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HomeMy WebLinkAbout1994-07-06MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, DULY 6, 1994 - 6:30 P.M. ACTING ZONING ADMINISTRATOR: STAFF MEMBER: REVIEW OF MINUTES: Robert L. Franklin Jane Madera Continued June 8, 15 and 22, 1994 Minutes. ITEM 1: USE PERMIT NO.94-36 (Temnorary Outdoor Event Applicant: Jack's Surfboards 101 Main Street Huntington Beach, CA 92648 Request: To permit several temporary outdoor events for sidewalk sales of clothing and merchandise at Jack's Surfboards on the following dates: July 27-31; and August 2-7, 1994 pursuant to Section 9730.64 of the Huntington Beach Ordinance Code. Location: 101 Main Street Jane Madera, Staff Planner reported that this application was a request for a temporary outdoor event for Jack's Surfboards on the corner of Main Street and Pacific Coast Highway. This request is for two outdoor tables in front of the store facing Pacific Coast Highway for merchandise sales. The application was previously acted upon by the Zoning Administrator on June 1, 1994. Some of the dates identified at that time were not the same ones the applicant was requesting. The applicant had some additional dates to coincide with the OP Pro as well as the US Open of Surfing contest. When this item was first acted upon, twelve days were approved and each location is allowed a maximum of 21 days per year. The applicant has 11 additional dates that can be permitted, however, when he submitted his revision requesting additional dates we have a total of 24 dates. Staff stated discussion needs to include what dates are requested by the applicant. Staff recommended approval of the revision with findings and conditions. The applicant, Mr. Abdelmuti was present and stated that the he did not set up the tables on the dates of July 2-4 which were previously approved by the Zoning Administrator. The applicant stated that if these dates are deleted from the approval, then the event will be held a total of 21 days. There were no other persons present to speak for or against this request. USE PERMIT NO.94-36 (Temporary Outdoor Event) WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS FOR DENIAL. 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. Use Permit No. 94-36 (Revised) for several temporary outdoor events for sidewalk sales of clothing and merchandise on July 27-31 and August 2-7 will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. There will be no additional noise generated by the event and the sale tables will not block any entrances to existing businesses in the vicinity. Furthermore, adequate circulation for pedestrian traffic will be maintained between the sale tables and the curb edge during the events. b. Property and improvements in the vicinity of such use of building. The uses are temporary in nature and the sales event will not interfere with any improvements in the area. 2. The granting of Use Permit No. 94-36 (Revised) will not adversely affect the General Plan of the City of Huntington Beach. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan received and dated May 2, 1994 shall be the conceptually approved layout. 2. The dates of the temporary outdoor events are now amended from the original use permit request. The new dates for sidewalk sales are July 27-31; August 2-7; September 2-4; November 25-27; and December 17, 18, 23 and 24, 1994. The applicant did not hold a temporary outdoor event on July 2-4 as originally requested, therefore, the above revised dates constitute the maximum 21 days per calendar year permitted. 3. 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. 4. The event shall be limited to two (2) eight (8) foot long tables only and they shall not block any exiting corridors from the building. 5. The applicant's request shall include necessary permits for temporary signs. ZA Minutes 7/6/94 2 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. 94-36 (Revised) 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 ninety (90) days prior to the event. Failure to provide adequate notice may result in denial of the request. ITEM 2: ADMINISTRATIVE REVIEW NO.94-2 Applicant: Mike Kaizoji Seacliff Partners 520 Broadway, Suite 100 Santa Monica, CA 90401 Request: To permit a sales office and model home complex (4 models) for Tract 14661 pursuant to Section 9730.32 of the Huntington Beach Ordinance Code. Location: 18946 Stone Cove (The Cove) Jane Madera, Staff Planner reported that this application was a request for a model home complex in the Holly Seacliff development area. Staff presented a site plan showing the location of the model and sales trailer. Fire Department recommended approval of this plan subject to a condition that all weather roads and fire hydrants be in place prior to opening. Staff also recommended that no building permits be issued until the final tract map records. Staff recommended approval with findings and conditions. The applicant, Mike Kaizoji was present and asked about the building permits not being issued until the final tract map records. He asked if this included the model home permit. He stated that the conditions of approval for the tentative map specifically state that the models can be built without having the final tract map recorded. Staff responded that the conditions of approval would be reviewed and if conditions of the final tract map made an exception to model complex then the condition would stand. Robert Franklin, Acting Zoning Administrator, asked the applicant for an overview of the phasing of the streets in the area and to clarify when the improvements would be made. ZA Minutes 7/6/94 3 Applicant responded that new Gothard to Ernest is currently under construction. The applicant stated that once the balance of the acquisitions on the west side of Crystal have been acquired, new Gothard will be completed between Ernest and Garfield. He also stated that Promenade Parkway was presently under construction. He stated that new Gothard, Promenade and Seagate Drive will be completed prior to the opening of the models. There were no other persons present to speak for or against this request. ADMINISTRATIVE REVIEW NO.94-2 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. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated May 18, 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. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. 4. All utilities shall be installed prior to occupancy. 5. The sales office shall be handicap accessible. 6. The office use shall be discontinued within thirty (30) days following sale of the last unit. A cash bond of one thousand dollars ($1,000) shall be posted with the City for the sales office and for each model home ($5,000 total). 7. No sales office or model shall be converted or expanded into a general business office for the contractor or developer. 8. A fire extinguisher is required for the sales trailer. Type and installation to comply with Fire Department standards. ZA Minutes 7/6/94 4 9. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 10. 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. 11. An all-weather road, with access to the sales office and model home complex, and fire hydrants shall be in place and operational prior to Certificate of Occupancy. 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. 11. 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 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 Administrative Review 94-2 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 3: ADMINISTRATIVE REVIEW NO.94-3 Applicant/ Mike Kaizoji Property Owner: Seacliff Partners 520 Broadway, Suite 100 Santa Monica, CA 90401 Request: To permit a sales office and model home complex (4 models) for Tract 14661 pursuant to Section 9730.32 of the Huntington Beach Ordinance Code. Location: 7486 Port Windward Drive (Portside) Jane Madera, Staff Planner reported that this application was a request for a sales office and model home complex and presented a site map of the location of this project. Staff recommended approval with findings and conditions. ZA Minutes 7/6/94 5 The applicant, Mike Kaizoji was present and concurred with stafl's recommendation. There were no other persons present to speak for or against this request. ADMINISTRATIVE REVIEW NO.94-3 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. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated May 18, 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. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. 4. All utilities shall be installed prior to occupancy. 5. The sales office shall be handicap accessible. 6. The office use shall be discontinued within thirty (30) days following sale of the last unit. A cash bond of one thousand dollars ($1,000) shall be posted with the City for the sales office and for each model home ($5,000 total). 7. No sales office or model shall be converted or expanded into a general business office for the contractor or developer. 8. A fire extinguisher is required for the sales trailer. Type and installation to comply with Fire Department standards. 9. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 10. 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. ZA Minutes 7/6/94 6 11. An all-weather road, with access to the sales"office and model home complex, and fire hydrants shall be in place and operational prior to Certificate of Occupancy. 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. 11. 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. The Zoning Administrator reserves the right to revoke Administrative Review 94-3 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 4: ADMINISTRATIVE REVIEW NO.94-4 Applicant/ Mike Kaizoji Property Owner: Seacliff Partners 520 Broadway, Suite 100 Santa Monica, CA 90401 Request: To permit a sales office and model home complex (4 models) for Tract 14662 pursuant to Section 9730.32 of the Huntington Beach Ordinance Code. Location: 18625 Park Glen Lane (Parkside) Jane Madera, Staff Planner reported that this application was a request for a sales office and model home complex and presented a site map of the location of this project. Staff recommended approval with findings and conditions. The applicant, Mike Kaizoji was present and concurred with staff s recommendation. There were no other persons present to speak for or against this request. ADMINISTRATIVE REVIEW NO.94-4 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF ZA Minutes 7/6/94 7 APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. SPECIAL CONDITIONS OF APPROVAL: The site plan, floor plans, and elevations received and dated May 25, 1994 shall be the conceptually approved layout with the following modifications: a. Provide a minimum of one (1) directional sign at the terminus of Seagate Drive near the recreational area. 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. 4. All utilities shall be installed prior to occupancy. 5. The sales office shall be handicap accessible. 