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HomeMy WebLinkAbout1994-02-16MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, FEBRUARY 16,1994 -1:30 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBER: Jane Madera MINUTES: The Minutes of the February 2, and February 9, 1994, Zoning Administrator Meetings were approved. ITEM 1: COASTAL DEVELOPMENT PERMIT NO.93-27 Applicant: Matthew Luxenberg 3801 Katella Avenue, Suite 101 Los Alamitos, CA 90720-3387 Request: To permit an 87 square foot first floor addition and a 957 square foot second story addition to an existing two story single family dwelling pursuant to Section 989.5.2 of the Huntington Beach Ordinance Code. Location: 16412 Grimaud Jane Madera, Staff Planner reported that this application was a request for an 87 square foot first floor entry way addition and a 957 square foot second floor addition to an existing single family dwelling located in the Huntington Harbour area. This is an odd shaped lot located on the water. This application meets requirements for setbacks, site coverage, and building height and all issues for coastal zone are being met. Staff recommended approval of this project. THE PUBLIC HEARING WAS OPENED. The applicant, Matthew Luxenberg was present and concurred with staffs recommendation. There were no other persons present to speak for or against this request. THE PUBLIC HEARING WAS CLOSED. COASTAL DEVELOPMENT PERMIT NO.93-27 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 - COASTAL DEVELOPMENT PERMIT NO.93-27: 1. The request to permit the remodel and 1,044 square foot 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 87 square foot first floor addition and 957 square foot second story addition will not impact public views or access. 2. Coastal Development Permit No. 93-27 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 exist to the site. 4. The proposed remodel and 87 square foot first floor addition and 957 square foot second story 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. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated January 25, 1994 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. 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. ZA Minutes 2/9/94 2 6. Proposed structures shall be architecturally compatible with existing structures. 7. The Public Works Department requirements are: a. Install a backflow device. 8. The Fire Department requirements are: 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. 2 inch water meter size required for sprinkler system per Public Works standards. INFORMATION OF 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. 93-27 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 2: USE PERMIT NO.93-96/CONDITIONAL EXCEPTION No. 94-3/ NEGATIVE DECLARATION NO.93-24 Applicant: Charles L. Terry, AIA 45 La Purisima Rancho Santa Margarita, CA 92688 Request: Use Permit: To permit construction and operation of a new 280,400 square foot warehouse and light manufacturing industrial facility (Cambro Manufacturing) on an approximately 12 acre site pursuant to Section 9510.01(b)(2) of the Huntington Beach Ordinance Code. Construction is proposed to occur in three (3) phases described as follows: (1) Phase I consists of construction of approximately 120,000 square feet of warehouse space; (2) Phase II consists of construction of approximately 40,000 square feet of warehouse space and a 10,000 square foot mezzanine in the Phase I building for office use; and (3) Phase III consists of construction of approximately 110,400 square feet of manufacturing space. The ZA Minutes 2/9/94 project includes a request to permit security gates in the parking lot pursuant to ■ Section 9604.2 of the Huntington Beach Ordinance Code. Conditional Exception: The applicant is requesting a reduction in the landscape requirement by not providing one (1) tree well every ten (10) parking spaces in the parking lot pursuant to Section 9607.2 of the Huntington Beach Ordinance Code. Location: 5801 Skylab Road (north of Skylab Road approximately 600 feet west of Springdale Street) Jane Madera, Staff Planner reported that the applicant is requesting construction of a new 280,400 square foot industrial building, located on the northeast corner of Abel Lane and Skylab Road. The property is currently being used as a strawberry field and the property is zoned MIA - MS which is restricted manufacturing and multi -story. The project is proposed in three phases, the majority being warehouse. Also proposed is an office mezzanine and a manufacturing facility on the rear of the property. The use will be for a plastic injection molding company, Cambro Manufacturing. The landscaping will include a 10 foot buffer in the rear of the property, which staff requested. The use permit covers the construction of all three phases of the building in addition to the gates across the property line. The variance is a request to delete the landscape planters required every ten parking spaces. Staff does not support the variance for reduction in landscaping. The project was reviewed by the Environmental Assessment Committee and they recommended that a Negative Declaration be approved for the project. There was a twenty-one (21) day public comment period and two mitigation measures are recommended with the project. One mitigation measure is regarding noise, and specifies that all truck traffic delivery be confined to the southern 2/3 portion of the property. This will protect possible noise impacts to the adjacent residential properties to the north. The second mitigation measure is recommended to mitigate a possible increase in glare. Staff recommends that non -reflective materials be incorporated into the building. The project will be in compliance with AQMD standard for any materials used inside the