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Home My WebLink About1994-01-261 MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR ROOM B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, JANUARY 26 -1.30 PM ZONING ADMINISTRATOR: STAFF MEMBER: MINUTES: Mike Strange Jane Madera The Minutes of the January 19, 1994 Zoning Administrator Meeting were approved. ITEM 1• CONDITIONAL EXCEPTION NO, 93-45 Applicant: Tom Zanic Seacliff Partners 520 Broadway, Suite 100 Santa Monica, CA 90401 Request: To permit an 18 foot front entry garage setback (minimum 22 feet required) for lots 5, 6 and 7 of Tentative Tract Map No. 14244 (Island R) pursuant to Section 9110.6 of the Huntington Beach Ordinance Code. Location: Approximately 600 feet northeast of Palm Avenue and Island Bay Lane. Jane Madera, Staff Planner reported that the applicant was requesting a an 18 foot garage setback for Lots 5, 6 and 7 of Tentative Tract Map No. 14244. Staff recommended a 20 foot minimum front setback for the front entry garage and a 12 foot minimum rear setback, with the condition that additions be limited to a single story only with no deck or balcony above the addition. Staff recommended these conditions in order to maintain the applicant's goal of siting the new homes at a maximum distance from the existing adjacent homes. Staff also suggested that these individual conditions be recorded on the properties so all future homeowners are aware of the questions on the property. THE PUBLIC HEARING WAS OPENED. The applicant's representative, Richard Lloyd, was present and concurred with Staff s recommendation. There were no other persons present to speak for or against this request. CONDITIONAL EXCEPTION NO.93-45 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. 0-illmiz a)►[��!Ic�'F�# The granting of Conditional Exception No. 93-45 for a 20 foot front entry garage setback 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, 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 subject site is part of an infill project and the building pads must be raised several feet above the surrounding ground elevations for proper site drainage to the adjacent street. Because the applicant is proposing a two-story house, the structure in combination with the raised lot has the potential to impose upon the privacy of the existing surrounding homeowner's property. Granting of the variance for a reduced driveway setback allows a substantial separation between the existing structures and the new proposed homes. In addition, the twenty (20) foot minimum garage setback will be consistent with the new code requirements proposed under the Division 9 rewrite and the setback will blend in with other existing homes in the area with a 22 foot setback. 3. The granting of Conditional Exception No. 93-45 is necessary in order to preserve the enjoyment of one or more substantial property rights. The reduced front entry garage setback (20 feet minimum) allows the property to be developed as a single family structure while still protecting the privacy rights of the surrounding single story residences. 4. The granting of Conditional Exception No. 93-45 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The 20 foot minimum garage setback will still permit parking of vehicles in the driveway without the potential for overhang into the public right- of-way. ZA Minutes - 1/26/94 -2- 1 L_ ] 5. The granting of Conditional Exception No: 93-45 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. 93-45 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. With the conditions of approval imposed, a minimum 20 foot driveway will be maintained so that vehicles may park on the driveway without overhanging into the public right-of-way. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan received and dated January 26, 1994 shall be the conceptually approved layout with the following modifications: a. The site plan shall be revised to depict a minimum twenty (20) foot front entry garage setback. b. The site plan shall depict a minimum fifteen (15) foot rear setback line across the back yard. 2. A revised site plan shall be submitted depicting the modifications described above. 3. The three (3) car garage for the single family dwellings on Lots 5, 6 and 7 shall be permanently equipped with an automatic electric opener and roll -up type paneled door as opposed to the solid swing type garage door. 4. All future room additions or enclosed patio rooms to the two-story single family dwellings shall be limited to single story structures with no deck or balcony above, and a minimum fifteen (15) foot rear yard setback. Any accessory structures, such as gazebos, storage sheds, etc., and open unenclosed patio covers with no deck or balcony above, shall be subject to normal code requirements regarding setbacks and open space in accordance with code regulations in effect at the time of submittal for building permits. ZA Minutes - 1/26/94 -3- 5. All conditions of approval regarding Conditional Exception (Variance) No. 93-45 shall be recorded by covenant or similar legal mechanism on Lots 5, 6 and 7 of Tract 14244 at the Orange County Recorder's Office. A copy of the recorded document shall be submitted to the Department of Community Development prior to issuance of building permits for construction. 