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HomeMy WebLinkAbout1996-02-14MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, FEBRUARY 14, 1996 - 1:30 P.M. ,ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBERS: Robert Franklin, Mary Beth Broeren, Lisa Koch MINUTES: None ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO. 95-97 VARIANCE NO, 95-31 Applicant: Robert Fiscus Associates Request: To construct a 2,300 square foot McDonald's drive -through restaurant with a variance to reduce the parking aisle width and a portion of an interior landscape planter. Location: 18651 Beach Boulevard (west side of Beach Boulevard, approximately 1,500 feet south of Ellis Avenue) Robert Franklin, project planner, stated that this was a request to construct a 2,300 square foot McDonald's drive -through restaurant with a variance to reduce the parking aisle width and a portion of an interior landscape planter. The parking for this use will be diagonal instead of at a 90 degree angle. A revised plan was submitted which provided the full 20 foot back-up space which eliminates that portion of the variance. In order to provide the 20 foot back-up, a portion of the southerly landscape planter was reduced to two (2) feet which is added to the variance. Mr. Franklin stated that the 50 foot front setback will be met, as well as the required turning radius and handicap parking. Staff recommended that the southerly driveway be closed to eliminate the potential for unsafe access from the south. The existing reciprocal driveway to the north will be used in its place and will be expanded to accommodate the flow of traffic. The applicant must comply with the Design Review Board's requirement for additional mansard roof treatment on rear elevations. Staff recommended approval of this request. February 14, 1996 Zoning Administrator Meeting Minutes Page 2 Herb Fauland, Zoning Administrator, questioned whether or not there was an existing block wall along the northern property line. It was determined that a chain link fence exists along the northern property line. THE PUBLIC HEARING WAS OPENED. Robert Fiscus, applicant, stated that he concurred with staff findings and conditions. It was noted that if the southerly driveway is closed, the northerly driveway becomes a necessity. Mr. Fiscus also stated that a traffic impact study has been reviewed and approved by Public Works and the Traffic Engineer. Lou Baker, adjacent property owner to the north, stated that he did not support a joint driveway for his property and McDonald's. Mr. Baker voiced concern that his delivery trucks would not be able to maneuver around the high volume of traffic that would be generated by McDonald's. It was recommended that a traffic light be installed to reduce the risk of accidents. Darryl Nagau, representative for McDonald's, stated that this location will invite more drive through customers than sit down customers. It was noted that this particular site it relatively small compared to other McDonald's. ]Karen Bristow, representative for the auto body shop to the north, questioned whether or not there would be striping in the drive aisle. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE ]REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, stated that copies of the Grant Deed and Reciprocal Access Easement Agreement shall be submitted and included as conditions of approval. CONDITIONAL USE PERMIT NO.95-97NARIANCE NO.95-31 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 - CONDITIONAL USE PERMIT NO. 95-97: Conditional Use Permit No. 95-97, a request to construct a 2,300 square foot McDonald's drive through restaurant, 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 because: a. All required parking spaces will be provided on site. b. The southerly driveway will be closed which eliminates the potential for unsafe access from the south. (g:za:min:0214) HF:RF:Iek February 14, 1996 Zoning Administrator Meeting Minutes Page 3 c. The addition of mansard roof treatment on the rear will spruce up the rear elevations for the office buildings located to the west. d. The proposed northern common driveway will be properly signed which will minimize traffic conflicts. C. The existing reciprocal access agreement with the property to the north will provide adequate access and conforms with the policies of the Super Street Project which encourages the reduction of curb cuts and access points on Beach Boulevard. 2. The granting of Conditional Use Permit No. 95-97 will not adversely affect the General Plan of the City of Huntington Beach which is general commercial. Drive through restaurants are permitted uses in commercial zones. 3. The proposed drive through restaurant 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 except for the minor deviation to the required landscape area in the rear of the site. FINDINGS FOR APPROVAL - VARIANCE NO.95-31: 1. The granting of Variance No. 95-31 will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification because reducing the landscape planters in the rear will provide area for the required back up for parking spaces. 2. The lot is one hundred feet wide and in order to provide the required back up space for required parking spaces, the interior landscape strips in the rear of the lot must be reduced. 3. The granting of Variance No. 95-31 for reduced landscape planters is necessary to provide the required parking spaces in the rear of the lot. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification. The slight reduction in width of the landscape planters in the rear of the lot has been approved on other properties. The project will provide the required ten foot landscape planter adjacent to Beach Boulevard and the total landscaping provided on site is 15 percent (7 percent more than required) and is consistent with the General Plan and zoning designation. SPECIAL CONDITIONS OF APPROVAL: CONDITIONAL USE PERMIT NO. 95-97/ VARIANCE NO. 95-31: 1. The site plan and floor plans dated received February 14, 1996 shall be the conceptually approved layout. (g:za:min:0214) HF:RF:Iek February 14, 1996 Zoning Administrator Meeting Minutes Page 4 C a. Comply with Design Review No. 95-54 which requires additional mansard roof treatment on rear elevations. b. All signage shall comply with the Sign code. 2. Prior to submittal for building permits, the following shall be completed: a. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. b. 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 sideyards unless properly screened by approved landscaping or any other method approved by the Community Development Director. c. Indicate directional signage for northern common driveway on the site plan. 3. 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 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 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 set must be complete and approved by both Departments of Community Development and Public Works prior to issuance of building permits. d. Rooftop Mechanical Equipment Plan. The plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen the equipment. e. Provide a copy of the existing reciprocal access easement with the property to the north for the file. f. Provide a copy of the grant deed for the property for the file. (g:za:min:0214) HF:RF:Iek February 14, 1996 Zoning Administrator Meeting Minutes Page 5 g. The applicant shall provide an irrevocable offer for reciprocal access between the subject site and the adjacent property to the south. The legal instrument shall be recorded in the Office of the County Recorder. A copy of the recorded document shall be filed with the Department of Community Development. 4. Prior to final inspection: a. 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. b. Compliance with all conditions of approval specified herein shall be accomplished. All water improvements shall be designed and installed per Water Division design criteria. d. Water services shall conform to Water Division requirements. e. The existing AC patch located in the sidewalk shall be removed and replaced with concrete per Cal -Trans requirements. f. Any existing overhead utilities shall be installed underground. g. Remove and replace driveways to X-Y standards. 5. Fire Department Requirements: a. All commercial cooking devises shall be provided with automatic fire protection systems per Huntington Beach Fire Code. b. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. c. Exit signs shall be provided in compliance with the Huntington Beach Fire Code and Title 24 of the Administrative code, including low level exit signs. d. Fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. e. Address numbers shall be installed to comply with City Specification #428. 6. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. (g:za:min:0214) HF:RF:Iek February 14, 1996 Zoning Administrator Meeting Minutes Page 6 7. "lighting is included in the parking lot, high-pressure sodium vapor lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. 8. 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. 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 applicant shall obtain the necessary permits from the South Coast Air Quality Management District. d. 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. 6. A Cal -Trans Permit shall be required for all work within Beach Boulevard. 7. A detailed soils analysis shall be prepared by a registered Soils Engineer subject to the requirements of the Public Works Department. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. 8. Construction shall be limited to Monday through Saturday, 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and federal holidays. THE MEETING WAS ADJOURNED AT 2:15 P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 21, 1996. Herb Fauland Zoning Administrator (g:za:min:0214) HF:RF:Iek