building, vehicle trips, etc. The EAC commented on the prime farm land which is being reduced by this project. The State Conservation office states that prime farm land less than 80 acres is not a significant impact. This project is approximately 12 acres which is significantly less than what is considered a significant impact in the depletion of agricultural farmland. There will be landscaping and parking in the ten (10) foot wideSouthern California Edison (SCE) easement. SCE will allow the applicant to use this easement as long as it is not for anything that is required for this project. The applicant has submitted two plans, one being interim parking plan should SCE require use of the easement and one being the everyday parking plan. The original request was that this be constructed in three phases and the third phase commencing at the end of a nine (9) year time frame. Staff recommended approval of all three phases for a ZA Minutes 2/9/94 4 five (5) year period. Prior to the third phase staff recommended that applicant submit a noise study, subject to approval by Community Development, which is required when residential area is within 150 feet of an industrial project. If at the end of five (5) years, construction and building permits have not been pulled for phase three, staff recommended that the applicant request an extension of time with a second public hearing. Another recommendation is that the exterior elevation needs some architectural work to improve the appearance of the project. THE PUBLIC HEARING WAS OPENED Applicant Charles Terry was present and discussed the parking situation in regards to the Edison easement. He stated that Edison would be in agreement with them during the construction phase of their project. Merle Pautsch of McDonnell Douglas Realty was present and discussed the Edison easement and reiterated that Edison does not use the easement. They are also in agreement with the parking the applicant wants to put in to this area. However, they do need access at a future time. This provides a fall back position with Edison. Mike Strange requested the ramifications with Plan A and Plan B, and the differences of these two plans. Jane Madera, Staff Planner explained these differences of parking plan on Plan A and Plan B, and explained that both plans need to be approved one for interim use when SCE needs access to the easement and one for everyday striping and parking use. Mike Strange, Zoning Administrator asked applicant's opinion on the five (5) year program as opposed to the nine (9) year program. Owner of Cambro, Argyle Cambro, was present and agreed with the five (5) year program and coming in with a request for an extension, as being reasonable. Mike Strange asked the applicant to discuss the variance on the landscaping. Owner of Cambro, Argyle Cambro discussed that the most valuable landscaping would be the area out front facing the street. He stated that the landscaping in the back would be difficult to maintain and is not necessary. Mike Strange, discussed the landscaping buffer on the north side of the project, and asked if this was required landscaping. Jane Madera responded that this was not required landscaping on the north side of the project but that the applicant had included it at staff s request. She also stated that staff recommended denial of the landscape variance. ZA Minutes 2/9/94 5 The applicant, Charles Terry reiterated their position on the landscaping in providing a great deal of landscaping up front with trees, etc. and becoming an example of forthcoming projects in the area. He also spoke about the difficulty in maintaining the trees in the parking area. Mike Strange commented that he would not be able to support the request for variance for reduced landscaping in the parking area. He proposed that the applicant consider withdrawing the request for variance until phase two or three begins, and reapply for a variance again at that time. He also stated that the landscaping on the north side would not be necessary for the applicant to install. Applicant, Charles Terry, was in agreement with the Zoning Administrator's comments and verbally withdrew their application for Conditional Exception No. 94-3. THE PUBLIC HEARING WAS CLOSED. USE PERMIT NO.93-96/NEGATIVE DECLARATION NO.93-24 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, 93-96: 1. Use Permit No. 93-96 for the establishment, maintenance and operation of the 280,400 square foot industrial building proposed in three phases, along with security gates across the parking lot, will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The phased construction project is compatible with the existing light industrial uses in the area. The property is adjacent to the McDonnell Douglas facility and has access from the existing surrounding private streets; Able Lane and Skylab Road. With the conditions of approval imposed and the mitigation measures recommended in the Negative Declaration, potential noise impacts to the surrounding residential properties to the north will be reduced, new light and glare sources in the area will be reduced by use of non -reflective building materials, the project will comply with the Transportation Demand Management Ordinance to reduce vehicle trips and encourage ride sharing, and all requirements for new construction of the Huntington Beach Ordinance Code will be met. In addition, the surrounding residential properties to the north are buffered from the site by a perimeter security wall and a 75 foot wide U.S. Navy Railroad. Architectural elements such as accent painting and scoring of the building wall material will be incorporated into the design to improve the aesthetic view of the project from the adjacent residential properties. ZA Minutes 2/9/94 6 b. Property and improvements in the