Loading...
HomeMy WebLinkAbout1994-03-09MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, MARCH 9,1994 -1:30 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBER: Jane Madera MINUTES: The Minutes of the February 16, 23, and March 2, 1994, Zoning Administrator Meetings were approved. ITEM 1• USE PERMIT NO 94-17 (TEMPORARY OUTDOOR EVENT), Applicant: Abdul Memon 410 Main Street Huntington Beach, CA 92648 Request: To permit a two (2) day temporary outdoor event, with live entertainment, from 12:00 noon to 5:00 p.m., on March 26 and 27, 1994. Location: 410 Main Street Jane Madera, Staff Planner reported that this application was a request to permit a temporary event, consisting of seven bands playing at 20 minute intervals in the parking lot of the Electric Chair retail store located at 410 Main Street. This event will coincide with the street festival on Saturday and Sunday, from 12:00 noon to 5:00 p.m. Some problems with last year's event were reported by Community Services staff. The Police Department has recommended three (3) security guards be present for crowd control. Staff recommended approval with findings and suggested conditions of approval. Mike Strange requested if last year's event was in conjunction with the street festival. The applicant's representative, Patricia Bushman was present and stated that this event last year did coincide with the street fair and stated to her recollection the event ran very smoothly. Mike Strange requested what the nature of the complaints were. Jane Madera reported that the complaints came from Community Services and included obscenities over the public address system, overcrowding, and not having the event in control. She reiterated that security would have to control these problems. She also stated that there are some new Municipal Codes in regards to noise and that the applicant should be aware of these new requirements. If the police need to be called out to enforce security or crowd control more than once during a thirty (30) day period, the applicant then becomes responsible for payment of police services. She reported that Community Services stated that they would concur with Police Department recommendations. THE PUBLIC HEARING WAS OPENED. The applicant's representative, Patricia Bushman was present and stated that there were security guards at last year's event. She also stated that there were no problems that she was aware of and she requested that staff again state what complaints were cited. Jane Madera reiterated that there was overcrowding, obscenities, people spilling out into the street, that it was rowdy crowd and out of control. Connie Mandic was present and stated that she was at the event last year and concurred with staff s comments on the overcrowding and rowdy crowd. There were no other persons present to speak for or against this request. THE PUBLIC HEARING WAS CLOSED USE PERMIT NO.94-17 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. 94-17 for a two (2) day temporary outdoor event, with live entertainment, from 12:00 noon to 5:00 p.m., will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. With the conditions of approval imposed, a minimum of three (3) security guards will be present at all times for crowd control, the event will last two (2) days and will be limited from 12:00 noon to 5:00 p.m. b. Property and improvements in the vicinity of such use of building. The event is temporary in nature and will not alter the existing improvements in the area. 2. The granting of Use Permit No. 94-17 (Temporary Outdoor Event) will not adversely affect the General Plan Mixed Land Use Designation of the City of Huntington Beach. ZA Minutes 3/9/94 2 SPECIAL CONDITIONS OF APPROVAL: 1. The site plan received and dated February 15, 1994 shall be the conceptually approved layout. 2. No alcohol shall be served or permitted on the premises in conjunction with this event. 3. A minimum of three (3) uniformed, identifiable, licensed security guards shall be present from one (1) hour before the event to one (1) hour after the event. Security guards shall maintain crowd control and prohibit use of alcohol on the premises. 4. The temporary outdoor event shall comply with all aspects of the Huntington Beach Municipal Code particularly the newly adopted Ordinance No.'s 3216 and 3229 regarding noise and public disturbance. 5. The event shall be limited to operate from 12:00 noon to 5:00 p.m. 6. Fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. 7. Fire access lanes shall be a minimum width of (20) twenty feet. 8. The applicant's request shall include necessary permits for temporary signs. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The event shall comply with all applicable provisions of the Ordinance Codes, 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 Use Permit No. 94-17 if any violations of these conditions or the Huntington Beach Ordinance Code occurs. 