Loading...
HomeMy WebLinkAbout1992-11-04 (8)MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, NOVEMBER 4, 1992 - 1:30 P.M. ZONING ADMINISTRATOR: Mike Strange STAFF MEMBERS: Wayne Carvalho MINUTES: The Minutes of October 28, 1992 Zoning Administrator Meetings were approved. ITEM 1: COASTAL DEVELOPMENT PERMIT NO. 92-29/USE PERMIT NO, 92-57 Applicant: Karen Otis 16871 Sea Witch Lane Huntington Beach, CA 92649 Request: To permit a seven foot, four inch (7'4") high courtyard wall with 8'6" pilasters within four (4) feet of the front property line pursuant to Sections 9771(1) and 989.5.2 of the Huntington Beach Ordinance Code. Location: 3732 Nimble Circle Coastal Status: APPEALABLE Wayne Carvalho, Staff Planner, reported that the property is located on Trinadad Island. He said revised plans had been received which eliminates the entry structure. Staff reported that other properties on the street had similar courtyard walls that encroach into the front yard setback. Staff recommended the height of the wall not exceed six feet. Staff concluded by recommending approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Karen Otis, the applicant, advised that due to the angle of the front property line, most of the proposed wall would not be within four feet of the front property line. She said that there is a grade differential; therefore a six foot high wall would result in a five feet high wall on the inside. She advised that the entry structure has been eliminated as shown on the revised site plan. There were no other persons present to speak for or against the request and the public hearing was closed. COASTAL DEVELOPMENT PERMIT NO. 92-29/USE PERMIT NO. 92-57 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 - USE PERMIT NO, 92-57: 1. The establishment and maintenance of the 7'4" high courtyard wall with 8'6" pilasters within 4 feet of the front property line will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The wall will not obstruct vehicular or pedestrian traffic vision as the property is located at the end of a cul-de-sac. b. Property and improvements in the vicinity of such use or building. The proposed wall is compatible with the existing structure and the surrounding neighborhood. There are several courtyard walls within the front yard setback in the immediate vicinity. Further, the proposed walls will have no adverse impact upon abutting properties or improvements. 2. The granting of Use Permit No. 92-57 will not adversely affect the General Plan of the City of Huntington Beach. The proposed wall is an improvement to a single family residence which is consistent with the Low Density Residential Land Use designation of the General Plan. FINDINGS FOR APPROVAL -COASTAL DEVELOPMENT PERMIT NO, 92-29: 1. The request to permit the construction of wall with 8'6" pilasters conforms with the requirements and standards of The Coastal General Plan. The proposed wall will not public access or existing views. a 7'4" high block plans, policies, Element of the adversely impact 1 ZA Minutes - 11/4/92 -2- (5057d) L r� i 2. Coastal Development Permit No. 92-29 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 except for the use permit granted for height of the courtyard wall. 3. At the time of construction, the proposed courtyard wall will be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. All required infrastructure currently exists to the site. 4. The proposed courtyard wall conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated November 2, 1992 shall be the conceptually approved layout with the following modification: a. Maximum height of the pilasters located at the entry shall not exceed 8'6". 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. The proposed wall shall be architecturally compatible with existing structures. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department except for variances granted under Use Permit No. 92-57. 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. ZA Minutes - 11/4/92 -3- (5057d) 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 92-29 and Use Permit No. 92-57 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 2: SITE PLAN AMENDMENT NO, 92-9 Applicant: Manny Reza 205 S. Pacific Coast Highway Redondo Beach, CA 90277 Request: To modify a previously approved Use Permit (UP 91-22) to retain and remodel a 1,300 square foot commercial building pursuant to Section 9811.4 of the Huntington Beach Ordinance Code. Location: 17281 Beach Blvd. Wayne Carvalho, Staff Planner, reported that a Use Permit was approved in 1991 for an automobile dealership at the subject location which called for the demolition of the subject building. Staff advised that the request is to retain the building for storage of vehicles. Staff concluded by recommending approval with findings and suggested conditions of approval. No one was present to speak for or against the request. SITE PLAN AMENDMENT NO. 92-9 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. FINDINGS FOR APPROVAL -SITE PLAN AMENDMENT NO. 92-9: 1. The maintenance and operation of the remodeled 1,300 square foot commercial building will not constitute a substantial change. 