vicinity of such use or building. With the conditions of approval imposed, the project will be required to construct water system improvements for the facility by tying into the exiting public water supply and to construct off -site drainage improvements subject to Public Works Department approval. The phasing of the project will allow the agricultural strawberry field on the north side of the site to continue production until the area is necessary for the completion of the project; the project will not adversely effect the other surrounding strawberry fields to the south, east, and west, and the proposed plastic injection molding manufacturing facility will be compatible with the other existing industrial uses in the area. 2. The granting of Use Permit No. 93-96 will not adversely affect the General Plan of the City of Huntington Beach. The 280,400 square foot light industrial building is consistent with the goals and objectives of the Light Industrial Land Use designation of the General Plan. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan dated December 7, 1993 (Plan A with parking depicted on Southern California Edison easement) and the site plan dated January 25, 1994 (Plan B with interim parking plan when Edison is using the easement) shall be the conceptually approved site layout with the following modifications: a. The ten foot wide landscape strip along the north property line may be removed. 2. The floor plan and building elevations for Phase I dated December 7, 1993 and the floor plan and building elevations for Phases II and III dated February 14, 1994 shall be the conceptually approved building layout with the following modifications: a. The reveal band around the exterior of all building elevations (north, south, east, and west) shall be widened and painted in an architecturally compatible accent color. b. Additional architectural treatment such as scoring or detailing of the building wall material shall be incorporated on the exterior elevation of the north building wall of Phase III building. Approval of the architectural treatment shall be subject to review and approval of the Community Development Department. c. Low -volume heads shall be used on all spigots and water faucets. 3. Use Permit No. 93-96 shall be valid for all three construction phases for a maximum five (5) year period. Prior to development of the third phase, a noise study shall be submitted for the review and approval by the Community Development Department. The noise study shall be prepared by an acoustical engineer licensed and registered by the State of California. The applicant/property owner shall comply with site improvements or ZA Minutes 2/9/94 7 mitigation measures as recommended by the noise consultant prior to, during, and after construction of the third phase. If construction (minimum building permit and foundation) for all three phases has not begun within five years of the final project approval, the applicant/property owner may request an additional extension of time for the use permit approval. The extension of time request shall be reviewed by the Zoning Administrator after a public hearing has been held. 4. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. One set of landscape and irrigation plans to the Public Works Department for review and approval. 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 9607 of the Huntington Beach Ordinance Code. The set must be complete and approved by both Community Development and Public Works departments prior to issuance of building permits. b. All rooftop mechanical equipment shall be screened from any view. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan must be submitted showing screening and must be approved. c. A revised site plan shall be submitted depicting the modifications described above. d. The applicant shall submit a phasing and improvement plan verifying compliance with all code requirements such as parking, landscaping, transportation demand management ordinance, etc. with each construction phase. e. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. 5. Public Works Requirements: a. Obtain a precise grading permit from the Department of Public Works. b. Construct off -site drainage improvements as required by the Department of Public Works to mitigate impact of increased runoff, due to development, or deficient, downstream drainage systems. Design of necessary improvements shall be completed prior to issuance of any grading permit, and shall provide mitigation ZA Minutes 2/9/94 for all rainfall event frequencies up to a 100-year frequency. Construction of necessary improvements shall be completed prior to final inspection. c. All Public Works fees shall be paid prior to issuance of building permits. d. A landscape plan shall be submitted to the Department of Public Works for review and approval prior to issuance of a precise grading permit. e. The developer shall submit a separate utility plan, showing water system improvements including service connections, fire hydrants, valves, backflow devices and other appurtenances in accordance with all applicable Uniform Plumbing Code, City ordinances, Public Works Standards and Water Division design criteria. These plans shall be approved by the Public Works Water Division and Fire Department, prior to any construction. f. The water system shall be located within dedicated easements. g. The developer shall be held responsible for the repair and replacement of any enhanced paving, if water mains, etc. require repair and maintenance. h. The water system shall be designed and installed per the City of Huntington Beach Water Division's criteria, standards plans and specifications. i. The proposed water system shall not include any taps into the existing McDonnell Douglas owned 10" water service