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HomeMy WebLinkAbout1995-12-27MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California ;WEDNESDAY, DECEMBER 27, 1995 - 1:30 P.M. ZONING ADMIMSTRATOR: Susan Pierce STAFF MEMBERS: Catherine Johnson, Mary Beth Broeren, Lisa Koch MINUTES: November 8, 1995, November 29, 1995 and December 6, 1995 Zoning Administrator Meeting Minutes Continued. ORAL COMMUNICATION: None Susan Pierce, Acting Zoning Administrator, stated that the first item was a waiver of Parcel Map No. 94-204. The applicant was not yet present therefore the item will be trailed to the end of today's agenda. ITEM 2: TENTATIVE PARCEL MAP NO. 95-164 CONDITIONAL USE PERMIT NO. 95-73 Applicant: Atwood Homes Limited Request: To subdivide one (1) parcel of land into three (3) residential lots. The project includes the construction of three (3) residential units as a planned unit development. The request includes a six (6) foot high fence within 10 feet of the"front property line (15 foot setback required) and an electronic sliding security gate. Location: 7900 Alhambra Drive (south side of Alhambra Drive, 200 feet west of Beach Boulevard) Mary Beth Broeren, staff planner, stated that the site is located at 7900 Alhambra Drive and is approximately 200 feet west of Beach Boulevard. The site is designated as RM, Medium Density Residential, as is the surrounding area. Ms. Broeren stated that the proposed type of development for the lot is compatible with the Zoning Code and with the General Plan designation for the property. The Tentative Parcel Map proposes to subdivide one (1) parcel of land into three (3) residential lots. It was noted that there will be an easement along the front, located at December 27, 1995 Zoning Administrator Meeting Minutes Page 2 the entrance off of Alhambra Drive and will include two (2) guest parking spaces. There will also be a landscape easement along the rear of the property, located along Heil. Ms. Broeren stated that the Zoning Code requires that a five (5) foot wide landscaped area be provided along arterials such as Heil. Both easements will be maintained by the Homeowner's Association and the City will not have any responsibility for maintenance of the landscaped area. The parcel map complies with the Subdivision Map Act requirements for the City of Huntington Beach and the applicant will be required to provide public improvements, including but not limited to the dedication for Heil. Ms. Broeren stated that the conditional use permit for the project is required because the subject property abuts an arterial highway and construction of the units along the arterial highway requires a conditional use permit. In addition, the security gate requires a conditional use permit as does a six (6) foot high wall within the front yard setback. The project is being proposed at approximately 12 units to the acre. The Zoning Code allows 15 units to the acre, therefore the proposed project is below density. Photographs of the subject site were shown. Ms. Broeren stated that on either side of the subject property there are multi -story projects. The proposed units each have three (3) bedrooms and are two (2) stories high. The maximum height is 26 1/2 feet, which is below the 35 foot height limitation. Each unit will have three (3) parking spaces. Staff believes that given the overall height of the units, the view from Heil will be aesthetically pleasing. Ms. Broeren stated that the project complies with all aspects of the Zoning Code with the conditional use permit in terms of setbacks and required open space. The project will be required to comply with the City's Affordable Housing Policy which is at 10 percent of the units. The applicant is proposing to do this off -site with another developer on a project that the City has already approved. The fence along Alhambra will consist of wrought iron with brick columns spaced in between. The height of the fence itself will be six (6) feet and it was noted that the applicant would like to put lantern -type fixtures on top of the fence. Ms. Broeren stated that the site plans show the fence to be within the front yard setback approximately three feet from the property line and the security gate to be at approximately four (4) feet from the property line. Staff recommended that the gate be located as far back from the street as possible and that it be 20 feet back from the face of the curb. Staff recommended approval of the project with conditions. The recommended changes to the site plan include moving the gate back, that the gate has 14 feet clear on either side (Fire Department), and that the covered porches maintain a three (3) foot clearance from the property line. Public Works recommended that a landscape and grading plan be submitted. Ms. Broeren stated that the project is located within the floodplain therefore the applicant must either obtain exemption from FEMA or elevate the units in order to comply. The location has a designation of Zone AO, Depth 1. THE PUBLIC HEARING WAS OPENED. Ronald Safren, representative of Atwood Homes Limited, stated that the gate will be closed at all times. There will be an intercom unit to the homes, a walk-in gate that opens by control of the homeowner, as well as a knox box. Mr. Safren stated that the two (2) parking spaces will be used for guest parking only and that they will be under a carport. Mr. Safren questioned whether or not the back wall could be constructed to eight (8) feet high since it backs an arterial. It was noted that the landscaped area along Heil will be maintained by the homeowner's association as (g:zamin:1227) December 27, 1995 Zoning Administrator Meeting Minutes Page 3 0 well as the security gate. Each homeowner will have full control over their own building. Mr. Safren stated that the buildings will be in pastel colors with shake tile roofing. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. TENTATIVE PARCEL MAP NO. 95-164 / CONDITIONAL USE PERMIT NO. 95-73 WAS CONDITIONALLY APPROVED BY THE ZONING ADMINISTRATOR. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP NO. 95-164: The proposed map is consistent with the General Plan and applicable provisions of this Code. Tentative Parcel Map No. 95-164 for a three (3) unit subdivision is consistent with the goals and policies of the Huntington Beach General Plan, including the Housing and Land Use Elements. 2. The site is physically suitable for the type and density of development. The site is relatively flat and physically suitable for the proposed density of 12 units per acre. The property was previously studied for this intensity of land use at the time that the General Plan designation of Medium Density Residential (15 units per acre) and Residential Medium Density Zoning were implemented. The size, depth, frontage, street width and other design features of the subdivision are in compliance with the standard plans and specifications on file with the City as well as in compliance with the State Subdivision Map Act and the supplemental City Subdivision Ordinance. The proposed residential subdivision is designed to integrate with the existing neighborhood. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantial and avoidable injure fish or wildlife or their habitat. The project is not anticipated to have a significant negative impact on the environment. The proposed subdivision is categorically exempt under the California Environmental Quality Act because the proposed development and improvements will comply with Zoning, Subdivision and Building Code requirements. There are no fish or wildlife on the site. 4. The design of the subdivision will not conflict with public access easements. The subdivision will provide dedication of property for public access along Heil Avenue and will not affect any existing easements along Alhambra. There are no public access easements through the proposed subdivision. (g:zamin:1227) December 27, 1995 Zoning Administrator Meeting Minutes Page 4 CONDITIONS OF APPROVAL - TENTATIVE PARCEL MAP NO. 95-164: 1, Tentative Parcel Map No. 95-164 received by the Department of Community Development on December 4, 1995, shall be the approved layout with the amendments as noted in these conditions of approval. 2. Prior to submittal of the parcel map for approval by the City Engineer, an Affordable Housing Agreement Plan shall be submitted for review and approval by the Community Development Department. The plan shall provide for minimum 10 percent of the housing units (equal one unit) approved to be affordable to families of low and moderate income level (100% of Orange County median) for a period of 30 years. Said plan shall be executed prior to issuance of the first building permit for the project. The affordable unit shall be under construction or available to the public, prior to final building permit approval of the first home. The following conditions are required to be completed prior to recordation of the final map: a. Dedicate 25.00 feet off of Heil Avenue to the City of Huntington Beach. b. All vehicular access rights to Heil Avenue shall be released and relinquished to the City of Huntington Beach. c. The surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. d. The surveyor/engineer preparing the map shall submit to the County Surveyor a digital -graphics file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. At least 60 days prior to recordation of the parcel map, CC&R's shall be submitted to and approved by the City Attorney and the Department of Community Development. The CC&R's shall reflect the common driveway access easements, and maintenance of all walls, parking areas, and common landscape areas by the Homeowner's Association. The CC&R's must be in recordable form prior to recordation of the map. ]FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 95-73: 1. Conditional Use Permit No. 95-73 for the establishment, maintenance and operation of a three (3) unit planned unit development with a six (6) foot high fence within 10 feet of the front property line and an electronic sliding security gate will not be detrimental to the general welfare of persons residing or working in the vicinity nor detrimental to the value of the property and improvements in the neighborhood. The use is compatible with other (g:zamin:1227) December 27, 1995 Zoning Administrator Meeting Minutes Page 5 residential uses in the vicinity. The applicant will be required to construct infrastructure improvements to integrate with those existing in the area. The color and material of the front wall and the security gate will be compatible with the proposed units. These features will improve security and safety for the project residents. 2. The granting of Conditional Use Permit No. 95-73 will not adversely affect the General Plan of the City of Huntington Beach. It is consistent with the land use element designation of Medium Density Residential for the subject property. It is consistent with the General Plan goal to encourage and maintain a well balanced variety of residential densities. The proposed use will comply with the provisions of the base district and other applicable provisions in Titles 20-25 and any specific condition required for the proposed use in the district in which it would be located. The proposed project meets all provisions of the Code, including setbacks, density and lot size. The wall height along Alhambra Drive is permitted with a Conditional Use Permit. SPECIAL CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 95-73: 1. The site plan, floor plans, and elevations received and dated November 6, 1995, shall be the conceptually approved layout with the following modifications: a. Covered porches and upper story projections shall not extend closer than three (3) feet from property lines. b. Security gate shall have a minimum 14 feet clear space on each side. c. Security gate shall be located 20 feet from face of curb. d. The two (2) unenclosed guest parking spaces shall be marked as guest parking. A "site summary" legend shall be added to the revised plans. 