4. The applicant shall submit all future temporary outdoor event applications a minimum of thirty (30) days prior to the event. Failure to provide adequate notice shall result in denial of the request. ITEM 2: LOT LINE ADJUSTMENT NO.94-1 Applicant: James Righeimer 17400 Brookhurst St. #102 Fountain Valley, CA 92708 ZA Minutes 3/9/94 Request: To reconfigure the lot line between Lots 5 and 7 in Block 222 of the Huntington Beach Tract pursuant to Section 9811.3.1 of the Huntington Beach Ordinance Code. Location: 205 and 207 22nd Street Jane Madera, Staff Planner reported that this is a request to reconfigure the lot line between Lots 5 and 7. The length of these lots are currently 117 1/2', both vacant and with any development a 2 1/2 foot alley dedication would be required. Staff recommended approval. The applicant, James Righeimer was present and concurred with staff s recommendation. No other persons were present to speak for or against this request. USE PERMIT NO.94-1 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: 1. The lot line adjustment will not create a nonconforming parcel. Each lot will have 25 feet of frontage and 2937.5 square feet of lot area in compliance with the minimum requirements for the Townlot Specific Plan. 2. The lot line adjustment will not create a nonconforming yard requirement. 3. The lot line adjustment will not sever existing structures on the two lots. The two lots are currently vacant. 4. The lot line adjustment will not allow a greater number of dwelling units than allowed by the code prior to the adjustment. Only one (1) dwelling unit per lot is permitted by code prior to and after the lot line adjustment. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: 1. The Lot Line Adjustment received by the Department of Community Development on February 10, 1994, shall be the approved layout. ZA Minutes 3/9/94 4 2. Monuments for newly -established property corners shall be set, and a record of survey shall be filed with the County Surveyor. 3. Authentic data on the bearings on the adjusted line shall be shown on a plat map which shall be certified by the City Engineer prior to recordation. 4. Submit a title report, legal description, deeds and plat map for both new parcels for review and approval by the City Engineer. Said plat map shall be recorded with the County Recorder prior to the issuance of a certificate of compliance for the structure and/or structures upon subject properties. A copy of the recorded document shall be submitted to the Department of Community Development for the file. 5. Consent to the lot line adjustment by a parry or entity holding a beneficial interest in the property shall be reflected in a modification of the deed of trust including, as appropriate, any partial reconveyance necessary to effect the intent of the lot line adjustment. The modifications and, if required, partial reconveyance shall be executed in the manner of a conveyance of real property and recorded concurrently with the deeds required by Subarticle 16.3 g(1)(2) of the Orange County Subdivision Manual. ITEM 3: USE PERMIT NO.93-88 Applicant: Richard Armstrong Jodika Enterprises 1839-D W. Vista Way Vista, CA 92083 Request: To replace the non -audible drive-thru ordering system (previously required under Conditional Use Permit No. 88-57) with a low-level drive-thru speaker post and digital order confirmation board. Location: 818 Pacific Coast Highway Jane Madera, Staff Planner reported that this application was a request to amend the existing non -audible drive-thru ordering system and replace it with an audible speaker post. The project was originally approved by the City Council on appeal when developed with the drive-thru system. The City Council enacted conditions that the ordering system be some kind of non - audible system. The applicant placed a post with a telephone, and vehicles had to drive to and pick up the telephone to make their order. The applicant has presented a narrative of problems they have been experiencing with the present system. For instance, people have a hard time judging the distance and run into the post or clip off the telephone. The phone is subject to vandalism, and approximately twelve (12) broken systems are reported each year. Jane Madera stated the applicant wanted to replace this with a low volume speaker post. Staff has requested ZA Minutes 3/9/94 5 the applicant submit a noise study documenting the type of noise produced by such a system. This information presented includes a non -audible confirmation board which prints back what the order which eliminates one voice to voice transaction. Staff reported that an adjacent property owner has requested continuance of this item so that an investigation of an existing operating system could be made. Staff recommended continuance of this item so more research can be done on an existing drive-thru system of this type. THE PUBLIC HEARING WAS OPENED The applicant, Dick Armstrong, was present and stated that they would like this to be handled expediently and that it has been pending for quite a while. He reiterated the problems with the telephone handset as presented by staff. Narendra Patel, representing Quality Inn, which is adjacent to Taco Bell, was present and stated his purpose for being there was the noise concern for his guests staying the night at his motel. Mike Strange asked the applicant what the hours of operation of Taco Bell were. Dick Armstrong stated that Taco Bell was during the summer to 12 midnight on weeknights and 1:00 a.m. on the weekends. THE PUBLIC HEARING WAS CLOSED USE PERMIT NO.93-88 WAS CONTINUED THE ZONING ADMINISTRATOR MEETING OF MARCH 30,1994. ITEM 4: USE PERMIT NO, 94-2/CONDITIONAL EXCEPTION NO.94-1 Applicant: Andrew Goetz 240 Newport Center