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HomeMy WebLinkAbout1992-05-2711 1 MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, MAY 27, 1992 - 1:30 P.M. ZONING ADMINISTRATOR: Scott Hess STAFF MEMBERS: MINUTES• ITEM 1• USE PERMIT NO. 92-34 Wayne Carvalho The Minutes of the May 20, 1992 Zoning Administrator Meeting were approved. Petition/Document: USE PERMIT NO. 92-34 Applicant: Dave Lautner 217 Main Street Huntington Beach, CA 92648 Property Owner: Doug Langevin Request: To permit a temporary outdoor event on Sunday, May 31, 1992 for a one year anniversary celebration which will include live entertainment from 2:00 p.m. to 6:00 p.m. pursuant to Section 9730.64 of the Huntington Beach Ordinance Code. Location: 217 Main Street Wayne Carvalho, Staff Planner, reported that the applicant had submitted a written request to withdraw the application. Staff recommended approval of the withdrawal. USE PERMIT NO. 92-34 WAS WITHDRAWN (AT THE APPLICANT'S REQUEST) BY THE ZONING ADMINISTRATOR. ITEM 2: ADMINISTRATIVE REVIEW NO. 92-7 Applicant: Olive J. Boswell 6912 Rio Vista Drive Huntington Beach, CA 92647 Request: To permit an increase in the office area of an existing industrial building from ten percent (10%) of the gross floor.area to 24.5% pursuant to Section 9510.01(a) of the Huntington Beach Ordinance Code. Location: 5662 Engineer Drive Wayne Carvalho, Staff Planner, reported that the request is to expand the office area in an existing industrial building for purposes of establishing a food and beverage supply business. Staff advised that Fire Department would require that fire sprinklers be included in the expansion. Staff recommended approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Olive Boswell, the applicant, was present and concurred with the suggested conditions of approval. Bob Boswell, co -applicant, advised that their business was parts and service with 70% of the business for warehousing and 30% for sales and service. He said their service trucks are radio dispatched and are driven home by their employees in the evening. There were no other persons present to speak for or against the request and the public hearing was closed. ADMINISTRATIVE REVIEW NO. 92-7 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated April 22, 1992 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. n, ZA Minutes - 5/27/92 -2- (3536d) n Lj 3. The automatic fire sprinkler -system shall be extended/modified for new walls and ceilings pursuant to Fire Department regulations. 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. Prior to issuance of,building permits, the applicant shall submit a signed and notarized agreement/covenant assuring that the warehouse space remain as warehousing space and not be converted to manufacturing, distribution or office space. The covenant shall be approved by the City Attorney and recorded with the County. A copy of the recorded covenant shall be filed with the Department of Community Development. 6. All applicable Public Works fees shall be paid 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 applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 4. The Zoning Administrator reserves the right to revoke this Administrative Review 92-7 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 3: COASTAL DEVELOPMENT PERMIT NO, 92-16 Applicant: Dr. Jim Schell 16872 Baruna Lane Huntington Beach, CA 92649 Request: To permit a 2,100 square foot, two-story addition to an existing two-story residence pursuant to Section 969.5.2 of the Huntington Beach Ordinance Code. Location: 16872 Baruna Lane Coastal Status: APPEALABLE ZA Minutes - 5/27/92 -3- (3536d) Wayne Carvalho, Staff Planner, reported that two years ago a request for a third story addition for the subject property was approved by the Planning Commission, appealed to the City Council and subsequently denied. The modified request for a two story addition conforms with the R1 (Low Density Residential) district standards of the Huntington Beach Ordinance Code with the exception of an encroachment into the exterior s.ideyard setback for a proposed entertainment center and second story window seat. Staff recommended approval with a slight modification to the site plan prohibiting any encroachment into the 10 foot exterior sideyard setback. THE PUBLIC HEARING WAS OPENED. Dr. Schell, the applicant, concurred with staff's recommendation. There were no other persons present to speak for or against the request and the public hearing was closed. Scott Hess, Zoning Administrator, advised that detailed elevations of the site plan would be required showing the top of the curb to the to the roof elevation height. COASTAL DEVELOPMENT PERMIT NO. 92-16 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 92-16: 1. Coastal Development Permit No. 92-16 request to permit a 2,100 square foot, two story 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 not adversely impact existing views or public access. 2. Coastal Development Permit No. 92-16 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 development will conform with all applicable City codes. 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 infrastructure currently exists to the site. 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. ZA Minutes - 5/27/92 -4- (3536d) 1 SPECIAL CONDITIONS OF APPROVAL:'-' 1. The site plan, floor plans, and elevations received and dated April 6, 1992 shall be the conceptually approved layout with the following modification: a. The proposed first floor entertainment center and second floor window seat shall not encroach into the required ten (10) foot sideyard setback. b. Elevations shall be revised to depict height from top -of -curb (datum) to average roof height. 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. 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. 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. The Fire Department requirements are: a. Automatic sprinkler systems shall be installed throughout the residence to comply with Huntington Beach Fire Department and Uniform Building Code standards. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. ZA Minutes - 5/27/92 -5- (3536d) 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 92-16 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 4: CONDITIONAL EXCEPTION NO 92-16 Applicant: John Topolewski 815 Geneva Huntington Beach, CA 92648 Request: To permit a 344 square foot room addition to an existing two-story single family residence with a variance for reduced open space (525 square feet in lieu of 600 square feet) pursuant to Section 9130.9 of the Huntington Beach Ordinance Code. Location: 815 Geneva Avenue Wayne Carvalho, staff planner, reported that the request includes an additional parking space to the existing one space garage, a third story deck, and second story room addition over the existing garage. Staff advised that the Building Code will not allow the door leading to the third floor deck to be lockable due to emergency access in event of a fire. Staff concluded by recommending approval with findings and suggested conditions of approval including compliance with Building Division requirements. THE PUBLIC HEARING WAS OPENED. John Topolewski, the applicant, advised that he had worked hard to come up with acceptable plans. He said that the door leading to the third floor deck was in his daughter's bedroom and objected to an unlockable door. He suggested that a removable emergency staircase be required off the second floor deck instead of the unlockable door. There were no other persons present to speak for or against the request and the public hearing was closed. Scott Hess advised that the Zoning authority to waive a Building Code staircase is not recognized by the applicant request a continuance to or re -design his plans. Administrator did not have the requirement and that an emergency Code. He suggested that the work with the Building Division Mr. Topolewski, the applicant, agreed to a two week continuance. CONDITIONAL EXCEPTION NO. 92-16 WAS CONTINUED BY THE ZONING ADMINISTRATOR WITH THE PUBLIC HEARING OPEN TO THE ZONING ADMINISTRATOR MEETING OF JUNE 10, 1992. ZA Minutes - 5/27/92 -6- (3536d) ITEM 5: ` CONDITIONAL EXCEPTION NO.-92-17 Applicant: Fred Hadjian 16182 Pacific Coast Highway Huntington Beach, CA 92649 Request: To approve a variance to allow a second driveway to the commercial site which would prohibit interior circulation from one driveway to another pursuant to Section 9601.2 of the Huntington Beach Ordinance Code. The request includes providing an additional parking space and relocation of the existing trash enclosure. Location: 16182 Pacific Coast Highway Wayne Carvalho, Staff Planner, reported that a Use Permit for exterior facade improvements and interior alterations was approved on the subject property two years ago. The applicant is requesting a variance to allow a second driveway off Pacific Coast Highway which would allow vehicular access south of the building. Staff indicated that the Department of Public Works and Community Development were opposed to the request. Staff concluded by recommending denial with findings. THE PUBLIC HEARING WAS OPENED. Dick Cahl, representing the applicant, indicated that when the Use Permit was approved in 1990, the applicant did not understand that the southerly driveway was required to be eliminated and replaced with landscaping. He further stated that the Rainbow Disposal Company is requiring a larger trash container. However,the approved trash location was not adequate in space, and would require taking up an additional required parking space. Joan Peoples, representing the homeowners association directly to the north of the property, spoke in opposition to the request. She indicated that the property owner did not comply with several conditions imposed as a result of the use permit approval. She also stated that the second entrance creates a very hazardous situation. Fred Hadajian, applicant, advised that the two driveways were at that location for forty years. He bought the property and had spent a lot of money improving it and now felt he was being punished by the City. There were no other persons present to speak for or against the request and the public hearing was closed. Scott Hess, Zoning Administrator, stated that he would allow the trash container to be placed on the south side of the building but would prohibit vehicular access and installation of a driveway. CONDITIONAL EXCEPTION NO, 92-17 WAS DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS. THE ZONING ADMINISTRATOR STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. ZA Minutes - 5/27/92 -7- (3536d) FINDINGS FOR DENIAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 92-17: 1. Since the subject property can be fully developed within regular established setbacks, such a conditional exception for an additional driveway along Pacific Coast Highway for the existing office building and with no on -site internal circulation is not necessary for the preservation and enjoyment of substantial property rights. The renovation of the existing commercial building, approved under Use Permit No. 90-18 and Conditional Exception No. 90-19, complied with the parking requirements based on the code at that time. The additional driveway, has the potential to create additional vehicle, bicycle, and pedestrian conflicts along Pacific Coast Highway. The additional parking space does not warrant the conflicts between vehicles entering and exiting the site, and reduction in landscaping. 2. Granting of Conditional Exception (Variance) No. 92-17 for an additional driveway along Pacific Coast Highway for the existing office building and with no on -site, internal circulation between the two parking areas would constitute a special privilege inconsistent with limitations upon properties in the vicinity. Other parcels along Pacific Coast Highway in the vicinity have only one point of ingress and egress (driveway). 3. Exceptional circumstances do not apply that deprive the subject property of privileges enjoyed by other properties in the same zone classifications. 4. Although the property is irregular in configuration, the proposed driveway access on the southerly property line will create a hazardous situation with vehicular ingress and egress and northbound traffic on Pacific Coast Highway. THE MEETING WAS ADJOURNED AT 2:45 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JUNE 3, 1992, AT 1:30 PM. "'4AA4�:s Scott Hess Zoning Administrator :jr ZA Minutes - 5/27/92 -8- (3536d)