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HomeMy WebLinkAbout1995-02-01MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, FEBRUARY 1, 1995 - 6:00 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBER: Jane Madera, Kelli Klan, Kim Langel MINUTES: None ORAL COMMUNICATIONS: (3 MINUTES PER PERSON, NO DONATING OF TIME TO OTHERS) ITEM 1: CONDITIONAL USE PERMIT NO. 94-44 (CONTINUED FROM THE JANUARY 25, 1995, ZONING ADMINISTRATOR MEETING) Applicant/ Property Owner: Mont Williamson 9471 Molokai Drive Huntington Beach, CA 92646 Request: To permit the construction of a six (6) foot tall slumpstone wall within two (2) feet of the front property line (15 foot setback required) and to permit the wall to encroach into the 25 foot by 25 foot corner visibility area pursuant to Chapter 230.88 A. 1. and C. of the Huntington Beach Zoning and Subdivision Ordinance. Location: 9471 Molokai Jane Madera, staff planner, stated that this had been continued from the December 21, 1994, meeting because the applicant had not been sent written notification of the meeting. Staff stated that all other notifications had went out appropriately and no written letters or verbal comments had been received. Ms. Madera stated that this was a request to permit the construction of a six (6) foot tall slumpstone wall within two (2) feet of the front property line (15 foot setback required) and to permit the wall to encroach into the 25 foot by 25 foot corner visibility area at 9471 Molokai, pursuant to Chapter 230.88 A. 1. and C. of the Huntington Beach Zoning and Subdivision Ordinance. Staff stated that the code requires a 15 foot setback for a wall standing 42 inches in height. It is also a code requirement that corner lots must have a 25 foot by 25 foot corner visibility or cut off corner area and nothing over 42 inches tall can be located within the cut off corner area. The applicant's request covers the portion of the wall that falls within the 25 foot by 25 foot cut off corner area and is within the 15 foot setback area. Staff explained that the applicant is submitting this request to alleviate some of the noise from Bushard Street and to create a courtyard area in the front. Staff is recommending that none of the wall that is more than 42 inches in height be located within the 25 foot by 25 foot cut off area and that there be a minimum setback of ten (10) feet from the property line. Staff reasons that the 42 inch wall within the 25 by 25 foot area could impair visibility to people traveling down the sidewalk, bicyclists, motorists, pedestrians and vehicles coming in and out of the tract thereby creating a traffic & pedestrian hazard. Staff researched the adjacent neighborhood for evidence of permits of this nature, but found only a few variances for sideyard setbacks in the rear yard. For this reason staff feels that the revised plan would be more compatible to the current street scene. Other recommended conditions include that if the wall were to be approved in the setback area that it be maintained in a color compatible with the existing house for the life of the wall. It is also recommended that the yard area in front of the wall between the wall and the property line be permanently maintained in landscaping in a clean and neat manner. THE PUBLIC HEARING WAS OPENED. Mont Williamson, 9471 Molokai Drive, stated that he was requesting the wall to cut down street noise and gain some privacy in the yard. Mr. Williamson stated that he had spoke with the adjacent neighbors and they had all been in favor of the proposed request. He stated that he did not feel it would be a traffic or pedestrian hazard and only improve the look of the house and the neighborhood. THE PUBLIC HEARING WAS CLOSED. Mike Strange, Zoning Administrator, asked staff if Public Works had provided any comments regarding the safety issues. Staff stated that Public Works had not submitted an opinion. CONDITIONAL USE PERMIT NO. 94-44 WAS APPROVED AS MODIFIED BY STAFF 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. ZA Minutes 2/1/95 2 (MIN0201) FINDINGS FOR APPROVAL -CONDITIONAL USE PERMIT NO. 94-44: 1. Conditional Use Permit No. 94-44 for the establishment, maintenance and operation of the six (6) foot tall wall within the front setback will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. With the conditions of approval imposed, the wall will be compatible with the existing neighborhood wall along Bushard Street. In addition, the wall will not encroach into the 25 foot by 25 foot corner cut-off in order to maintain proper visibility of pedestrians, bicyclists, and motorists. b. Property and improvements in the vicinity of such use or building. The color and material of the wall will be compatible with the house and the area in front of the wall will be permanently landscaped. 2. The granting of Conditional Use Permit No. 94-44 will not adversely affect the General Plan of the City of Huntington Beach. The six (6) foot tall wall within the front setback is consistent with the goals and objectives of the General Commercial Land Use designation of the General Plan. SPECIAL CONDITIONS OF APPROVAL -CONDITIONAL USE PERMIT NO. 94-44: 1. The site plan, floor plans, and elevations received and dated November 18, 1994, shall be the conceptually approved layout with the following modifications: a. Revise the site plan so that no wall or structures more than forty-two (42) inches tall lies within the corner visibility area. The corner cut-off area shall be formed by measuring twenty-five (25) feet from the intersection of the front and exterior side property lines. b. No wall more than forty-two (42) inches tall shall be within ten (10) feet of the front property line. 2. The color of the wall shall remain consistent with the color of the house. The area between the wall and the front property line shall be permanently landscaped and maintained in a neat and clean manner. 