Drive, Suite 231 Newport Beach, CA 92660 Request: Use Permit: To permit the establishment of a pawn shop, Huntington Beach Jewelry and Loan, including remodel of an existing non -conforming commercial building, demolition of an accessory structure and new parking lot layout, pursuant to Section 9220.1(c)R of the Huntington Beach Ordinance Code. Conditional Exception: Deviations from the Huntington Beach Ordinance Code requirements are requested in the following areas: a. To permit a reduction in ten (10) parking stalls pursuant to Section 9602.2. b. To permit parking stalls without forward travel to and from the space to a dedicated street pursuant to Section 9601.2. ZA Minutes 3/9/94 6 C. To permit parking stalls on a site with no internal circulation between drive aisles and other stalls on the same site without entering a public street pursuant to Section 9601.2. d. To permit exterior facade treatment with a zero (0) foot exterior side yard setback in -lieu of the required ten (10) foot setback pursuant to Section 9220.7. e. To permit a parking stall without proper visibility at the intersection of the alley and the parking space (minimum seven and one-half feet visual clearance required) pursuant to Section 9773(b). f. To permit a retail structure, less than 20,000 square feet in size with no commercial loading space pursuant to Section 9604.5. Location: 17827 Beach Boulevard Jane Madera, staff planner reported that this is a request to establish Huntington Beach Jewelry and Loan, an existing pawn shop at an existing building slightly north of where they are currently located. This site is the old Viking Furniture Store. The plan shows the applicant's request to demolish the building in the rear of this site and establish additional parking stalls, to increase the landscaping above zero to meeting 6% of the site requirements with 6 foot landscaping planters along all the streetside property lines, and to restripe the lot in the rear to add additional parking stalls. This also includes a request to add a second story for use as storage. The project has been reviewed by the Design Review Board, however DRB recommended continuance until after the Zoning Administrator action. Current code requirements for a pawn shop are 1/200 square feet of retail or total floor area. This building, as shown, would require 43 parking spaces under current code. The applicant has requested variances for several items. The first request is a reduction in ten parking stalls. The second request is for a variance to a requirement that all parking stalls have forward travel to and from a dedicated street. The third request is to permit parking stalls on a site with no internal circulation between drive aisles without entering a public street. The forth is to allow exterior facade treatment at a zero setback. The fifth request is to allow a parking space without proper visibility at the intersection of the alley. The sixth request is to permit a retail structure, less than 20,000 square feet in size, with no commercial loading space. Staff recommended denial of this request for a pawn shop based on several reasons, one being insufficient parking with the addition to a non -conforming building. The building is already non- conforming in its configuration and layout. It was a furniture store which had a different parking requirement than a general retail store. Staff has surveyed other cities and none of the other cities have a different parking requirement for pawn shops and all are based on retail parking ratio. Staff felt that a ten (10) space deficiency is too much to ask for when the site is already non -conforming in so many ways. The applicant's justification for the request of reduced parking is that they have quite a bit of storage area in their site. They are justifying the reduction ZA Minutes 3/9/94 7 in parking by the fact that the pawn transactions involve holding merchandise for four months and ten days by State law and therefore they need large storage areas. The applicants have stated that they don't have alot of retail space where customers are coming in and buying their items. Most of their transactions are the pawn or loan transactions and then they need to hold the customer's personal items in accordance with State guidelines. Staff again, with telephone surveys, found that no other cities had any consideration for this. They all required the standard retail parking ratio. The site design does not provide adequate parking circulation and requires cars to back into the alley and into Beach Blvd. The layout has potential for serious traffic and circulation problems on the site and it is inadequate in code requirements for parking layout and circulation. The current floor plan does not show an access to rear of building where the majority of the parking is located, although the applicant would be willing to provide customer access to the rear of the building. Staff reported that the applicant has also indicated he is not in favor of reciprocal access from their property to the next property. Staff stated this is a major point of consideration in a site that is non -conforming because it further eliminates adequate traffic circulation to and around the site. THE PUBLIC HEARING WAS OPENED Arturo Hildago, representing Huntington Sands apartment complex was present and