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HomeMy WebLinkAbout1995-05-10MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, MAY 10, 1995 - 1:30 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBER: Jane Madera, Wayne Carvalho, y Richards MINUTES: Approve January 18, 1995 Minutes (continued from the April 26, 1995 meeting) 1: Franklin W. Gibson, 16991 Bolero Lane, Huntington Beach, CA 92649 Request: To permit a 250 square foot garage expansion and a 500 square foot, two (2) story addition, including a new 220 square foot, second story balcony to an existing single family residence, pursuant to Section 989.5.2 of the Huntington Beach Local Coastal Program. Location: 16991 Bolero Lane Wayne Carvalho, Staff Planner, stated that a Coastal Development Permit is required because the proposed floor area exceeds ten percent of the existing floor area. The applicant is proposing a two-story addition, garage addition and addition to the rear. Staff recommends approval of the project. THE PUBLIC HEARING WAS OPENED, Mike Strange, Zoning Administrator, asked if the applicant had notified the homeowners association. Frank Gibson, property owner, replied that he would notify them if the project is approved. Frank Gibson stated that he was not asking for any exemptions and that everything conformed to code. Wayne Carvalho stated that a letter from four (4) neighbors was received with the application, in support of the project. THE PUBLIC HEARING WAS CLOSED. COASTAL DEVELOPMENT PERMIT NO. 94-5 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 WITHIN TWENTY (20) CONSECUTIVE DAYS TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS AND THE COASTAL COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 95-4 : The request to permit the remodel involving a 250 square foot garage addition and 500 square foot, two (2) story 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 two (2) story addition will not impact public views or access. 2. Coastal Development Permit No. 95-4 is consistent with the CZ suffix zoning requirements, the R1 Zoning District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. The proposed development will conform with all applicable City codes. At the time of occupancy, the proposed remodel and addition to an existing two-story single family residence will be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. All infrastructure currently exist to the site. 4. The proposed remodel and two (2) story addition to an existing two story single family residence conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated March 17, 1995, 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 lot coverage are proposed as a result of the plan check process. Building permits shall not be issued until the Zoning Administrator has reviewed and approved the proposed changes. The Zoning Administrator reserves the right to require that an amendment to the original entitlement be processed if the proposed changes are of a substantial nature. 3. All proposed dock and ramp improvements shall require separate permits for the improvements located within the public waterways. 4. All proposed cantilevered deck improvements require separate permits for the improvements. 5. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 6. A backflow device shall installed pursuant to Public Works standards. 7. Rooting for the addition shall not surcharge bulkhead walls with lateral loads. INFORMATION OF SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 95-4 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. 4. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 5. The applicant shall pay all applicable Public Works fees. ITEM NO. 2 - VARIANCE 95-2 Applicant/ Property Owner: Angela Dennis, 7931 Professional Circle, #100, Huntington Beach, CA 92648 Request: To exceed maximum allowable site coverage of 50 percent with the addition of an enclosed patio. Proposed site coverage is 58 percent. Location: 302-20th Street Jane Madera, staff planner, stated that this request was for a variance to exceed site coverage to an existing three-story home and to enclose a patio area which is currently covered by a lattice cover. The applicant has stated they can not enjoy the outside patio because it is hot and sunny and has a strong ocean breeze. Jane explained that in order to approve any variance on a property the state law requires there has to be a land related hardship and staff has found none related to this property. Staff recommends denial of Variance 95-2. THE PUBLIC HEARING WAS OPENED. Angela Dennis, representative for the property owners (Knape), was present. She stated that because the home is on the corner of 20th and Olive Avenue there is a lot of noise from traffic. She explained that because so many of the surrounding houses were rentals, there is a lot of loud music and noise, making it impossible for the owners to enjoy the patio. She stated that it is inconvenient to use any of the upstairs patios. Mike Strange explained that a glass cover would qualify the patio area as habitable floor space. He asked Ms. Dennis is the six foot wall helped with noise reduction. She replied that it did not help enough. THE PUBLIC HEARING WAS CLOSED. VARIANCE NO. 95-2 WAS DENIED BY THE ZONING ADMINISTRATOR. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR DENIAL - VARIANCE NO. 95-2: The granting of Variance No. 95-2 will constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. No other variances for site coverage have been granted in the vicinity of the subject property. 2. There are no special circumstances applicable to the subject property, including size, shape, location or surroundings, and the strict application of the Zoning Ordinance would not deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. The lot is standard size and shape for this zoning classification and is flat. The property is surrounded solely by residential uses which are compatible. . The granting of Variance No. 95-2 is not necessary to preserve the enjoyment of one or more substantial property rights. The subject property has a six (6) foot perimeter wall which serves as a buffer from street and neighborhood noises. The applicant could also enclose a second story patio to achieve a sunroom. THE MEETING WAS ADJOURNED AT 2:00 P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, MAY 17, 1995. Mike Strange Zoning Administrator