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 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. ZA Minutes 2/1/95 3 (MIN0201) 5. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plan check. 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 Use Permit 94-44 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 2: SPECIAL SIGN PERMIT NO. 94-9 Applicant/ Property Owner: Tom Zanic, SeacliffPartners/ New Urban West, Inc. 520 Broadway, Suite 100 Santa Monica, CA 90401 Request: To place a sign identifying the "Seagate" neighborhood on two (2) sides of a previously approved thirty-five (35) foot tall monument tower. The maximum permitted height for all such signs is six (6) feet and only one (1) sign per corner is permitted. Location: 18512 Goldenwest Street (southeast corner of Goldenwest Street and Ellis Avenue) Jane Madera, staff planner, stated that this application was a special sign permit to allow signage on a tower monument that was previously approved by the Zoning Administrator back in August of 1994. The permit is proposed on the 35 foot tall tower located at the southeast corner of Goldenwest and Ellis that identifies the Seagate neighborhood. Staff stated that in August a use permit for the wall heights, trellis structures, colors, materials, and sign location and height were approved by the Zoning Administrator and the Design Review Board. The special sign permit is to allow the identification "Seagate" to be placed on the approved tower structure. The maximum height for all walls in this area is six (6) feet and the tower was approved at 35 feet. The sign itself falls under the neighborhood identification category of signs in the Zoning Code. The sign complies with the square footage requirements for neighborhood identification. ZA Minutes 2/1/95 4 (MIN0201) Staff stated that certain findings must be made in order to support a special sign permit. The first is that it must be compatible with the character of the area and staff feels that the sign as proposed is very compatible with the rest of the towers, walls, colors and materials proposed throughout the entire Seagate neighborhood. Findings must also be made that these signs will not adversely effect other signs and that they will not be detrimental to properties located within the vicinity. Staff feels that both of these findings can be made with the proposed request. Staff is recommending a condition that will ensure that the lighting from the sign will not spill beyond the tower and into the neighborhood. Staff recommends approval as submitted with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED. Tom Zanic, 520 Broadway, Santa Monica, applicant, stated that they supported staffs recommendation. THE PUBLIC HEARING WAS CLOSED. SPECIAL SIGN PERMIT NO. 94-9 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 - SPECIAL SIGN PERMIT NO.94-9: Special Sign Permit No. 94-9 to allow a sign identifying the "SeaGate" neighborhood on two (2) sides of a previously approved thirty-five (35) foot tall monument tower is compatible with the character of the surrounding area. The special sign permit includes a request to permit the signs on the tower at a height of fifteen (15) feet, six (6) inches in lieu of the maximum six (6) foot height permitted. The tower and signage is part of an entire neighborhood wall system for the SeaGate area and was previously approved by both the Design Review Board and Zoning Administrator for wall height, colors, and materials. The sign is incorporated into the overall design theme and its height and location are proportional to the tower structure. 2. Special Sign Permit No. 94-9 will not adversely affect other existing signs as the subject site is primarily'a residential zone and no other signs are present in the immediate vicinity. 3. Special Sign Permit No. 94-9 will not be detrimental to properties located in the vicinity. The sign will serve as a landmark and will provide directional information to people visiting the area. The sign consists of channel letters with interior tube lighting and an open back to create a halo effect around the letters themselves. With the conditions of approval imposed, all lighting associated with the tower monument and the sign will be designed to prevent spillage onto adjacent properties and will not affect the adjoining residential subdivision. ZA Minutes 2/1/95 5 (MIN0201) 4. Special Sign Permit No. 94-9 will not obstruct vehicular or pedestrian traffic and will not create a traffic hazard. The tower monument is set well back from the intersection of Goldenwest Street and Ellis Avenue in order to maintain proper visual clearance around the corner. The sign itself consists of channel letters and low lighting and will not create a distraction or impede visibility in any way. CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO. 94-9: The site plan and sign elevations received and dated December 30, 1994 shall be the approved layout. 2. All lighting shall be designed so as to prevent spillage beyond the immediate project area into the adjacent residential subdivision. 3. Building and electrical permits shall be obtained for all signs. 4. The Zoning Administrator reserves the right to rescind Special Sign Permit No 94-9 in the event of any violation of the terms of the applicable zoning laws. Any such decision shall be preceded by notice to the applicant and a public hearing, and shall be based on specific findings. 5. The Zoning Administrator shall be notified in writing if any changes in sign height, colors, materials or lighting 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. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plan check. ITEM 3: SPECIAL SIGN PERMIT NO. 94-6 Applicant: Sign Methods 5300 Orange Avenue, Suite 114 Cypress, CA 90630 Property Owner: Huntington Beach No. 1 A California Limited Partnership c/o Watt Management Company 2716 Ocean Blvd., Suite 3040 Santa Monica, CA 90405 ZA Minutes 2/1/95 6 (MIN0201) Request: Add one (1) six (6) foot high, 30 square foot monument sign for "Carpenter's Discount Oak Furniture" and "Michael's", for a total of six (6) freestanding signs in lieu of the code requirement of five (5) freestanding signs for sites with over 400 feet of street frontage at the Edinger Plaza Center. The request also includes the placement of year round decorative, non -advertising banners on existing light poles in the parking area. Location: 7409-7644 Edinger Avenue Kelli Klan, staff planner, stated that this was a request to add one (1) six (6) foot high, 30 square foot monument sign for "Carpenter's Discount Oak Furniture" and "Michael's", for a total of six (6) freestanding signs in lieu of the code requirement of five (5) freestanding signs for sites with over 400 feet of street frontage at the Edinger Plaza Center located at 7409-7644 Edinger Avenue. The sign does meet the code in terms of height and area. Findings of compatibility can be made as the signs are within the height and area of the code and the monument sign is not located within the visual clearance of the corner cut off area. A finding of hardship can also be made as these businesses are the only two major tenant businesses within the center that do not have a freestanding sign advertising their business as well as having a wall sign. The second part of the request includes the placement of year round decorative, non -advertising banners on existing light poles in the parking area. Staff supports this with the condition that they be used for decorative purposes only and would not contain any advertisement. Staff stated that this application for a special sign permit is the result of code enforcement activity. Carpenter's Discount Oak Furniture had erected a sign in the proposed area and had been cited by the Code Enforcement staff. Mike Strange, Zoning Administrator, asked staff if they were recommending that the number of panels on the monument sign be restricted. Staff stated that they recommend the panels be limited to the two (2) panels and would be transferable to new ownership. Staff recommends approval as submitted with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED. Dane Cordon, 1749 E 28th Street, Signal Hill, supported staffs report and recommendations. THE PUBLIC HEARING WAS CLOSED. Mike Strange, Zoning Administrator, stated he would like a condition stating that the banners shall be maintained in a clean manner. ZA Minutes 2/1/95 7 (1\4IN0201) SPECIAL SIGN PERMIT NO. 94-6 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 - SPECIAL SIGN PERMIT NO. 94-6: 1. Strict compliance with Chapter 233 will result in a substantial economic hardship to the applicant, as the two tenants included on the sign do not have direct street exposure along Edinger Avenue. 2. The proposed six (6) foot high, thirty (30) square foot monument sign will not adversely affect other signs in the area, as it is consistent with the height and size of the surrounding signage in the area. The proposed year round banners will be for decorative purposes only, so they will not adversely affect other commercial signs in the area. 3. The proposed six (6) foot high, thirty (30) square foot monument sign will not be detrimental to property located in the vicinity of such sign, and will be compatible with the surrounding signage in the area, as the sign is consistent with the design, location, and size of the adjacent signs within the surrounding area. The year round banners will not be detrimental to the property located in their vicinity, as the decorative banners will enhance the aesthetics of the site by breaking up the vast concrete parking lot. 4. The proposed six (6) foot high, thirty (30) square foot monument sign will not obstruct pedestrian or vehicular traffic vision, as it does not encroach into the required visual clearance zone. The year round banners will be elevated on the light poles a minimum of fourteen (14) off the ground, so they will not obstruct vehicular or pedestrian traffic vision. 5. The proposed six (6) foot high, thirty (30) square foot sign will be in keeping with the character of the surrounding neighborhood, as it is consistent with other commercial signage on the site, and in the area along Edinger Avenue. The year round banners will be for decorative purposes only, so they will not disrupt the consistency of the surrounding commercial signage in the area. CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO. 94-6: 1. The site plan and sign elevations received and dated November 2, 1994, shall be the approved layout. 2. The year round banners shall be located on every other light pole within the parking area for a maximum of twelve (12) banners and shall be a maximum of six (6) feet in width, eight (8) feet in height, and placed a minimum of fourteen (14) feet above the ground on such light poles. ZA Minutes 2/1/95 8 (MIN0201) The banners shall be used for decorative purposes only, and shall not contain slogans or logos or any other advertisement. 4. The banners shall be adequately maintained. Any future banner replacements shall be in conformance with the size and placement of the approved banners as stated herein, and shall be for non -advertising, decorative purposes only. 5. The Zoning Administrator reserves the right to rescind Special Sign Permit No 94-6 in the event of any violation of the terms of the applicable zoning laws. Any such decision shall be preceded by notice to the applicant and a public hearing, and shall be based on specific findings. THE MEETING WAS ADJOURNED AT P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 8, 1995 AT 1:30 PM. Mike Strange Zoning Administrator kjl ZA Minutes 2/1/95 9 (1\4IN0201)