Loading...
HomeMy WebLinkAbout1991-10-0911 MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, OCTOBER 9, 1991 - 1:30 P.M. ZONING ADMINISTRATOR: Scott Hess STAFF MEMBERS: MINUTES• REGULAR AGENDA ITEMS: Mike Connor, Tiffany Allevato The Minutes of the September 25, 1991 and October 2, 1991 Zoning Administrator Meetings were approved with changes. ITEM 1: COASTAL DEVELOPMENT PERMIT NO, 91-32 Applicant: Howard Stein 3541 Sagamore Drive Huntington Beach, CA 92649 Request: To permit a 670 square foot second story addition to an existing two (2) story residence pursuant to Section 989.5.2 of the Huntington Beach Ordinance Code. Location: 3541 Sagamore Mike Connor, Staff Planner, reported that the proposed addition would be constructed over the garage. Staff advised that the request meets Code requirements and would not have an impact on coastal views or access. Mr. Connor concluded by recommending approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. John Cowles, representing the applicant, was present and provided an authorization letter from the Homeowners Association. There were no other persons -present to speak for or against the request and the public hearing was closed. COASTAL DEVELOPMENT PERMIT NO. 91-32 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 AND ANOTHER TEN WORKING (10) DAYS TO THE COASTAL COMMISSION. FINDINGS FOR APPROVAL/COASTAL DEVELOPMENT PERMIT NO, 91-32: 1. The request to permit the remodel and addition to an existing two-story single family residence conforms with the plans, policies, requirements and standards of The Coastal Element of the General Plan. The proposed addition will have no impact upon coastal views or access. 2. Coastal Development Permit No. 91-32 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. The proposed addition meets all aspects of code. 3. At the time of occupancy, the proposed remodel and addition to an existing two-story single family residence will be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. All necessary infrastructure is currently in place. 4. The proposed remodel and addition to an existing two story single family residence conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. The proposed addition will have no impact upon coastal views or access. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated September 30, 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. All proposed dock and ramp improvements shall require separate permits for the improvements located within the public waterways. 4. All proposed cantilevered deck improvements require separate permits for the improvements. ZA Minutes - 10/9/91 -2- (1118d) 1 C. 1 5. 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. 6. Proposed structures shall be architecturally compatible with existing structures. 7. Low -volume heads shall be used on all spigots and 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. 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 91-32 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 2: CONDITIONAL EXCEPTION NO, 91-43 Applicant: Gary M. Peters 3421 Quickstep Circle Huntington Beach, CA 92649 Request: To permit a remodel and room addition over an existing garage to an existing two (2) story residence with an eleven (11) foot front setback in lieu of fifteen (15) feet as required by Section 9110.6 of the Huntington Beach Ordinance Code. Location: 3421 Quickstep Circle Mike Connor, Staff Planner, reported that the residence is located in Huntington Harbor within the coastal zone. The project is categorically excluded pursuant to Coastal requirements. The property is located at the end of a cul-de-sac. Staff said only 22 square feet of the addition encroaches into the front setback. In addition, the building has an average front setback of sixteen (16) feet. Staff concluded by recommending approval with findings and suggested conditions of approval due to the minor encroachment and the location of the property. THE PUBLIC HEARING WAS OPENED. Gary Peters, the applicant, was present and concured with staff's report. ZA Minutes - 10/9/91 -3- (1118d) There were no other persons present and the public hearing was closed. CONDITIONAL EXCEPTION NO. 91-43 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR 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 proposed remodel and addition to an existing Single Family Residence will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; The average front setback is sixteen (16) feet which exceeds the fifteen (15) foot minimum required by code. b. Property and improvements in the vicinity of such use or building. The average front setback is sixteen (16) feet which exceeds the fifteen (15) foot minimum required by code. 2. Because of special circumstances applicable to the subject property, including size and shape, 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 parcel is on a curved cul-de-sac street which causes a curvature of the front property line. This makes the parcel unique and unlike other parcels in the vicinity. 3. The granting of Conditional Exception No. 91-43 to permit a minimum eleven (11) foot front yard setback in lieu of fifteen (15) feet is necessary in order to preserve the enjoyment of one or more substantial property rights. The approval of an eleven (11) foot front setback will provide a sixteen (16) foot average setback. 4. The granting of Conditional Exception No. 91-43 to permit an eleven (11) foot front setback in lieu of fifteen (15) feet will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The portion of the 2nd story addition which encroaches into the front setback area is triangular in shape (4' X 111) and is approximately 22 square feet in size. 5. The granting of Conditional Exception No. 91-43 to eleven (11) foot front setback in lieu of fifteen will not adversely affect the General Plan of the Huntington Beach. The addition to a single family conforms with the low density residential land use in the General Plan. permit an (15) feet City of residence designation 1 11 ZA Minutes - 10/9/91 -4- (1118d) 6. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 91-43 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 September 9, 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. 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. Low -volume heads shall be used on all spigots and water faucets. 5. The proposed addition shall be architecturally compatible with existing structures. 6. 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 Zoning Administrator reserves the right to revoke this Conditional Exception No. 91-43 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 3: USE PERMIT NO, 91-46 Applicant: Access Controls, Inc. 6312 Santa Ana Canyon Rd., #316 Anaheim, CA 92807 Request: To permit security access gates at an existing apartment complex. Location: 16761 Viewpoint Lane (Banbury Cross Apartments) ZA Minutes - 10/9/91 -5- (1118d) Tiffany Allevato, Staff Planner, repo rtehat the request is to permit security gate access on the non south portions of the Banbury Cross Apartments. Staff reco that all parking spaces lost as a result of the gates be repin a one for one basis, all inoperable vehicles be removates be constructed in compliance with Fire Department standards and a pedestrian egress gate be provided on -site. Staff concluded by recommending approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Geoff Szabo, representing the applicant, advised that there is adequate parking spaces for all residents and visitors. Harland Brown, 16761 Viewpoint, said the reason for the gates is for security and would prefer that visitors park outside to prevent automobile thefts. The Zoning Administrator said he would require a call box system to enable guests to park inside. There were no other persons present to speak for or against the request and the public hearing was closed. CONDITIONAL EXCEPTION NO. 91-46 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR 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 vehicular access gates will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; the gates will not have an effect on other residents in the area since parking to be enclosed is designed and reserved for tenants and guests of Banbury Cross Apartments. b. Property and improvements in the vicinity; the gates are to be located approximately 70 feet from the front property line and will have no impact upon adjacent properties. 2. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. The apartment complex is consistent with the high density residential land use designation in the General Plan. The gates will provide added security for property of residents of Banbury Cross Apartments. ZA Minutes - 10/9/91 -6- (1118d) 3. The access to and parking for the proposed vehicular access gates does not create an undue traffic problem. The gates will not have an effect on traffic or parking.in the area since parking to be enclosed is designed and reserved for tenants and guests of Banbury Cross Apartments. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated August 28, 1991 shall be the conceptually approved layout. 2. The Zoning Administrator shall be notified in writing if any changes in height, setbacks, or elevations 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 Zonifig 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: A. Any parking spaces lost where gates will be installed shall be replaced on a one for one basis on site. B. All abandoned and/or inoperable vehicles, as previously reported by the Code Enforcement Staff must be abated prior to issuance of permits. C. Guest spaces shall be designated for all parking spaces outside of the access gates and included in submittal of revised plans. D. Plans shall be revised to show a call box at the north gate for guests to contact the residents they are visiting in order to enter the premises. 4. FIRE DEPARTMENT REQUIREMENTS A. Installation of the gates shall comply with Fire Department Standard #403 for Security Gates. B. Gates shall open to a clear unobstructed width of 26 feet. 5. BUILDING DEPARTMENT REOUIREMENTS: A. Pedestrian egress gate shall be provided at a location to be approved by the Building Division. 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. ZA Minutes - 10/9/91 -7- (1118d) 8. There shall be no outside storage of inoperable 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. Proper signage shall be implemented at north access gate designating the parking spaces outside of the access gate as short term - one hour parking. The limited term parking shall be enforced by the Banbury Cross Management. 11. The call boa shall have a tenant listing provided with phone numbers for each unit. Signage shall be provided to assist visitors in locating the call boa. 12. 