stated that they had received improper notification of public hearing. He also stated the concerns of the occupants in the Huntington Sands in that they were all in opposition to the pawn shop business being opened in this location. If they could have been present they would have voiced opposition to this project. He also stated the concerns with criminal activity in the alley behind the proposed business. He also expressed concerns with vehicles backing into the alley when the children use this alley to get to the school bus. He also reiterated the problems with this site being a non -conforming site. He stated he wanted a continuance so all proper parties could be present to voice their opposition to this project. Mike Strange questioned the timing of mailing of the public notice on this project. Jane Madera, staff planner, reiterated that these notices were mailed out in compliance with the five day notice period. She also read the Police Department comments that stated they were not in opposition to this project. Andrew Goetz, applicant, was present and stated that the property line in back of this building was seven to ten feet away from the Huntington Sands. In addition to that staff has seen two applications for businesses with the exact parking plan and these were approved by staff. Mike Strange questioned the prior approval of this site for the medical facility. Andrew Goetz, applicant stated that there is no specific parking requirement for pawn shop in the Huntington Beach code. He stated that the applicant would use a substantial amount of space for storage and not retail use. Also the transactions would be simple and quick and really is not like a retail use. He also stated that there have been no incidents of crime at this location. In fact the establishing of this new business would be an asset to this area and not a deterrent. ZA Minutes 3/9/94 8 Paul Wesselink, applicant, stated that the previous medical facility received approval of this location but the street improvements that were required were not feasible and the project was not completed. He also reiterated the problems with the parking but stated that he would use more space for storage and less for retail to be able to get the parking variances approved. He also has sent a letter to adjacent business for reciprocal parking agreement. He also stated that there have been no problems with the crime in this area. Jolene Jahraus was present and spoke in opposition to this project in regards to the children in the alley going and coming from school. She stated concerns with the non -conforming parking plan in the back of the building with cars backing into the alley and reiterated issues about gang activity in this area. Paul Wesselink stated that his project would be a great benefit to the adjacent apartments in that the business would be 80 feet from the residents at the Huntington Sands, that no stolen merchandise is taken into a pawn shop, and the hours of his business are 10:00 a.m. to 6:00 p.m. and closed when there would be children present. Mike Strange also inquired whether there was a requirement for a block wall requirement on this alley separating residential from commercial. Jane Madera stated that the plans show an existing fence on the apartment complex property. The code requires a six foot high, 6 inch concrete or masonry wall between commercial and properties zoned for residential. However, the requirement does not apply in the case because the alley is considered the separation. Arturo Hildago stated that he has been working with Public Works in getting a wall built separating this property from residential and that this is what they would like to see built. Tom Andrusky, Economic Development, was present and concurred with the applicant's position in that this would be an improvement to this area and was in favor of approving this application. THE PUBLIC HEARING WAS CLOSED USE PERMIT NO.94-2 AND CONDITIONAL EXCEPTION NO.94-1 ITEMS C, D., F., WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL AND CONDITIONAL EXCEPTION NO.94-1 ITEMS A., B., AND E. WAS DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. ZA Minutes 3/9/94 9 FINDINGS FOR APPROVAL -USE PERMIT NO.94-2: 1. Use Permit No. 94-2 for the establishment of a pawnshop, including remodel of an existing non -conforming commercial building, second story building addition of 1,488 square feet, demolition of a detached 2,228 square foot accessory structure, and new parking lot layout, with the conditions of approval imposed, will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. With the conditions of approval imposed, an adequate number of parking spaces will be provided per City of Huntington Beach code requirements, proper visibility for the parking stalls adjacent to the alley will be provided, and reciprocal driveway and access agreements with the adjacent property owner will be provided. b. Property and improvements in the vicinity of such use or building. The building and property will be upgraded with the new exterior facade treatment and additional parking, landscaping and reciprocal access with the adjacent property will be provided. The remodel and upgrade will aesthetically improve the property and the surrounding area while additional parking and reciprocal access will relieve parking and traffic congestion on Beach Boulevard. 