6. The office use shall be discontinued within thirty (30) days following sale of the last unit. A cash bond of one thousand dollars ($1,000) shall be posted with the City for the sales office and for each model home ($5,000 total). 7. No sales office or model shall be converted or expanded into a general business office for the contractor or developer. 8. A fire extinguisher is required for the sales trailer. Type and installation to comply with Fire Department standards. 9. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 10. 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. 11. An all-weather road, with access to the sales office and model home complex, and fire hydrants shall be in place and operational prior to Certificate of Occupancy. ZA Minutes 7/6/94 8 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. 11. 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. The Zoning Administrator reserves the right to revoke Administrative Review 94-4 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 5: USE PERMIT NO.94-42 Applicant: Michael A Tekstra 215 B Knox Street Costa Mesa, CA 92627 Request: To permit an existing 298 square foot exercise room addition to a single family dwelling with a non -conforming five (5) foot, six (6) inch front entry garage setback (22 foot setback required), to remain, pursuant to Sections 9110.6 and 9652 (c) of the Huntington Beach Ordinance Code. Location: 1029 Park Street Jane Madera, Staff Planner reported that this application was a request to permit an existing room addition to remain at a single family dwelling located on the corner of Park and 13th Street. This is a non -conforming project because the garage access is a 5'6" setback from the property line when a 22 foot front entry setback is required. Staff reported that the applicant's use the room as an exercise room. Staff reported that the addition meets the setback requirements for the dwelling itself. Staff recommended approval with findings and conditions. THE PUBLIC HEARING WAS OPENED The applicant, Michael Tekstra was present and concurred with staff s recommendation. There were no other persons present to speak for or against this request. ZA Minutes 7/6/94 9 THE PUBLIC HEARING WAS CLOSED USE PERMIT NO.94-42 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. 94-42: Use Permit No. 94-42 to permit the existing 298 square foot room addition to remain at a single family dwelling with non -conforming five (5) foot, six (6) inch garage setback will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The exercise room addition meets the required ten (10) foot minimum exterior side yard setback and does not affect the privacy of any adjacent residential units. The addition is compatible with the existing dwelling and with other single family dwellings in the vicinity. b. Property and improvements in the vicinity of such use or building. Although the garage has a reduced setback the addition is built farther away from the street and does not impede visibility of vehicles backing out of the garage. 2. The granting of Use Permit No. 94-42 will not adversely affect the General Plan of the City of Huntington Beach. The room addition to a single family dwelling with a non- conforming front entry garage setback is consistent with the goals and objectives of the Low Density Residential Land Use designation of the General Plan. The General Plan designation was designed for single family residences and the proposed addition is a normal use of the property SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated May 20, 1994 shall be the conceptually approved layout. 2. Construction drawings for the existing room addition shall be submitted for building permits within 30 days of final approval action and shall be finaled within 90 days of this action. 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 ZA Minutes 7/6/94 10 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. 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. The Zoning Administrator reserves the right to revoke Use Permit 94-42 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 6: COASTAL DEVELOPMENT PERMIT NO. 94-6 Applicant: John Douglas City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92659 Request: To construct water transmission lines for new domestic water supply to the City of Newport Beach. The entire project consists of water wells in the City of Fountain Valley, transmission lines through the City of Huntington Beach, and a storage reservoir in the City of Newport Beach. Two portions of the project lie within the coastal zone of the City of Huntington Beach and require coastal development permits pursuant to Section 969.9 of the Huntington Beach Ordinance Code. Location: Location No. 1: Southeast of Brookhurst and Banning; Location No. 2: Southeast of Hamilton and the Orange County Flood Control Channel between Magnolia and Bushard Jane Madera, Staff Planner reported that this application was a request by the City of Newport Beach to construct water transmission lines for their domestic water supply system to their City. Staff presented an overall site plan showing the project starting in Newport Beach, the water transmission lines travel up and cross into Huntington Beach, up a flood control channel and end up with new water well construction in the City of Fountain Valley. Staff reported that the City of Newport Beach certified an Environmental Impact Report analyzing all aspects of the project and they are before the Zoning Administrator today because two portions of this project cross into the City of Huntington Beach's coastal zone. Staff reported that this project would not have ZA Minutes 7/6/94 11 a permanent effect on access or views to the coastal zone. Staff recommended approval with findings and conditions. THE PUBLIC HEARING WAS OPENED The applicant's, representative, Dave Bartlett, was present and concurred with staffs recommendation. He also stated that the City of Newport Beach appreciated staffs effort in getting this project approved in an expedited manner. There were no other persons present to speak for or against this request. THE PUBLIC HEARING WAS CLOSED COASTAL DEVELOPMENT PERMIT NO.94-6 WAS APPROVED 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) WORKING DAYS. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 94-6: The request to permit the construction of water transmission lines for new domestic water supply to the City of Newport Beach conforms with the plans, policies, requirements and standards of the Coastal Element of the General Plan. The proposed construction of water transmission lines will not impact public views or access. The duration of construction of the water transmission lines will be temporary and the lines will be installed underground within the public right-of-way. 2. Coastal Development Permit No. 94-6 is consistent with the CZ suffix zoning requirements, the Restricted Manufacturing District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the properties. The proposed development will conform with all applicable City codes. The project will be subject to standard conditions of approval regarding compliance with the "Maintenance Work Traffic Control Manual" and it will be subject to mitigation measures identified in the City of Newport Beach's Final Certified EIR No. 151. 3. The construction of the water transmission lines will not affect existing infrastructure and will improve infrastructure (domestic water supply) to the City of Newport Beach. The improvements are consistent with the Coastal Element of the General Plan which provides for normal utilities beneath the public right-of-way. 4. The proposed the construction of water transmission lines for new domestic water supply to the City of Newport Beach conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. Construction of the new underground lines will have no impact on direct public access to the Coastal Zone and the water lines ZA Minutes 7/6/94 12 will have no effect on public recreati6rial`opportumities in the vicinity. After completion of the project, there will be no visible evidence of the water transmission lines. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan received and dated June 2, 1994 shall be the conceptually approved layout. 2. The project shall adhere to all mitigation measures identified in the City of Newport Beach's Certified Final EIR No. 151. 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 Public Works Department requirements are: a. All work shall conform to the "Maintenance Work Traffic Control Manual". 5. The Zoning Administrator shall be notified in writing if any changes in the project location or layout 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. 6. All conditions of approval shall be printed verbatim on the cover sheet of all working drawings. 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 Coastal Development Permit No. 94-6 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 7: COASTAL DEVELOPMENT PERMIT NO. 94-5 CONDITIONAL EXCEPTION (VARIANCE) NO.94-18 Applicant: Mrs. Rita Healy 16791 Bolero Lane Huntington Beach, CA 92649 ZA Minutes 7/6/94 13 Request: COASTAL DEVELOPMENT PERMIT: To permit a 127 square foot first floor addition and an 820 square foot second floor addition to an existing two-story, single family residential home pursuant to Section 9890503 of the Huntington Beach Ordinance Code. CONDITIONAL EXCEPTION (VARIANCE): To permit 58.7 % lot coverage in -lieu of the maximum 55 % lot coverage allowed pursuant to Section 9110.5 of the Huntington Beach Ordinance Code. Location: 16791 Bolero Lane Jane Madera, Staff Planner reported that the original application included a request for a variance to permit an existing twenty (20) foot front entry garage to remain. However, staff has determined that the twenty (20) foot setback was approved with the original tract construction and the variance was not necessary. This is a request for a Coastal Development Permit for a 127 square foot addition to the first floor and an 820 square foot second floor addition to an existing two-story, single family residential home located on Davenport Island. This request includes a variance to exceed the maximum site coverage with 58.7% in lieu of 55%. Stars research revealed that a property down the street received a variance for exceeding the maximum site coverage when upheld on appeal to the Planning Commission. Staff reported that the subject property is a unique lot being fifty (50) feet wide rather than the standard sixty (60) feet wide, and that this dwelling has very large roof overhangs. The existing roof overhang, in some cases, up to nine (9) feet, result in much more site coverage than actual building coverage. Staff recommended approval of the variance equest subject to a special condition to prohibit the existing balconies and overhang areas to be filled in with additional square footage. THE PUBLIC HEARING WAS OPENED The applicant, Rita Healy was present and stated that a neighbor to the south of them reviewed the plans and was concerned with the proposed sun shade being too close to her property. The applicant stated they would be moving the sun shade to eliminate her concerns. The applicant stated she thought a future owner may want to enclose the balcony adjacent to the bedroom and she wondered if the condition could be revised later on. Robert Franklin, Acting Zoning Administrator responded the wording could be changed to read that any proposed additions would be subject to Zoning Administrator approval. Bert Elliott, representing the applicant, 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 ZA Minutes 7/6/94 14 COASTAL DEVELOPMENT PERMIT NO.