2. The use of the commercially -zoned property will remain the same, while the revision will result in an improved development. 3. The Site Plan Amendment will comply with all applicable provisions of the Huntington Beach Ordinance Code. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated September 15, 1992 shall be the conceptually approved layout with the amendments as noted thereon. ZA Minutes - 11/4/92 -4- (5057d) 2. A revised copy of the approved site plan shall be submitted to the Department of Community Development for inclusion in the entitlement file. 3. All previous conditions of approval for Use Permit No. 91-22 shall apply except for superseding conditions imposed with approval of Site Plan Amendment 92-9. 4. 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. 5. Conditions of approval shall be printed verbatim on the cover sheet of all working drawings submitted for plancheck. 6. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. Four (4) sets of landscape and irrigation plans to the Department of Community Development and Public Works for review and approval. b. 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. 7. Prior to issuance of building permits, the subject property shall enter into irrevocable reciprocal driveway and parking easement(s) between the subject site and adjacent properties. 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 occupancy. 8. All applicable Public Works fees shall be paid prior to issuance of building permits. 9. Installation of required landscaping and irrigation systems shall be completed prior to issuance of Certificate of Occupancy. 10. "The applicant/owner shall be responsible for payment of Traffic Impact fees prior to issuance of a Certificate of Occupancy and/or final building permit approval." ZA Minutes - 11/4/92 -5- (5057d) 11. No public address (P.A.) system.shall be allowed. 12. Applicant shall pursue CalTrans approval of radius type driveways on Beach Boulevard. 13. Driveway on Beach Boulevard shall have a minimum width of thirty feet (301). 14. There shall be no outside storage of inoperable vehicles, vehicle parts, equipment or trailers. 15. No repair work shall be permitted on site. 16. 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. 17. Display of vehicles shall be prohibited in the rear building; shall only be used for the storage of vehicles. 18. 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. 19. All signs/canopies shall be reviewed and approved by the Design Review Board prior to issuance of the Certificate of Occupancy. 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 Site Plan Amendment No. 92-9 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 3: USE PERMIT NO, 92-47/CONDITIONAL EXCEPTION NO, 92-40 NEGATIVE DECLARATION NO, 92-36 Applicant: Donley -Bennett Architects 12821 Newport Avenue Tustin, CA 92680 ZA Minutes - 11/4/92 -6- (5057d) 1 Request: Use Permit: To construct twenty (20) additional apartment units to an existing 448 unit complex (Casa Del Sol Apartments) pursuant to Section 9120.1(c) of the Huntington Beach Ordinance Code. The request also includes expansion of the existing recreational building and facilities, construction of a 800 square foot car wash and the modification to the existing parking layout, resulting in additional open parking spaces, garages and driveway. Conditional Exception: To allow open guest parking spaces within the front fifty (50) feet of the lot pursuant to Section 9603.8 of the Huntington Beach Ordinance Code. Location: 21661 Brookhurst Street (Casa Del Sol Apartments) Wayne Carvalho, Staff Planner, reported that the proposed twenty units is centrally located in the project while the car wash was proposed on the northwest corner of the project. The proposal also includes an expansion of the existing recreational facilities and modification of the parking layout to include a new driveway. Staff advised that the negative declaration was filed due to the number of units, and that no comments were received during the twenty-one day period. Staff was in support of the proposed car wash and advised that 85% of the water would be reclaimed. Staff discussed the noise resulting from the car wash operation and recommended suggested conditions limiting the hours of operation and restricting lighting in the structure. Staff advised that the Fire Department requires a dry standpipe system to be installed in all existing buildings and that new buildings be equipped with an automatic sprinkler system. Staff also recommended that the proposed driveway be deleted and that the green belt be preserved at the east end of the project. Staff concluded by recommending approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Steve Donley, representing the applicant, was present. He advised that the car wash would be a high pressure system that will use less water and biodegradable cleaning products. Ron Burt, representing the applicant, indicated that the apartment buildings to the north have reduced front setbacks which result in visitors often driving past the first driveway, requiring them to make a