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. Prior to issuance of building permits the applicant shall re -stripe the parking lot so that it conforms to provisions of Article 960 of the Huntington Beach Ordinance Code. ITEM 4• ADMINISTRATIVE REVIEW NO 91-6/USE PERMIT NO, 91-49 NEGATIVE DECLARATION NO, 91-16 Applicant: City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Request: Administrative Review: to review in concept, for recommendation to the Coastal Commission, a two phased development proposal: Phase I - to fill the site with approximately 23,500 cubic yards of dirt for future development of a Beach Maintenance Facility. Phase II - to construct a 15,000 square foot Beach Maintenance Facility which includes regarding the site to meet National Flood Insurance Program requirements of elevating new structures above the base flood elevation. ZA Minutes - 10/9/91 -8- (1118d) Use Permit: This request includes an eight (8) foot, six (6) inch high retaining wall to be constructed along the west and south property lines and a vehicle access ramp from Edison Avenue to the facility. Location: 8660 Edison Avenue Mike Connor, Staff Planner, reported that the plans conform to Code requirements. Staff concluded by recommending that the project be approved in concept and forwarded to the Coastal Commission. THE PUBLIC HEARING WAS OPENED. No one was present to speak for or against the request and the public hearing was closed. ADMINISTRATIVE REVIEW NO. 91-16/USE PERMIT NO. 91-49/NEGATIVE DECLARATION NO. 91-16 WAS "APPROVED IN CONCEPT" BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. FINDINGS FOR "APPROVAL IN CONCEPT"/ADMINISTRATIVE REVIEW NO, 91-6: 1. The establishment, maintenance and operation of the Beach Maintenance Facility (Phase I & II) will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; The Beach Maintenance Facility will be located adjacent to a tank storage yard , a flood control channel, and a wholesale nursery. No detrimental impacts are anticipated. b. Property and improvements in the vicinity of such use or building. The Beach Maintenance Facility will be located adjacent to a tank storage yard, a flood control channel, and a wholesale nursery. No detrimental impacts are anticipated. 2. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. The Beach Maintenance Facility is a permitted use within the General Industrial Land Use Designation in the General Plan. FINDINGS FOR "APPROVAL IN CONCEPT"/USE PERMIT NO, 91-49: 1. The establishment, and maintenance of the eight (8) foot, six (6) inch high retaining wall will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; The retaining wall will be located adjacent to a tank storage yard and a wholesale nursery. No detrimental impacts are anticipated. ZA Minutes - 10/9/91 -9- (1118d) b. Property and improvements in the vicinity of such use or building. The retaining wall will be located adjacent to a tank storage yard and a wholesale nursery. No detrimental impacts are anticipated._ 2. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. The retaining wall is an accessory structure to the Beach Maintenance Facility which is a permitted use within the General Industrial Land Use Designation in the General Plan. CONDITIONS OF APPROVAL/ADMINISTRATIVE REVIEW NO 91-6 & USE PERMIT N0, 91-49: 1. The site plan, floor plans, and elevations received and dated October 1, 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: 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 and 9550.13 of the Huntington Beach Ordinance Code . The set must be complete and approved by both departments prior to issuance of building permits. A minimum of eight (8) percent of the site shall be landscaped. c. The retaining wall and perimeter fencing shall be reviewed by the Planning Division for materials, colors and elevations. 4. Fire Department requirements shall be as follows: 1 :l ZA Minutes - 10/9/91 -10- (1118d) a. Automatic sprinkler systems will be installed throughout to comply with Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. b. A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. The system will provide the following: 1. Water flow, valve tamper and trouble detection 2. 24 hour supervision d. Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. e. Three fire hydrants will be installed prior to combustible construction. Shop drawings will be submitted to the Public Works Department an approved by the Fire Department prior to installation. f. Fire lanes will be designated and posted to comply with City Specification #415. g. Security gates will be designed to comply with City Specification #403. h. Address numbers will be installed to comply with City Specification #428. The size of the numbers will be the following: 1. The number for the building will be sized a minimum of ten (10) inches with a brush stroke of one and one-half (1 1/2) inches. i. Installation or removal of underground flammable or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. j. Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification #401. Include the circulation plan and dimensions of all access roads (24' or 27' fire lanes, turnarounds and 17' by 45' radius turns.) Attached is City Specification #401. k. The project will comply with all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification #429 for new construction within the methane gas overlay districts. ZA Minutes - 10/9/91 -11- (1118d) 1. Fire Department access around complete building shall be provided by gate(s) at fences separating the main building and the portion to be leased. 5. 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. 6. Low -volume heads shall be used on all spigots and water faucets. 7. 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. 8. Conditions of approval shall be printed verbatim on all working drawings submitted for plan check. 9. This Administrative Review No. 91-6 and Use Permit No. 91-49 shall not become effective until and unless this project is approved by the California Coastal Commission. 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. THE MEETING WAS ADJOURNED AT 2:00 PM BY THE ZONING ADMINISTRATOR TO A STUDY SESSION ON MONDAY, OCTOBER 14, 1991 AT 4:00 PM AND THEN TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, OCTOBER 16, 1991, AT 1:30 PM. Scott Hess Zoning Administrator :jr ZA Minutes - 10/9/91 -12- (1118d)