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HomeMy WebLinkAbout1995-01-04 (15)MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, JANUARY 4, 1995 - 6:00 P.M. ZONING ADMMSTRATOR: Michael Strange .STAFF MEMBER: Jane Madera, Kim Langel MINUTES: The December 7, and 14, 1995 Minutes were continued to the January 11, 1995 Zoning Administrator meeting. ITEM 1: COASTAL DEVELOPMENT PERMIT NO. 94-14/USE PERMIT NO. 94-84/ CONDITIONAL EXCEPTION (VARIANCE) NO. 94-36 Applicant: D'Ambra, Inc. 7744 Westminster Boulevard Westminster, CA 92683 lZequest: CDP: To permit the remodel and addition of 602 square feet on the first floor, 1,056 square feet on a new second floor, and 1,100 square feet on a new third floor at an existing single family, single story dwelling pursuant to Section 989.5.3 of the Huntington Beach Ordinance Code. UP: To permit the remodel and construction of a new 1,100 square foot third floor pursuant to Section 9110.4 (c) of the Huntington Beach Ordinance Code. CE: To permit the remodel and new addition at 61.5% site coverage in lieu of the maximum 55% site coverage permitted pursuant to Section 9110.5 of the Huntington Beach Ordinance Code. ]Location: 16812 Baruna Lane Jane Madera, staff planner stated that this was a request to remodel and build new additions to an existing single family home. The project is located 4n the Huntington Harbor W��nel at 16812 Baruna Lan and therefaFe, because they are adding more than ten (10) percent of the existing floor area. coastal deve 6—pmtnuermit is require ' The use permit is a request to permit the remodel an construction of anew 1,100 square foot third floor, pursuant to Section 9110.4(c) of the Huntington Beach Ordinance Code. The conditional exception (variance) is to permit the remodel and new addition at 61.5% site coverage in lieu of the maximum 55% site coverage permitted pursuant to Section 9110.5 of the Huntington Beach Ordinance Code. Staff stated that the proje�c ii for setbacks, building height, distance' fro property me��i"garage, number of parking spaces provided inside garage and in the drivewa eets current code stan ar s. The proposed project includes remodeling of most of the first floor and the entire second floor. The project will include the addition of several bedrooms on the second floor, stairwells to the second floor and an interior stairwell to the third story room. The code requires that the third story be contained within the second story roof volume. The plans show that the third story will have the appearance of being part of the normal two (2) story home. T+,e,�that>will incQLporatt-th-e- sstairwell,between the-first-and_seeond-floor h&s- •ndows-a� e t ; perthe_code=requHMW'Ub5e?�e-or�,ects'�or�alconies(pe�mitte4 One of the isue of the third story area is the privacy of the adjacent neighbors and �on the third story unless they open to the ri$�h,t-of-w �� r to the water channel. 1 1 aka h� Vppp icaanl is ' Q at t �'se Zvi coo '�slb�xse for ligh� 11�a-° �vl and pro -CA that they be made' out of glass block. wrw0.s�v0� approval -of -this -third -story requ an is po io fT e ous 'th-the-cenditiarLthat y-be tra?&I sen�T a te The thir st�or lso meets the code requirement that it be set back five (5) feet from thel= - xri W ere are several third story homes in the area and the proposed request will be compatible with the rest of the homes in the neighborhood. Staff Krecom endioge4 approval of the coastal development ermit for the additional square footage AAI'slse permit for the third story. Staffi4 recommendi*denial of the conditional exception (variance) for site coverage as there are no land related hardship findings. Staff stated that the property was not unique, therefore, they could not claim special privilege. Staff said that with some modification a smaller addition with 55% site coverage could be met. Mike Strange, Zoning Administrator, asked staff if that information had been passed on to the applicant. Staff stated that it had. THE PUBLIC HEARING WAS OPENED. Lory and Sharon Larson 16812 Baruna Lane, property owners, stated that the area currently covered is 60.3% and that there were no objections from the homeowner's association or any residents in the neighborhood regarding the third story addition. He stated that there were other homes in the neighborhood permitted to be over 55% lot coverage. Mr. Larson stated that the third story area was to be used for storage area. tyt Ak , Mike Strange, Zoning Administrator, asked Jane Madera if fK other home/had variances. Ms. Madera replied that she -did not recognize the addresses of the homes. 'Bob Chick, 16811 Baruna Lane, directly across the street from Mr. Larson, stated that his wife, Patricia and neighbors, Mary Wilson, Jean Campbell, and Joyce Goldenson were present and that he was also speaking for some neighbors which could not be present. He read a statement from neighbors expressing their disapproval of the proposed request. He stated that they did not agree with the additions planned and they were against major third story additions in the area.CA survey done in the past showed that residents in that area were against third story additions. op �� Mike Strange, Zoning Administrator, asked Mr. Chick why the addition adjacent to the street would interfere with the visibility of his pool and Mr. Chick replied that the pool was in the side yard. He asked Jane Madera if the use of the deck on the third floor would be looking into �J adjacent properties on each side. replied that �egttieir� the code allows third story decks or balconies if they open ont either the public right-of-way or the water and are set back five (5) feet from the exterior ,�y Dv0V4 THE PUBLIC HEARING WAS CLOSED. ZA Minutes - 1/4/95 2 (MIN0104) CONDITIONAL EXCEPTION (VARIANCE) 94-36 WAS DENIED. COASTAL DEVELOPMENT PERMIT NO. 94-14 AND USE PERMIT NO. 94-84 WERE 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 THEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 94 14: The request to permit the remodel and addition of 602 square feet on the first floor, 1,056 square feet on the second floor, and a new 1,100 square foot third floor 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 remodel and addition will not impact public views or access. 