2. The granting of Use Permit No. 94-2 will not adversely affect the General Plan of the City of Huntington Beach. The establishment of a pawn shop and remodel of an existing non -conforming commercial building is consistent with the goals and objectives of the General Commercial Land Use designation of the General Plan. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO, 94-1. c.. d.. and f.: The granting of Conditional Exception No. 94-1, c) to permit parking stalls with no internal circulation between drive aisles and other stalls without entering a public street; d) to permit exterior building facade treatment with a zero (0) foot setback in -lieu of the required ten (10) foot setback; and f) to permit a retail structure less than 20,000 square feet in size with no commercial loading space; will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. The existing building construction on this lot and the adjacent lots to the south span all the way across the width of the property which physically prohibits internal circulation on the site. The exterior facade treatment will match the existing zero (0) foot building setback and the commercial loading dock is not necessary for this type of retail use. 2. Because of special circumstances applicable to the subject property, including size, shape, 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 existing physical layout of the building prohibits compliance with these three aspects of the code and warrants special consideration for the above three (3) variance requests. ZA Minutes 3/9/94 10 3. The granting of Conditional Exception No. 94-1, c., d., and f. is necessary in order to preserve the enjoyment of one or more substantial property rights. The building was originally built as a furniture store which required less parking. With the conditions of approval imposed, the property may be used for the establishment of a retail pawn shop. 4. The granting of Conditional Exception No. 94-1, c., d., and f, will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The granting of the three variance requests will facilitate facade improvements to an existing, non -conforming building. 5. The granting of Conditional Exception No. 94-1, c., d., and f. 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. 94-1 c., d., and f, 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. With the conditions of approval imposed, the applicant will provide adequate parking and provide safe ingress and egress to the site. c. The combination and relationship of one proposed use to another on site are properly integrated. The project is compatible and cohesive with the other surrounding commercial uses in the area. d. The access to and parking for the proposed use, with the conditions of approval imposed, does not create an undue traffic problem. The project will be designed to provide adequate forward travel to and from each parking space to a dedicated street. FINDINGS FOR DENIAL - CONDITIONAL EXCEPTION NO. 94-1, a., b., and e.: 1. The granting of Conditional Exception No. 94-1 a) to permit a reduction in ten (10) parking stalls; b) to permit parking stalls without forward travel to and from the space to a dedicated street; and e) to permit a parking stall without proper visibility at the intersection of the alley and the parking space (minimum seven and one-half feet visual clearance required); will constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. Other existing commercial properties in the surrounding vicinity have provided the adequate number of parking spaces for their uses. Other commercial properties do not provide potential hazardous situations by allowing vehicles to back-up into the alley shared by residential users, or onto Beach Boulevard; and proper visibility for all parking stalls should be provided. ZA Minutes 3/9/94 11 2. Because there are limited special circumstances applicable to the subject property, including size, shape, location or surroundings, the strict application of the Zoning Ordinance for Conditional Exception No. 94-1, a., b., and e., is not found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. With the conditions of approval imposed, the project can be brought into substantial compliance with code requirements. 3. The granting of Conditional Exception No. 94-1, a., b., and e., is not necessary in order to preserve the enjoyment of one or more substantial property rights. With the conditions of approval imposed, the non -conforming aspects of the property can be improved and the project can comply with adequate parking and visibility requirements. 4. The granting of Conditional Exception No. 93-1, a., b., and e., will be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The parking design layout forces many of the parking stalls to back-up into the alley or onto Beach Boulevard, creating an unsafe and potentially hazardous circulation pattern. 