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Home My WebLink About1993-12-011 11 MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR ROOM B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, DECEMBER 1,1993 -1:30 PM ZONING ADMINISTRATOR: STAFF MEMBER: MINUTES: Mike Strange Jane Madera The Minutes of November 24, 1993 Zoning Administrator Meeting were continued. ITEM 1: RECONSIDERATION OF ZONING ADMINISTRATOR'S DENIAL OF USE PERMIT NO 93-9/CONDITIONAL EXCEPTION NO.93-10 Applicant: Juliano Angelo 18748 Beach Blvd. Huntington Beach, CA 92648 Request: To permit a 675 square foot expansion of an existing 1,350 square foot restaurant (Baci Restaurant) pursuant to Section 9220.1 of the Huntington Beach Ordinance Code. The parking layout has been redesigned since the Zoning Administrator's denial of the above noted applications and the expansion will result in a one (1) space parking variance {previously requested four (4) space reduction} pursuant to Section 9602.2 of the Huntington Beach Ordinance Code. Location: 18748 Beach Blvd. Jane Madera, Staff Planner, reported a previous request to expand the Baci Restaurant was denied based on inadequate parking and poor circulation on the site. The applicant had revised the layout and parking which eliminates a small portion of the yard for the house located on the rear of the property. Staff advised that the revised layout still results in one parking space shortage. Staff concluded by recommending denial based on the parking shortage and poor traffic circulation. THE PUBLIC HEARING WAS OPENED. Bob Bolen, representing the applicant, was present. He requested approval because the lot configuration presented a land related hardship and the new plan was the only viable alternative. Connie Mandic, spoke in support of the request. She said the site was for rent for three years before Baci Restaurant came in and the business was a benefit to the community. There were no other persons present to speak for or against the request and the public hearing was closed. RECONSIDERATION OF USE PERMIT NO.93-9 AND CONDITIONAL EXCEPTION NO.93-10 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 TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL -USE PERMIT NO.93-9: 1. The establishment, maintenance and operation of the 675 square foot restaurant expansion will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The project meets all the minimum requirements of code except for one (1) space parking deficiency. However, a conditional exception (variance) for one parking space was approved concurrently with this application by the Zoning Administrator. b. Property and improvements in the vicinity of such use or building. The restaurant expansion will be compatible with other adjacent commercial uses. 2. The granting of Use Permit No. 93-9 will not adversely affect the General Plan of the City of Huntington Beach. The 675 square foot restaurant expansion is consistent with the goals and objectives of the General Commercial Land Use designation of the General Plan. ZA Minutes - 12/1/93 -2- 1 FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO, 93-10: 1. The granting of Conditional Exception No. 93-10 will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. 2. Because of special circumstances applicable to the subject property, including size, 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 lot is not a typical rectangular shape and therefore cannot be designed with full code compliance as easily as other properties in the area. 3. The granting of Conditional Exception No. 93-10 is necessary in order to preserve the enjoyment of one or more substantial property rights. The one (1) space parking reduction will permit the expansion of the restaurant use. 4. The granting of Conditional Exception No. 93-10 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The one (1) space parking reduction will not have a negative affect on the surrounding properties. 5. The granting of Conditional Exception No. 93-10 will not adversely affect the General Plan of the City of Huntington Beach. a. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 93-10 is sought and he will proceed to do so without unnecessary delay. b. 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. c. The combination and relationship of one proposed use to another on site are properly integrated. d. 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 November 12, 1993 shall be the conceptually approved layout with the following modifications: ZA Minutes - 12/1/93 -3- a. Submit one full set of blueprints (site plan, floor plan, and elevations) with the revised parking layout on the site plan. 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. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets 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. Prior to issuance of building permits the applicant shall restripe the parking lot so that it conforms to provisions of Article 960 of the Huntington Beach Ordinance Code. 5. The Zoning Administrator reserves the right to revoke Use Permit No. 93- 9/Conditional Exception 93-10 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 2: TENTATIVE PARCEL MAP NO 93-202 Applicant: McDonnell Douglas Realty Company 18881 Von Karman, Suite 1200 Irvine, CA 92715 Request: To permit the subdivision of one (1) 62 acre parcel of land into three (3) parcels with one 42 acre parcel designated as a remainder parcel pursuant to Section 9930 of the Huntington Beach Ordinance Code. ZA Minutes - 12/1/93 -4- Location: Approximately 1,480 linear feet north of Bolsa Avenue and just west of Springdale Street. Jane Madera, Staff Planner, reported a correction to the notice of public hearing stating that the entire acreage of the current parcel was 62 acres and the request was for a subdivision of 20 acres into three (3) parcels with the rest of the 42 acres of land designated as a remainder. Staff stated that all of the parcels created in the subdivision meet the minimum lot frontage and lot size requirements for the M1-A Restricted Manufacturing zone. Staff recommended one additional suggested condition of approval to record a covenant of easement to guarantee vehicular access from all parcels to both Springdale Street and Bolsa Avenue. Staff reviewed the suggested conditions of approval and concluded by recommending approval. THE PUBLIC HEARING WAS OPENED. Sharon Benter, 5801 Spa Drive, was present and stated concern about the added traffic and possible reduction in the values of residential property. Tom Overturf, representing the applicant, advised that the request does not change the zoning for the property. He indicated that Cambro Manufacturing has proposed to construct a warehouse and light manufacturing facility on the largest parcel and they have an excellent reputation of being a good neighbor. Mike Strange, Zoning Administrator, said that the area had been zoned industrial for over 20 years and the applicant was proposing to take one large piece of property and sub- divided it into three smaller parcels. He said the action taken by the Zoning Administrator would not include design approval for the lots. There were no other persons present to speak for or against the request and the public hearing was closed. TENTATIVE PARCEL MAP NO.93-202 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 TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP 93-202: 1. The proposed consolidation of two (2) lots into one (1) lot for purposes of Medium Density Residential use is in compliance with the size and shape of property necessary for that type of development. ZA Minutes - 12/1/93 -5- 2. The General Plan has set forth provisions for this type of land use as well as setting forth objectives or implementation of this type of use. 3. The property was previously studied for this intensity of land use at the time the land use designation for General Industrial allowing industrial uses was placed on the subject property. 4. The size, depth, frontage, street width and other design and improvement features of the proposed subdivision are proposed to be constructed in compliance with standards plans and specifications on file with the City as well as in compliance with the State Map Act and supplemental City Subdivision Ordinance. CONDITIONS OF APPROVAL: TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE. 1. Tentative Parcel Map No. 93-202 received by the Department of Community Development on November 24, 1993 shall be the approved layout (with the amendments as noted thereon). 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. A copy of the recorded parcel map shall be filed with the Community Development Department. 3. A ten foot wide waterline easement shall be dedicated to the City of Huntington Beach. 4. All vehicular access rights to Springdale Street shall be released and relinquished to the City of Huntington Beach except at locations approved by the Zoning Administrator. 5 Prior to recordation of this parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Sub - article 18. 6. Prior to recordation of this parcel map, the surveyor/engineer preparing the map shall submit to the County Surveyor a digital -graphics file of said map in a manner described in Sections 7-9-330 and 7-0-337 of the Orange County Subdivision Manual, Sub -article 18. ZA Minutes - 12/l/93 -6- 1 C 7. Developer shall record a covenant of easement, concurrently with recordation of the parcel map which will provide access to Parcels 1, 2, and 3 over Skylab Road and over Able Lane, or a future aligned street. Easement to be provided shall be a minimum of sixty (60) feet in width. THE MEETING WAS ADJOURNED AT 2:00 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, DECEMBER 8,1993 AT 1:30 PM. " , t ��'5 � V Mike Strange Zoning Administrator :jr ZA Minutes - 12/1/93 -7-