`94-5/CONDITIONAL EXCEPTION (VARIANCE) NO.94-18 WAS APPROVED 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. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 94-5: The request to permit the remodel and 947 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 first and second story additions will not impact public views or access. The existing structure is already two stories and the new second floor addition will be constructed on the front portion of the house. There are no public view opportunities in the vicinity and no public access to the shoreline is currently available. Public views and access will not be altered as a result of this project. 2. Coastal Development Permit No. 93-5 is consistent with the CZ suffix zoning requirements, the Rl 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 with the exception of maximum site coverage. However, Conditional Exception (Variance) No. 94-18 was approved concurrently with this application to allow the site coverage at 58.7% of the lot in -lieu of the code required 55% maximum coverage. 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 exists to the site and will not be altered as a result of this project. 4. The proposed remodel and 947 square foot 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. There currently are no public access or public recreational opportunities available at the site and there will be none at the completion of the project. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 94-18: 1. The granting of Conditional Exception No. 94-18 will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. A similar property on the same street has previously received approval to exceed the maximum site coverage, therefore, granting of this variance is not inconsistent with other properties in the vicinity. 2. Because of special circumstances applicable to the subject property, including size and building layout, 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 ZA Minutes 7/6/94 15 identical zone classifications. The property is fifty (50) feet wide while typical lots in the R-1 Zone are sixty (60) feet wide. The subject property therefore, does not have the same flexibility of design that other properties enjoy. In addition, the original construction of the home included large eaves overhangs from the second story roof. While the overhang area is calculated as site coverage, the site maintains an open, airy feeling as it is not actually completely covered with ground floor building area at 58.7% site coverage. 3. The granting of Conditional Exception No. 94-18 is necessary in order to preserve the enjoyment of one or more substantial property rights. The property owner will be able to construct a room addition similar to other properties in the vicinity. 4. The granting of Conditional Exception No. 94-18 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. With the conditions of approval imposed, the areas underneath the balcony and roof overhangs will not be filled in order to prevent a large bulky structure. 5. The granting of Conditional Exception No. 94-18 will not adversely affect the General Plan of the City of Huntington Beach. The General Plan Land Use designation of Low Density Residential Permits this type of room addition to a single family dwelling. a. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 94-5 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. The addition on the second floor is compatible with the existing structure and other single family residences in the vicinity. c. The combination and relationship of one proposed use to another on site are properly integrated. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated May 18, 1994 shall be the conceptually approved layout with the following modifications: a. Include dimensions of the front and rear yard setbacks for the dwelling. 2. No portion of the second floor balconies or any area underneath the roof/eaves overhangs may be enclosed in the future even though approval of Conditional Exception (Variance) No. 94-18 allows 58.7% site coverage. Any requested enclosures in these areas shall be subject to further review by the Zoning Administrator. ZA Minutes 7/6/94 16 3. All proposed cantilevered deck improvements require separate permits for the improvements. 4. 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. 5. Proposed structures shall be architecturally compatible with existing structures. 6. Low -volume heads shall be used on all spigots and water faucets. 7. 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. 8. Conditions of approval shall be printed verbatim on the cover sheet of all working drawings. 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 Coastal Development Permit No. 94-5/ Conditional Exception (Variance) No. 94-18 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. THE MEETING WAS ADJOURNED AT 6:55 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINIS TOR ON WEDNESDAY, DULY 13, 1994 AT 1:30 PM. obert L. Franklin Acting Zoning Administrator :lp ZA Minutes 7/6/94 17