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HomeMy WebLinkAbout1995-10-04MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, OCTOBER 4, 1995 - 1:30 P.M. ZONING ADMINISTRATOR: Michael Strange STAFF MEMBERS: Wayne Carvalho, Mary Beth Broeren, Lisa Koch MINUTES: None ORAL COMMUNICATON: None ITEM 1: VARIANCE NO. 95-18 Applicant: Jim Balding, Charles Kober Associates Property Owner: Lee Stewart, 6561 Morning Tide Drive, Huntington Beach, CA 92648 Request: To permit a ten (10) foot front setback in lieu of a minimum 15 foot requirement for an approximate 500 square foot second story addition over an existing garage. Location: 6561 Morning Tide Drive Wayne Carvalho, staff planner, stated that this was a request to permit a second story addition over an existing garage with a reduced front setback of ten (10) feet in lieu of a minimum 15 foot requirement. Mr. Carvalho noted that the residence is in the lower Seacliff area, just north of Palm Avenue. The request consists of a 500 square foot addition over the existing garage. It was noted that the tract was built with approximately fifty percent of the homes having a reduced front setback. Other homes in the tract have added over the garage and Mr. Carvalho stated that there have been other variances in the tract that have been approved with the reduced front setback. Mr. Carvalho noted that because the lot sits adjacent to the golf course, a petition from adjacent property owners has been received requesting that the front addition be approved rather than adding on to the rear of the house which would impact their view. It was noted that no calls or letters were received in opposition of the request. Site plans were shown and Mr. Carvalho stated that staff recommends approval of this request. THE PUBLIC HEARING WAS OPENED. October 4, 1995 Minutes of the Zoning Administrator Page 2 Lindon Bachelder of Charles Kober Associates was present to speak on behalf of Jim Balding. Mr. Bachelder stated that the owners wished to protect what they felt were the most important views, therefore bringing the addition towards the front of the house. Mr. Bachelder noted that the addition is not fully stacked over the entire garage, giving adequate relief where needed. Mr. Metzel was present to review the site plans on behalf of the Homeowner's Association. Mr. Metzel stated that he had no concerns over the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. VARIANCE NO. 95-18 WAS CONDITIONALLY APPROVED 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 APPROVAL - VARIANCE NO.95-18: 1. The granting of Variance No. 95-18 will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. The subject tract was approved with reduced front setbacks on 50% of the lots. Since the original tract construction, there have been several variances granted in the immediate vicinity for additions with reduced front setbacks. 2. Because of special circumstances applicable to the subject property, including size, shape, topography, 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 classification. The subject property is located on an odd - shaped knuckle lot, which fronts a golf course designated recreational open space. The addition over the garage will remain within the building's footprint and will not impact neighbors views to the open space area. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The addition will allow for a second story remodel to an existing two (2) story residence. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification and is consistent with the General Plan. The proposed room addition will preserve views to the golf course from the adjacent properties. A petition signed by adjacent neighbors was submitted indicating their support for the requested variance. SPECIAL CONDITIONS OF APPROVAL - VARIANCE NO. 95-18: 1. The site plan, floor plans, and elevations received and dated August 14, 1995 shall be the conceptually approved layout. (g:zamin:1004) October 4, 1995 Minutes of the Zoning Administrator Page 3 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 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. The proposed addition shall be architecturally compatible with existing residence. INFORMATION ON SPECIFIC CODE REQUIREMENTS The development shall comply with all applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance, 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 Variance No. 95-18 if any violation of these conditions of the Huntington Beach Zoning and Subdivision Ordinance occurs. THE MEETING WAS ADJOURNED AT 1:45 P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, OCTOBER 11, 1995. Mike Strange Zoning Administrator MS:MBB:Iek :min1004 (g:zamin:1004)