature of the front property line. The average setback is approximately 34 feet. 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 curvature of the front property line creates a special circumstance by making it difficult to design a structure that meets the literal intent of the code without reducing the allowable building area. 3. The granting of Conditional Exception No. 91-9 is necessary in order to preserve the enjoyment of one or more substantial property rights. Because of concerns raised in Finding No. 2 the allowable building area is reduced by applying the literal intent of the code. 4. The granting of Conditional Exception No. 91-9 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The proposed structure with reduced front yard setback will have no perceptible,impact upon the public welfare nor other properties in the neighborhood. 5. The granting of Conditional Exception No. 91-9 will not adversely affect the General Plan of the City of Huntington Beach. The proposed single family residence is in compliance with the estate residential land use designation of the General Plan Land Use Element. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated March 12, 1991 shall be the conceptually approved layout. 2. Revised plans shall be submitted depicting the modifications described herein: a. A thirty (30) foot front setback at the junction of the two garage areas with an average minimum setback of 30 feet 8 inches along the front of the entire structure. ZA Minutes - 4/17/91 -10- (9549d) 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. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 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. 9. All applicable Public Works fees shall be paid prior to issuance of building permits. 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, 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. 91-1 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED AT 2:05 PM BY THE ZONING ADMINISTRATOR TO A STUDY SESSION ON MONDAY, APRIL 22, 1991 AT 2:00 PM AND THEN TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, APRIL 24, 1991, AT 1:30 PM. j121i26__A_A - - Scott Hess Zoning Administrator :jr ZA Minutes - 4/17/91 -11- (9549d)