5. The granting of Conditional Exception No. 93-1, a., b., and e., will adversely affect the General Plan of the City of Huntington Beach. a. The location, site layout, and design of the proposed use does not properly adapt the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. The parking design results in a hazardous traffic circulation pattern which may effect safe maneuvering on other adjacent sites and on Beach Boulevard and Ronald Road. In addition, the number of parking stalls provided is inadequate and may cause parking overflow on adjacent sites. b. The access to and parking for the proposed use creates an undue traffic problem. The parking layout creates a potential traffic hazard both in the alley and on Beach Boulevard. In addition, the site does not provide an adequate number of parking spaces for the use and for the expansion which may cause a parking overflow on other surrounding properties. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated February 28, 1994 shall be the conceptually approved layout with the following modifications: a. The site plan and/or floor plan shall be amended to provide the minimum number of parking stalls based on a one (1) parking space for every two hundred (200) square feet of building area as required for retail uses by Section 9602.2 of the Huntington Beach Ordinance Code. ZA Minutes 3/9/94 12 b. The site plan shall be amended to provide parking stalls with forward travel to and from the space to a dedicated street/alley. c. The site plan shall be revised so that all parking stalls adjacent to building walls have adequate back-up visibility (minimum seven and one-half feet visual clearance required). d. The floor plan shall be amended to provide an adequate customer entrance at the rear of the property (west building wall) to the inside of the store. 2. A revised site plan and floor plan shall be submitted depicting the modifications described above. 3. The Zoning Administrator shall be notified in writing if any changes in building height, floor area, setbacks, building elevations or parking 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 drawing sets 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. One (1) 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. The landscape plans shall comply with the following: Provide tree wells in parkway along Ronald Street with metal tree grates and Queen palms. Refer to Park Tree and Landscape re: spacing. Improve/repair sidewalks along both streets. No tree wells on Beach Blvd. • On site trees read @ 1-36" box per each 45 linear feet or fraction thereof of street frontage. ZA Minutes 3/9/94 13 r-1 7. 8. a 10. Parking area trees read @ 1-24" box per each 10 stalls or fraction thereof to be used within parking area. Irrigation coverage to be 100% of planting area with time clock controller. No water to overthrow planting areas onto building, concrete, or asphalt paving areas. 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. c. 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. d. A grading plan shall be submitted to the Department of Public Works for review and approval. Installation of required landscaping and irrigation systems shall be completed prior to final inspection/within twelve (12) months. Maximum separation between building wall and property line shall not exceed two inches (211). Special architectural treatment shall be provided on all building walls. Such treatment is subject to approval by the Department of Community Development/Design Review Board. Fire Department Requirements: a. NOTE ON PLANS: Address numbers will be installed to comply with city specification #428. The size of the numbers shall be the following: Minimum six inches with a brush stroke of 11/2 inches. b. NOTE ON PLANS: Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. Public Works Department Requirements: a. A grading permit shall be obtained from the Department of Public Works. ZA Minutes 3/9/94 14 b. The applicant shall remove the driveway approach on Ronald Road and replace it with a minimum twenty-seven foot wide driveway with radius type construction. c. The existing deteriorated paving adjacent to the gutter at the alley driveway and the driveway to the east along Ronald Road is to be removed and replaced to 10 feet from curb face. d. The asphalt between the curb and sidewalk adjacent to Ronald Road is to be removed and replaced with concrete or other approved treatment. e. The badly deteriorated paving adjacent to the gutter on Beach Boulevard, is a safety hazard and must be removed and replaced to 2' from the gutter. Caltrans approval is required. f. The applicant shall remove and replace one-half of existing alley adjacent to project per Public Works standards. g. All Public Works fees shall be paid prior to issuance of building permits. h. Traffic Impact Fees shall be paid at the time of final inspection or certificate of occupancy. 11. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 12. 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. 13. 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. 14. All signs shall be brought into compliance with the Huntington Beach Ordinance Code prior to issuance of a 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. ZA Minutes 3/9/94 15 4. Landscaping shall comply with Section 9607 of the Huntington Beach Ordinance Code. 5. The Zoning Administrator reserves the right to revoke Use Permit No. 94-2 and Conditional Exception 94-1, c., d., and f. if any violation of these conditions of the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED AT 3:30 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, MARCH 16,1994 AT 1:30 PM. r Mike Strange Zoning Administrator :lp L ZA Minutes 3/9/94 16