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HomeMy WebLinkAbout1996-06-26MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, JUNE 26, 1996 - 1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBERS: Brian James, Wayne Carvalho, Mary Beth Broeren, Kim Langel (Recording Secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: SPECIAL SIGN PERMIT NO.96-71DESIGN REVIEW BOARD NO. 96-29 (MEMORIAL HEALTH CENTER) Applicant: Grace Young, Federal Signs Request: To install two (2) channel letter wall signs totaling 505.3 square feet in lieu of a maximum sign area of 225.9 square feet. Location: 7677 Center Avenue (east side of Huntington Village Way) Project Planner: Brian James Brian James, staff planner, stated that this was a request to install two (2) channel letter wall signs totaling 505.3 square feet in lieu of a maximum sign area of 225.9 square feet. One (1) sign shall be placed on the north side of the building displaying a logo, and one (1) sign will be placed on the northeast corner of the building displaying a logo and sign copy. Mr. James showed the site plans. He stated that the special sign permit was being requested because the total size exceeds the maximum allowable square footage. Mr. James showed colored renderings of the logo and sign copy as reviewed and approved by the Design Review Board on June 13, 1996. He stated that staff is recommending approval as submitted because it was in character with the surrounding buildings and area; it will not obstruct pedestrian or vehicular access; and there are no movable, flashing or pulsing effects to distract traffic on the 405 Freeway. June 26, 1996 Zoning Administrator Meeting Minutes Page 2 Herb Fauland, Zoning Administrator, asked if the center currently has an approved planned sign program. Staff stated that the current planned sign program addresses only a few signs in the center, and it does not address channel letter signs. Mr. Fauland asked staff if the method of calculation for area would comply with the proposed revisions of the sign code and if the Design Review Board was in concurrence with the signs' colors and location. Staff stated that the sign area would comply with the proposed sign code revisions, and the Design Review Board approved the signs' colors and location. THE PUBLIC HEARING WAS OPENED. Martin Vinton, 2801 Atlantic Avenue, Long Beach, property owner, stated that the proposed building signs would be a marketing tool to attract new tenants. Grace Weir Young, Federal Sign, 3210 Croddy Way, Santa Ana, applicant, stated that the sign design is consistent with the surrounding area signs. Ms. Young also stated that the letters on the sign have a solar bronze face making the copy appear to be darker in the day and lighter at night. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mr. Fauland stated that the building was in need of identification and would approve the request with findings and conditions of approval as outlined by staff. SPECIAL PERMIT NO. 96-7 AND DESIGN REVIEW BOARD NO. 96-29 WERE CONDITIONALLY APPROVED BY THE ZONING ADMINISTRATOR AS SUBMITTED BY THE APPLICANT WITH THE FINDINGS AND CONDITIONS OF APPROVAL AS OUTLINED BY STAFF. 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 - SPECIAL SIGN PERMIT NO. 96-7/DESIGN REVIEW BOARD NO. 96-29: 1. The two (2) proposed channel letter wall signs, totaling 505.3 square feet in lieu of the maximum allowable sign area of 225.9 square feet at 7677 Center Avenue, are compatible with the character of the area and is needed for special circumstances defined by the applicant to and approved by the Zoning Administrator. The Huntington Beach Zoning and Subdivision Ordinance stipulates that sign area is measured utilizing four (4) lines around the extreme edges of the sign. Using this method, the total sign area of the proposed sign exceeds the maximum allowable sign area by 279.4 square feet. However, this sign area includes approximately 334 square feet of non -sign area. This is caused by the fact that the logo is 7'- 10" high and the adjacent copy is 2'-8" high. This leaves approximately 2'-6" of non -sign area above and below the copy that is included in the sign area calculation. If a line is drawn around the actual sign, the total sign area would be 171.3 square feet, within the maximum allowable sign area. (g:za:min:0626) June 26, 1996 Zoning Administrator Meeting Minutes Page 3 The wall signs match the proposed building in scale, design, materials, and colors. The size of the sign is in character with the scale of the surrounding high rise office buildings, hotels, and parking structures, all of which are four stories or taller. Many of these buildings, such as Liberty National Bank, contain signs of a similar size and type (505 sq. ft.). The Design Review Board reviewed the materials, colors, and design of the proposed signs on June 13, 1996, and recommended approval of the signs as submitted. 2. The two (2) proposed channel letter wall signs, totaling 505.3 square feet, will not adversely affect other signs in the area. The signs, being placed on the north and northeast sides of the building, do not block the views of any surrounding signs and can only be viewed by northbound traffic on the 405 freeway. As was mentioned above, the size of the sign is in character with the large scale of the surrounding high rises, all of which are four stories or taller. Many of these buildings, such as the Liberty National Bank (505 sq. ft.) , contain signs of a similar size. 3. The two (2) proposed channel letter wall signs, totaling 505.3 square feet, will not be detrimental to properties located in the vicinity. Through a design that meshes the sign with the scale and color of the walls they are placed upon, the design of the two (2) wall signs enhances the building. This may increase recognition of the area from the 405 freeway. 