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HomeMy WebLinkAbout1996-04-17MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California ;WEDNESDAY, APRIL 17, 1996 - 1:30 P.M. ZONING ADMWSTRATOR: Herb Fauland STAFF MEMBERS: Wayne Carvalho, Susan Pierce, Mary Beth Broeren, Lisa Koch MINUTES: None ORAL COMMUNICATION: The applicant for Coastal Development Permit No. 96-10 / Conditional Use Permit No. 96-14 requested reconsideration of the Zoning Administrator's action on April 10,1.996. Reconsideration was granted for the next available meeting. ITEM 1: RECONSIDERATION OF SPECIAL SIGN PERMIT NO.95-13 / PLANNED SIGN PROGRAM NO. 95-11 (MOBIL SIGNS) Applicant: Robert H. Lee & Associates Request: Reconsideration of the approved location for a five (5) foot, seven (7) inch high, 42 square foot freestanding monument sign identifying Mobil. Location: 9001 Adams Avenue (northeast corner at Magnolia Street) Project Planner: Wayne Carvalho Mary Beth Broeren, staff planner, presented the request in the absence of the project planner. Ms. Broeren stated that the subject application was acted upon March 20, 1996, by the Zoning Administrator. The applicant had requested additional signage in a corner landscape planter for the Mobil Station located at 9001 Adams Avenue citing that there was not adequate visibility for his business from passing motorists. Staff recommended and it was approved by the Zoning Administrator to have one (1) sign that was two (2) sided, angled to both Magnolia and Adams Avenue. Subsequently, the applicant asked for reconsideration so that the Zoning Administrator April 17, 1996, Zoning Administrator Meeting Minutes Page 2 could consider another location for additional signage. Ms. Broeren stated that the applicant is currently proposing an approximate five (5) foot, seven (7) inch high monument sign in an existing landscape planter along Adams Avenue. The sign would project into a striped area that designates a handicapped parking space. It was noted that the minimum width for the handicapped parking space would be provided. Ms. Broeren stated that a special sign permit is required due to code requirements that permit only one (1) seven (7) foot high monument sign for the subject site; the applicant is requesting two (2) monument signs. Staff recommended approval of this request based on visibility constraints. In addition, it was noted that there are other service stations at the subject intersection that have additional advertising. Mr. Fauland, Zoning Administrator, requested to see photographs of the subject facility in order to view the existing signage. The Zoning Administrator stated that he had inspected the subject location as well as the three (3) other service stations at the intersection and examined the existing signage. Mr. Fauland questioned whether or not there were any previously approved special sign permits for the three (3) other service stations and Ms. Broeren indicated that there were none to her knowledge. THE PUBLIC HEARING WAS OPENED. Emilia Lau -Leon, representative for the client, requested approval of the subject application based upon the visibility constraints of passing motorists on Adams Avenue as well as Magnolia Street. Hamid Kalhor, owner of the subject Mobil Station, was present and stated that additional signage was necessary in order to increase visibility. In addition, Mr. Kalhor stated that adjacent service stations were at an unfair advantage due to their having additional signage. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, requested to see the previously approved layout. Mr. Fauland stated that when he inspected the location prior to the hearing, he found the Mobil Station to be visible from both Magnolia Street and Adams Avenue. In regards to Magnolia Street, it was noted that there is signage on the canopies as well as a monument sign. While visibility is somewhat lessened on Adams Avenue, Mr. Fauland stated that there are building identification signs as well as price signs that identify Mobil on the light standards. Mr. Fauland stated that the original approval is adequate if the sign on the corner is placed at an angle to both Magnolia and Adams Avenue. RECONSIDERATION OF SPECIAL SIGN PERMIT NO. 95-13 / PLANNED SIGN ]PROGRAM NO.95-11 WAS CONDITIONALLY APPROVED CONSISTENT WITH THE ZONING ADMINISTRATOR ACTION TAKEN ON MARCH 20, 1996. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR ]DAYS. (g:za:min:0417) April 17, 1996, Zoning Administrator Meeting Minutes Page 3 FINDINGS FOR APPROVAL - SPECIAL SIGN PERMIT NO, 95-13/PLANNED SIGN PROGRAM NO. 95-11: 1. The modification of the existing five foot, six inch high, 42 square foot monument sign to allow additional sign faces allowing for exposure onto both Magnolia Street and Adams Avenue is compatible with the character of the area and is needed for special circumstances defined by the applicant and approved by the Zoning Administrator. The modified monument sign allowing sign copy perpendicular to Adams Avenue will provide business exposure to motorists traveling on both streets, similar to service stations located directly across the street. 