U-turn to enter the project. He stated that the second driveway will benefit both residents and visitors. ZA Minutes - 11/4/92 -7- (5057d) Jennifer Hamilton, 9841 Oceancrest Drive, stated that her home is located on the south border of the project, within the single family tract. She was concerned that the car wash would result in disturbing the single family homeowners with noise from the equipment and loud radios from tenants waiting to use the car wash. She also was concerned about the additional parking bordered her property, which could possibly result in increased noise in the morning hours with tenants warming their engines. She was also opposed to three driveway entrances stating it is a safety hazard for children using the sidewalk. A letter was presented from Shawn and Alan Gladstone, 9811 Oceancrest Drive. They opposed the request stating that fumes generated by vehicles were unbearable and noise in the alley was loud and constant. They said additional units and parking would increase the problem and result in difficulty to sell their home. There were no other persons present to speak for or against the request and the public hearing was closed. USE PERMIT NO. 92-47/CONDITIONAL EXCEPTION NO. 92-40/NEGATIVE DECLARATION NO. 92-36 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. FINDINGS FOR APPROVAL - USE PERMIT NO 92-47: 1. The establishment, maintenance and operation of the additional twenty (20) units, carwash, recreation facilities and parking will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. With the conditions imposed, the project will not adversely impact the adjacent properties nor tenants within the apartment project. Aside from short-term construction impacts, the proposed project will provide long-term benefits including additional parking, recreational amenities, and carwash for tenants. b. Property and improvements in the vicinity of such use or building. The proposed development will provide additional parking spaces including garages as well as a variety of recreational facilities. The proposed car wash will also be equipped to reclaim water. 2. The granting of Use Permit No. 92-47 will not adversely affect the General Plan of the City of Huntington Beach. The proposal is consistent with the goals and objectives of the Medium -High Density Residential Land Use designation of'the General Plan. 1 ZA Minutes - 11/4/92 -8- (5057d) FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO, 92-40: 1. The granting of Conditional Exception No. 92-40 to allow open parking spaces within the front fifty (50) feet of the lot will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification.' The spaces will be specifically designated for guest and leasing office parking. Furthermore, there are other apartment projects in the immediate vicinity which have open parking within the front area. 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 granting of Conditional Exception 92-40 will provide "future resident" parking in close proximity to the leasing office. Further, the additional parking and driveway will alleviate the potential for stacking off Brookhurst Street and will improve vehicular ingress and egress. 3. The granting of Conditional Exception No. 92-40 is necessary in order to preserve the enjoyment of one or more substantial property rights. The variance will allow leasing office parking in close proximity to the leasing office, and will provide additional guest parking during the evenings. 4. The granting of Conditional Exception No. 92-40 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The additional open parking and driveway will provide better circulation on -site and convenient parking for guests and prospective residents. 5. The granting of Conditional Exception No. 92-40 will not adversely affect the General Plan of the City of Huntington Beach. The proposed parking is consistent with the Medium -High Density Residential Land Use designation of the General Plan. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated July 23, 1992 shall be the conceptually approved layout with the amendments as noted thereon. 2. A revised site plan shall be submitted to the Department of Community Development for inclusion in the entitlement file. ZA Minutes - 11/4/92 -9- (5057d) 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. Conditions of approval shall be printed verbatim on the cover sheet of all working drawings submitted for plancheck. 5. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. Four (4) sets of landscape and irrigation plans to the Department of Community Development and Public Works for review and approval. b. A grading plan shall be submitted to the Department of Public Works for review and it must be approved (by issuance of a grading permit). A plan for silt control for all water runoff from the property during construction and initial operation of the project may be required if deemed necessary by the Director of Public Works. c. 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 Sections 9120.11 and 9607 of the Huntington Beach Ordinance Code . The set must be complete and approved by both departments prior to issuance of building permits. 