line located on the project site. j. The water system requirements for phase one are as follows: 1. The developer shall construct approximately 550 feet of 12" C-900 water main in Springdale St., from approximately 180 feet south of Glenwood Dr. to Skylab Dr. 2. The developer shall construct a 12" C-900 water main from Springdale St. to the westerly property line of the project site. k. The water system shall be looped to a second public supply source upon construction of phase two and three and also upon installation of any other water service connection required for the area. 1. The landscape irrigation system shall be designed and constructed to include a separate water service connection. in. The developer shall use "drought tolerant" plants and turf for all common area landscaping. The developer shall submit irrigation demands to ensure proper irrigation service sizing. ZA Minutes 2/9/94 9 n. All backflow devices shall be painted to match the surrounding aesthetics. The size, model and serial number shall be permanently affixed to the body of the backflow device remaining visible after painting. 6. Fire Department Requirements: a. NOTE ON PLANS - 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. NOTE ON PLANS - A fire alarm system will be installed 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. The System shall provide the following: 1. Water flow, valve tamper and trouble detection 2. 24 hour supervision 3. Annunciation c. NOTE ON PLANS - Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. d. NOTE ON PLANS - 4 fire hydrants will be installed prior to combustible construction. Shop drawings will be submitted to the Public Works Department and approved by the Fire Department prior to installation. e. NOTE ON PLANS - Fire lanes will be designated and posted to comply with City Specification #415. f. NOTE ON PLANS - Security gates will be designed to comply with City Specification #403. g. NOTE ON PLANS - Address numbers will be installed to comply with City Specification #428. The size of the numbers will be as follows: 1. The number for the building will be sized a minimum of 10 inches with a brush stroke of 1 and 1 /2 inches. h. NOTE ON PLANS - 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' fire lanes, turnarounds and 17' by 45' radius turns). ZA Minutes 2/9/94 10 i. NOTE ON PLANS - The project will comply with all provisions of the Huntington Beach Fire Code and City Specification #422 and #431 for abandonment of oil wells and site restoration. j. NOTE ON PLANS - 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. k. SHOW ON PLANS - Provide details of storage layout showing minimum of 8 ft. aisles. 1. NOTE ON PLANS - Hoses, nozzles, hose racks, and cabinets shall be provided per Article 81 of the Huntington Beach Fire Code. in. NOTE ON PLANS - A mechanical smoke -removal system shall be provided per Article 81 of the Huntington Beach Fire Code. n. NOTE ON PLANS - Curtain boards shall be installed per Article 81 of the Huntington Beach Fire Code. o. Appropriate permits shall be obtained per Article 4 of the Huntington Beach Fire Code. p. The public water main system for fire protection shall be of a "circulating type" giving the system reliability. Phase one (1) may be installed with the water main system having one (1) source of supply serving four (4) fire hydrants and one (1) fire service connection. When phase two (2) or three (3) construction commences, the main system must then be looped to a second public supply source. This second public source of supply shall also be provided when any other water service connections are required for this area. 7. Should Southern California Edison require use or access to their 10 foot easement on the west property line, Cambro shall direct all employees/vehicles to park parallel to the easement or on the east side of the building. Parking shall conform to the layout depicted and approved in Plan B. 8. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. All repair work shall be conducted wholly within the building. There shall be no outdoor loading or unloading activities at the site. 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. ZA Minutes 2/9/94 11 10. 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. 11. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site; b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05% by weight) for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 12. Construction shall be limited to Monday - Saturday 7:00 a.m. to 8:00 p.m. Construction shall be prohibited Sundays and Federal holidays. 13. All truck traffic and delivery activities shall be confined to the southern two-thirds (2/3) portion of the property farthest away from the existing residential zoned property to the north. All activities on the site shall be in compliance with Chapter 8.40, Noise, of the Huntington Beach Municipal Code. 14. The building shall be designed to utilize non -reflective building materials in order to decrease possible glare impacts. The proposed construction materials and an outdoor lighting plan shall be subject to review and approval by the Community Development Department prior to issuance of building permits. 15. 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. 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 2/9/94 12 3. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 4. 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. 5. Landscaping shall comply with Section 9607 of the Huntington Beach Ordinance Code. 6. The Zoning Administrator reserves the right to revoke Use Permit No. 93-96 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED AT 2:30 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 23,1994 AT 1:30 PM. / I Il Mike Strange Zoning Administrator :lp ZA Minutes 2/9/94 13