2. The use shall comply with the following: a. The two (2) unenclosed guest parking spaces shall not be enclosed. 3. Prior to submittal for building permits, the following shall be completed: a. Submit three (3) copies of the site plan to the Planning Division for addressing purposes. b. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. (g:zamin:1227) December 27, 1995 Zoning Administrator Meeting Minutes Page 6 c. Depict utility apparatuses, such as but not limited to backflow devices and Edison transformers, on the site plan. They shall be prohibited in the front yard and exterior side yards unless properly screened by approved landscaping or any other method approved by the Community Development Director. 4. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. A revised site plan shall be submitted to the Community Development Department depicting the modifications described above. b. A grading plan shall be submitted to the Department of Public Works for review and approval. c. A Landscape Construction Set submitted to the Department of Public Works. The landscape construction set shall include a wall plan and a landscape plan prepared and signed by a State Licensed Landscape Architect which includes all proposed/existing plant materials (location, type, size, quantity), irrigation plan, grading plan and approved site plan, and copy of conditions of approval. The landscape plan shall be in conformance with Chapter 232 of the Huntington Beach Zoning and Subdivision Ordinance. The wall plan shall include design treatment for wall facing Heil Avenue. The set must be complete and approved by both Departments of Public Works and Community Development prior to issuance of building permits. Said landscape plan shall include three (3) 24 inch box size trees along Alhambra frontage. d. Submit a letter of map revision from FEMA declaring the lots exempt from floodplain requirements or submit copy of completed FEMA elevation certificates for each unit. Prior to final inspection or Certificate of Occupancy: Street improvement plans, prepared by a registered civil engineer, shall be submitted for review and approval. b. Construct new curb and gutter on Alhambra Street. c. Construct new sidewalk on Alhambra Street. d. Construct new concrete driveways on Alhambra Street. e. Remove and replace one half (1/2) of Alhambra Street adjacent to project. f. Install one (1) sewer lateral to each lot. g. Install Cable Antenna Television. (g:zamin:1227) December 27, 1995 Zoning Administrator Meeting Minutes Page 7 h. An agreement shall be entered into with the City to install street improvements on Heil Avenue by a date certain, said agreement shall be secured by a bond or deposit equal to 150 percent of the City's estimate (including inflation estimates) of the required street improvements. i. The water improvements shall be designed per the City of Huntington Beach Water Division's Design Criteria and installed per the City of Huntington Beach Water Division's Standard Plans and Specifications. j. Each proposed building shall have a separate domestic water service sized per the Uniform Plumbing Code, and per Water Division Standard Plans and Specifications. k. The developer shall use "drought tolerant" plants and turf for all landscaping. 6. Prior to final building permit approval of the first unit, the following shall be completed: a. If the lots are not considered exempt by FEMA, a second elevation certificate will be required for each unit "as built." b. Compliance with all conditions of approval specified herein shall be accomplished. c. 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. 7. Fire Department Requirements: a. Address numbers shall be installed to comply with City specification #428. b. Vehicle access gate must comply with City specification #403. c. A knox activation switch shall be installed in access gate for emergency access. 8. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 9. Low -volume heads shall be used on all spigots and water faucets. 10. 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. (g:zamin:1227) December 27, 1995 Zoning Administrator Meeting Minutes Page 8 INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1, 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 applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 4. All applicable Public Works fees shall be paid. 5. Traffic Impact fees shall be paid at the time of issuance of a Certificate of Occupancy or final inspection. 6. An encroachment permit shall be required for all work within the City right-of-way. 7. Park and Recreation fees shall be paid prior to approval of the parcel map by the City Engineer or at issuance of building permits, whichever occurs first. 8. Construction shall be limited to Monday through Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 9. The Zoning Administrator reserves the right to revoke Tentative Parcel Map No. 95-164 / Conditional Use Permit No. 95-73 if any violation of these conditions of the Huntington Beach Zoning and Subdivision Ordinance occurs. ITEM 1: WAIVER OF PARCEL MAP NO. 94-204 Applicant: G&M Oil Company Request: Waiver of parcel map requirements for consolidation of three (3) lots into one (1) lot for commercial development. Location: 16862 "A" Street (southeast corner of "A" Street and Rubidoux) Susan Pierce, Acting Zoning Administrator, stated that because neither the applicant or the staff planner were present, the waiver of Parcel Map No. 94-204 would be continued to the next scheduled Zoning Administrator Meeting. WAIVER OF PARCEL MAP NO. 94-204 WAS CONTINUED TO THE JANUARY 3, 1996 ZONING ADMINISTRATOR MEETING. (g:zamin:1227) December 27, 1995 Zoning Administrator Meeting Minutes Page 9 1 THE MEETING WAS ADJOURNED AT 2:30 P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JANUARY 3, 1996. Susan Pierce Acting Zoning Administrator SP:MBB:Iek (g:zamin:1227)