2. Coastal Development Permit No. 94-14 is consistent with the CZ suffix zoning requirements, the RI Zoning District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. With the conditions of approval imposed, the proposed development will conform with all applicable City codes. 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. 4. The proposed remodel and third 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. FINDINGS FOR APPROVAL -USE PERMIT NO.94-84: 1. Use Permit No. 94-84 for the establishment of a third story at an existing two-story home will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. Privacy of adjacent single family residences will be protected as the proposed deck at the rear of the home is setback five (5) feet from the building's exterior walls. With the conditions of approval imposed, the deck on the third level in front of the home will be modified so there is no access to it. b. Property and improvements in the vicinity of such use or building . The proposed third story has the appearance of a two story home as all habitable area is contained within the confines of the second story roof volume. 2. The granting of Use Permit No. 94-84 will not adversely affect the General Plan of the City of Huntington Beach. The third story is consistent with the goals and objectives of the Low Density Residential Land Use designation of the General Plan. ZA Minutes - 1/4/95 3 (MIN0104) FINDINGS FOR DENIAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 94-36• 1. The granting of Conditional Exception No. 94-36 to exceed maximum 55% site coverage will constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. Other property owners in the area have made substantial improvements to their homes in compliance with the Huntington Beach Ordinance Code. 2. Because there are no special circumstances applicable to the subject property, such as size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance is not found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. The site is a standard sized rectangular shaped lot with no special features that prohibit normal development. The granting of Conditional Exception No. 94-36 is not necessary in order to preserve the enjoyment of one or more substantial property rights. The property owners maintain the ability to make substantial improvement to the existing home including new floor area while complying with the maximum site coverage requirements. 4. The granting of Conditional Exception No. 94-36 will be materially detrimental to the public welfare, or injurious to property in the same zone classifications. Exceeding the maximum site coverage would permit a massive, bulky structure to be constructed which is not aesthetically pleasing and not compatible with other existing homes in the neighborhood. 5. The granting of Conditional Exception No. 94-36 will adversely affect the General Plan of the City of Huntington Beach. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated December 14, 1994 shall be the conceptually approved layout with the following modifications: a. The proposed addition shall be amended to meet the maximum fifty-five (55%) percent site coverage. Roof overhangs, decks, balconies, and architectural features which project more than 30 inches from the exterior building wall shall be considered site coverage. b. Access to the proposed deck on the third story in the front of the house shall be restricted. The plans shall be amended so that no door is depicted, however, an openable window is acceptable. Access to the deck facing the water from the third level remains approved as presented. c. Windows above the second story plate line shall be translucent (not opaque). 2. A revised site plan shall be submitted depicting the modifications described above. 3. All proposed cantilevered decks, dock and ramp improvements shall require separate permits for the improvements located within the public waterways. ,ZA Minutes - 1/4/95 4 (MIN0104) 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. Low -volume heads shall be used on all spigots and water faucets. 6. Prior to issuance of building permits the applicant/property owner shall submit a "covenant to hold as a single family dwelling." The covenant shall be approved by the Planning Division and recorded with the County of Orange Recorder's Office. A copy of the recorded document shall be returned to the Community Development Department. 7. The Public Works Department requirements are: a. Water service (backflow device) shall be upgraded pursuant to Public Works standards. b. The applicant shall pay all applicable Public Works fees. 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. 9. 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. 10. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. INFORMATION ON SPECIFIC CODE REQUIREMENTS 1, The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 94-14 and Use Permit No. 94-84 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ZA Minutes - 1/4/95 5 (MIN0104) THE MEETING WAS ADJOURNED AT 7:00 P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JANUARY 11, 1995 AT 1:30 P.M. Mike Strange Zoning Administrator kjl ZA Minutes - 1/4/95 6 (MIN0104)