6. Mature trees removed as a result of the proposed development shall be replaced on a one to one (1:1) ratio. 7.- Carwash hours of operation shall be.restricted from 8 a.m. to 8 p.m. 8. Lighting shall be prohibited in the carwash with the exception of security lighting. 9. All applicable Public Works fees shall be paid prior to issuance of building permits. ZA Minutes - 11/4/92 -10- (5057d) i� 10. All utility apparatuses such as but not limited to backflow devices and Edison transformers, shall be prohibited in the front yard and exterior sideyards unless properly screened by approved landscaping or any other method approved by the Director of Planning. In no case shall they be within the setback areas along Pacific Coast Highway. All such apparatuses shall be depicted on the site plan prior to issuance of building permits. 11. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 12. "The applicant/owner shall be responsible for payment of Traffic Impact fees prior to issuance of a Certificate of Occupancy and/or final building permit approval." 13. The proposed project shall meet all requirements of the National Flood Insurance Program and Article 940 of the Huntington Beach Ordinance Code. The applicant shall complete the following (for each structure or dwelling unit): a. Prior to issuance of a foundation only permit, the applicant shall submit a report from a registered professional engineer or architect that the proposed structure or dwelling unit has been designed to withstand the forces generated by the 100 year flood pursuant to Section 60.3(5) of the Floodplain Management Regulations. The plans shall indicate that the lowest habitable floor has been elevated at least one (1) foot above the base flood elevation. b. Prior to issuance of building permits for the remainder of the structures or dwelling units, the applicant shall submit an Elevation Certificate prepared by a licensed engineer or surveyor which shall certify that the lowest habitable floor to be constructed on the existing foundation has been elevated at least one (1) foot above the base flood elevation. 14. Prior to issuance of building permits for the construction of the twenty (20) residential apartment units, Developer shall provide the City with an Affordable Housing program to be approved by the Director of Community Development and is accordance with provisions of the City's adopted Housing Element and Redevelopment Law. The affordable housing program shall provide for the development of not less than 2 residential units which will be available at affordable housing costs to persons and households of low income, as defined by the Department of Housing and Urban Development (H.U.D.). The affordable housing program shall identify housing proposals, locations and implementation strategies for the development of new residential units designed for families of low income. ZA Minutes - 11/4/92 -11- (5057d) 15. The applicant/property owner shall be responsible for payment of Park and Recreation Fees prior to issuance of building permits. 16. 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. 17. Proposed structures shall be architecturally compatible with existing structures. 18. Floor plans for new construction shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units; and low -volume heads shall be used on all spigots and water faucets. 19. 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. 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. Fire Department Requirements: a. The developer/property owner shall provide a Dry Standpipe System at each stairway of the complex. Standpipes located at the inside stairways shall be connected to the outside stairways. Plans for the standpipes and any proposal for phasing the systems in, shall be submitted to Fire Department for approval prior to issuance of building permits. b. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. c. An automatic fire sprinkler system and alarm system shall be approved and installed in the new buildings pursuant to Fire Department regulations. 1 ZA Minutes - 11/4/92 -12- (5057d) 1 d. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. Fire Access shall include turn-arounds and 17' X 45' radius turns. e. Fire extinguishers shall be required in number and at locations specified by the Fire Department. f. Security gates shall comply with Fire Department City Specification #403. g. Building addressing must comply with Fire Department City Specification #428. h. Prior to issuance of building permits, a fire protection plan shall be submitted and approved by the Fire Department for the construction phase per Fire Department Specification #426. 5. Trash enclosures shall be located within 200 feet of every unit. 6. The Zoning Administrator reserves the right to revoke Use Permit No. 92-47 and Conditional Exception No. 92-40 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED AT 2:35 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, NOVEMBER 11, 1992, AT 1:30 PM. r cw- Mike Strange Zoning Administrator :jr ZA Minutes - 11/4/92 -13- (5057d)