2. The proposed monument sign will not adversely affect other signs in the area. The sign meets the maximum height limit and will not block the vision to other signs in the area. The proposed monument sign will not be detrimental to properties located in the vicinity. The location and design of the sign is similar to other business identification/pricing signs in the immediate vicinity, and will not adversely effect adjacent properties. 4. The proposed monument sign at 9001 Adams will not obstruct vehicular or pedestrian traffic visibility and will not be a hazardous distraction. The sign will not be located within the site angle visibility area of the corner landscape planter. (CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO.95-13/PLANNED SIGN ]PROGRAM NO. 95-11: 1. The site plan and sign elevations received and dated March 18, 1996 shall be the approved layout with the following modifications: a. The existing monument and proposed sign copy shall be consolidated into one (1) monument sign. b. The monument sign shall be located within the corner landscape planter outside of the 25 foot site angle visibility area. c. No signs shall be permitted within the 10 foot wide planters located along Magnolia Street and Adams Avenue. d. The sign shall include the address with minimum six inch numerals. 2. A revised site plan shall depicting the revisions above shall be submitted to the Community Development Department for inclusion in the entitlement file prior to issuance of permits. 3. All conditions of approval shall be printed verbatim on the coversheet of all plans submitted for plan check. (g:za:min:0417) April 17, 1996, Zoning Administrator Meeting Minutes Page 4 4. The Zoning Administrator reserves the right to rescind Special Sign Permit No. 95-13 and Planned Sign Program No. 95-11 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. ]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. The Zoning Administrator reserves the right to revoke Special Sign Permit No. 95-13 and Planned Sign Program No. 95-11 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ]ITEM 2: CONDITIONAL USE PERMIT NO. 95-54 (MARINA CLASSIC CAR WASH) Applicant: Stephen F. Perkins Request: Revision to Condition of Approval #1, to allow the two (2) 18 foot by 18 foot existing shades in lieu of removal and replacement with permanent wood frame canopy structures. Location: 6001 Edinger Avenue (northeast corner at Springdale) Susan Pierce, project planner, stated that in September of 1995 the applicant submitted a request to the Zoning Administrator to allow two (2) shade tents that had been erected without benefit of a permit. Staff reviewed the application and concluded that the canopies were not aesthetically pleasing and that they should be replaced with permanent wood frame canopies. Since that time, staff has reviewed other sites throughout the city and has found many other canvas -type canopies being used at car washes. Staff, therefore, supports the applicant's request to amend Condition No. 1 and allow the two (2) 18 foot by 18 foot shades in lieu of removal and replacement with permanent wood frame canopies. In addition, staff recommended that no signage be allowed on the tents and that work underneath the shade tents be prohibited. These were both approved with the original action. Ms. Pierce stated that if work is being done underneath the canopies, that would necessitate additional parking to offset the work space. It was noted that the Fire Department has requested that within 14 days the applicant obtain a fire permit. The Building Division indicated that if the canopies are to be permanent structures, a building permit must be obtained. Herb Fauland, Zoning Administrator, questioned whether or not the canopies would be taken down after business hours. Ms. Pierce indicated that the canopies would not be taken down at the (g:za:min:0417) April 17, 1996, Zoning Administrator Meeting Minutes Page 5 end of each business day. Mr. Fauland requested information on how the encroachment into the setbacks were addressed by staff. Ms. Pierce stated that Edinger Avenue has a building setback of 50 feet and Springdale Street has a building setback of 10 feet. It was noted that the canopies meet both setback requirements. THE PUBLIC HEARING WAS OPENED. Tony Ursino, owner of Marina Classic Car Wash, stated that no work would be conducted under the shade tents and that they would be used only for customers' vehicles. Mr. Ursino requested approval of this application. Stephen Perkins, applicant, submitted photographs to the Zoning Administrator of other businesses throughout Huntington Beach that utilize the same type of canopies that Marina Classic Car Wash uses. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE ]REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mr. Fauland stated that he would approve the revision to Condition of Approval #1, as outlined by staff. It was noted that no signage would be allowed on the canopies. CONDITIONAL USE PERMIT NO. 95-54 WAS CONDITIONALLY APPROVED BY THE ZONING ADMINISTRATOR WITH THE FINDINGS AS OUTLINED BY STAFF. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN 13E APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. ]FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 95-54: The establishment, maintenance and operation of two 18 foot by 18 foot shade tents will not be detrimental to the general welfare of persons residing or working in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The shade tents' location do not create a safety hazard or block the view of adjacent properties. The canopies comply with the ten foot setback from Springdale Street and approximately 15 feet from the driveway; the canopies have no sidewalls. 2. The granting of Conditional Use Permit No. 95-54 will not adversely affect the General Plan of the City of Huntington Beach. The shade tents are consistent with the policies of the General Plan to promote commercial development. 3. 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 shade tents will not be used as work area; therefore, no additional parking spaces are required. (g:za:min:0417) April 17, 1996, Zoning Administrator Meeting Minutes Page 6 SPECIAL CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO, 95-54: 1, The site plan and elevations received and dated February 26, 1996, shall be the conceptually approved layout. 2. Within 30 days of this Conditional Use Permit's approval, the applicant shall obtain all necessary permits (e.g., fire permit, building permit) from the City of Huntington Beach or remove the shade tents from the site. 3. Detailing of vehicles shall not occur within or under the shade tents. 4. No signs or flags shall be permitted on or attached to the shade tents. Existing signs shall be removed within 30 days of Conditional Use Permit approval. 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. 6. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. ]INFORMATION ON SPECIFIC CODE REQUIREMENTS: The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department (Article 32 of the Huntington Beach Fire Code). 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 Conditional Use Permit No. 95-54 if any violation of these conditions or of the Huntington Beach Municipal Code occurs. Herb Fauland, Zoning Administrator, questioned Susan Pierce whether or not Items 3 and 4 could be presented jointly. Ms. Pierce indicated that both items could be presented together because they were similar in nature and did not require a public hearing. (g:za:min:0417) April 17, 1996, Zoning Administrator Meeting Minutes Page 7 0 ITEM 3: C.U.P. NO. 89-58 C.D.P. NO. 89-33 T.P.M. NO.89-228 (FOUR UNIT CONDOMINIUM) Applicant: Michael Fein Request: To allow a one (1) year extension of time to May 15, 1997. ]Location: 1300 Pacific Coast Highway (inland side at 13th Street) ITEM 4: C.U.P. NO. 89-59 C.D.P. NO. 89-34 T.P.M. NO.89-229 (FOUR UNIT CONDOMINIUM) Applicant: Michael Fein Request: To allow a one (1) year extension of time to May 15, 1997. Location: 1390 Pacific Coast Highway (inland side at 14th Street) Ms. Pierce, planner for both applications, stated that the two (2) subject properties were both corner properties, each with a width of 50 feet. It was noted that for each project, two (2) 25 foot wide lots would be consolidated into one (1) lot for condominium purposes. The applications were originally approved by the Planning Commission in 1990 to allow a four unit condominium on each parcel. Ms. Pierce stated that the parcel maps were granted one year extensions in 1992 and 1993; the State extended the time from 1993 to 1996; and this request (the last request eligible for each parcel) would extend the time to May 15, 1997 unless the State enacts legislation otherwise. The Zoning Ordinance allows the Planning Director to extend entitlements. However, because the entitlements are dependent upon the parcel map, the Zoning Administrator has been requested to review both requests for extensions of time. Staff recommended approval of the requests. Herb Fauland, Zoning Administrator, questioned whether or not there have been any changes in terms of the zoning of the properties or with respect to the General Plan. Ms. Pierce stated that the zoning of the properties as well as the General Plan still allow multi -family developments. It was noted that these applications do not require a public hearing. The Zoning Administrator, however, allowed the applicant to speak on behalf of these requests. Mr. Fauland indicated to the applicant that the maximum allowed extensions of time had been sought. He noted that the entitlements would expire if no construction takes place before May 17, 1997. He recommended that the applicant begin work as soon as possible. Michael Fein, applicant, stated that his goal was to proceed before the exhaustion of time. CONDITIONAL USE PERMIT NO. 89-58 / COASTAL DEVELOPMENT PERMIT NO. 89-33 / TENTATIVE PARCEL MAP NO. 89-228 WAS GRANTED A ONE (1) YEAR ]EXTENSION OF TIME TO MAY 15, 1997, 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. (g:za:min:0417) April 17, 1996, Zoning Administrator Meeting Minutes Page 8 CONDITIONAL USE PERMIT NO, 89-59 / COASTAL DEVELOPMENT PERMIT NO. 89-34 / TENTATIVE PARCEL MAP NO. 89-229 WAS GRANTED A ONE (1) YEAR EXTENSION OF TIME TO MAY 15, 1997, 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. THE MEETING WAS ADJOURNED AT 2:45 P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, APRIL 24, 1996. :Herb Fauland ,Zoning Administrator (g:za:min:0417)