6. The Zoning Administrator shall be notified in writing if any changes in setbacks 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. 7. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. 8. All previous conditions of approval imposed under Tract 14244 shall remain in effect. 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 Conditional Exception No. 93-45 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 2• CONDITIONAL EXCEPTION NO.93-46 Applicant: Tom Zanic Seacliff Partners 520 Broadway, Suite 100 Santa Monica, CA 90401 Request: To permit an 18 foot front entry garage setback (minimum 22 feet required) for Lot 2 of Tentative Tract Map No. 14318 (Island AB) pursuant to Section 9110.6 of the Huntington Beach Ordinance Code. ZA Minutes - 1/26/94 -4- 1 Location: Approximately 200 feet northwest of the intersection of Main Street and 14th Street. Jane Madera, Staff Planner reported that the applicant was requesting an 18 foot entry garage setback for Lot 2 of Tentative Tract Map No. 14318. Staff recommended a minimum 20 foot front entry garage setback and a minimum 12 foot rear setback with the condition that additions be limited to a single story only with no deck or balcony above the addition. Staff recommended these conditions in order to maintain the applicant's goal of siting the new homes at a maximum distance from the existing adjacent homes. Staff also suggested that these individual conditions be recorded on the properties so all future homeowners are aware of the questions on the property. THE PUBLIC HEARING WAS OPENED. The applicant's representataive, Richard Loyd, was present and stated that the project would not meet minimum open space dimensions if the 20 foot front entry garage setback was approved. Jane Madera, staff planner, suggested a continuance to the January 26, 1994 Zoning Administrator meeting to permit analysis of a staff alternative for a 20 foot minimum garage setback which results in a reduction of the minimum open space dimension (23 feet in lieu of 25 feet required). The continuance would permit the application and legal advertisement of a conditional exception for a reduction in open space dimension. THE PUBLIC HEARING WAS CLOSED. Mike Strange, Zoning Administrator, continued this item to the next available Zoning Administrator meeting. CONDITIONAL EXCEPTION NO.93-46 WAS CONTINUED TO THE NEXT ZONING ADMINISTRATOR MEETING OF FEBRUARY 2,1994. w ell .7 `IA) WiWraWW1 UD"WI1►I�C��7t� Applicant: Tom Zanic Seacliff Partners 520 Broadway, Suite 100 Santa Monica, CA 90401 Request: To permit an 18 foot front entry garage setback (minimum 22 feet required) for Lot 7 of Tentative Tract Map No. 14044 (Island E) pursuant to Section 9110.6 of the Huntington Beach Ordinance Code. ZA Minutes-1/26/94 -5- Location: Approximately 200 feet northwest of the intersection of Main Street and 14th Street. Jane Madera, Staff Planner reported that the applicant was requesting an 18 foot entry garage setback for Lot 7 of Tentative Tract Map No. 14044. Staff recommended a minimum 20 foot front entry garage setback and a minimum 12 foot rear setback with the condition that additions be limited to a single story only with no deck or balcony above the addition. Staff recommended these conditions in order to maintain the applicant's goal of siting the new homes at a maximum distance from the existing adjacent homes. Staff also suggested that these individual conditions be recorded on the properties so all future homeowners are aware of the questions on the property. THE PUBLIC HEARING WAS OPENED. The applicant's representataive, Richard Loyd, was present and stated that the project would not meet minimum open space dimensions if the 20 foot front entry garage setback was approved. Jane Madera, staff planner, suggested a continuance to the January 26, 1994 Zoning Administrator meeting to permit analysis of a staff alternative for a 20 foot minimum garage setback which results in a reduction of the minimum open space dimension (23 feet in lieu of 25 feet required). The continuance would permit the application and legal , advertisement of a conditional exception for a reduction in open space dimension. THE PUBLIC HEARING WAS CLOSED. Mike Strange, Zoning Administrator, continued this item to the next available Zoning Administrator meeting. CONDITIONAL EXCEPTION NO.93-47 WAS CONTINUED TO THE NEXT ZONING ADMINISTRATOR MEETING OF FEBRUARY 2,1994. THE MEETING WAS ADJOURNED AT 2:20 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 2,1994 AT 1:30 PM. ok Joe f Mike Strange Zoning Administrator :lp ZA Minutes - 1/26/94 -6-