4. The two (2) proposed channel letter wall signs, totaling 505.3 square feet, will not obstruct vehicular or pedestrian traffic visibility and will not be a hazardous distraction. The two (2) signs on the north and northeast sides of the building are only visible from the northbound traffic on the 405 freeway. The signs are constructed of channel letter signs with internal illumination and do not contain distracting items of information or special treatments, such as flashing or pulsing lights, to attract attention. The signs are compatible with the design, materials, and colors of the building and do not create any hazardous distractions to passing motorists. The wall signs are proposed to be located on fifth story and will not obstruct pedestrian visibility. CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO. 96-7/DESIGN REVIEW BOARD NO. 96-29: The site plan and sign elevations received and dated May 28, 1996, shall be the approved layout. (g:za:min:0626) June 26, 1996 Zoning Administrator Meeting Minutes Page 4 ITEM 2: CONDITIONAL USE PERMIT NO, 96-31 (WALKER RESIDENCE) Applicant: Martin M. Jaconi Request: To permit a nine (9) foot high, 23 linear foot wall along the interior property line adjacent to an existing storage area. The proposed wall will replace an existing eight (8) foot high wall in the same location. Location: 4051 Humboldt Drive (Humboldt Island) Project Planner: Wayne Carvalho Wayne Carvalho, staff planner, stated that this was a request to permit a nine (9) foot high, 23 linear foot wall along the interior property line adjacent to an existing storage area. The proposed wall will replace an existing eight (8) foot high wall in the same location. Mr. Carvalho showed the site plan stating that the current five (5) foot setback would be maintained. Mr. Carvalho stated that a previous request to completely enclose the storage area had been denied by both the Zoning Administrator and the Planning Commission. He stated that the Building Division is requesting that the wall be constructed with one (1) hour material, and that the enclosed area below the deck not exceed 1,000 square feet. Staff stated that this request will not impact the adjacent residents, is consistent with other homes in the area, and no calls or letters of opposition have been received. Staff is recommending approval with findings and conditions of approval. Herb Fauland, Zoning Administrator, asked staff if the storage area structure has any roof. Staff stated that it did not. Mr. Fauland also asked staff if the previous request for enclosure of the storage area was a conditional use permit request or a variance request. Staff stated that it was a request for a variance. THE PUBLIC HEARING WAS OPENED. Martin M. Jaconi, 16421 Martin Lane, applicant, stated that the house is one (1) of 24 in the tract built similarly in the original development. He stated that the previous request for a variance to enclose the storage area would have matched seven (7) of the 24 houses. Mr. Jaconi stated that the current proposed request would replace an existing framed wall. Mrs. Walker, property owner, was in attendance but had no comments. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. (g:za:min:0626) June 26, 1996 Zoning Administrator Meeting Minutes Page 5 Mr. Fauland, Zoning Administrator asked staff if the Homeowners' Association had submitted a letter of support. Staff stated that they had. Mr. Fauland also asked staff if there had been any objections from the neighbors. Staff stated that no calls or letters of opposition had been received by the neighbors. Mr. Fauland stated that he would approve the request with findings and conditions of approval as outlined by staff with the addition of a condition to note that any future requests to enclose the storage area would need Zoning Administrator approval. CONDITIONAL USE PERMIT NO.96-31 WAS CONDITIONALLY APPROVED BY THE ZONING ADMINISTRATOR AS SUBMITTED WITH THE FINDINGS AS OUTLINED BY STAFF AND MODIFIED CONDITIONS OF APPROVAL 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. 96-31: 1. Conditional Use Permit No. 96-31 for the construction of a nine (9) foot high, 23 linear foot wall along the interior property line adjacent to an existing vehicular storage area in lieu of a maximum six (6) foot high wall 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 wall will be architecturally compatible with the existing residence by incorporating similar colors and materials. The wall will not create a negative impact to the adjacent residence as the wall will be installed adjacent to the adjacent neighbors garage. In addition, the Homeowners Association and adjacent neighbor submitted letters in support of the request 2. The granting of Conditional Use Permit No. 96-31 for the perimeter wall will not adversely affect the General Plan of the City of Huntington Beach. The proposed perimeter wall is consistent with the Low Density Residential Land Use designation and is consistent with other perimeter walls in the surrounding area. 3. The proposed wall 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. With the exception to height, the wall will provide added security to the storage area. SPECIAL CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 96-31: 1. The site plan and wall elevations received and dated May 6, 1996 shall be the conceptually approved layout. (g:za:min:0626) June 26, 1996 Zoning Administrator Meeting Minutes Page 6 r� 2. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plan check. 3. 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. 4. Any future proposal to fully enclose the storage area will require approval of a variance by the City of Huntington Beach. The denial of Variance No. 95-36 by the Planning Commission on February 27, 1996 will prohibit another request from being submitted for one year. 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: 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. Construction shall be limited to Monday through Saturday, 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and federal holidays. 4. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-31 if any violation of these conditions of the Huntington Beach Zoning and Subdivision Ordinance occurs. THE MEETING WAS ADJOURNED AT 1:50 P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JULY 3, 1996. Herb Fauland Zoning Administrator (g:za:min:0626)