Loading...
HomeMy WebLinkAbout1997-02-12MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, FEBRUARY 12,1997 -1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBER: Hannah Brondial Bowen, Mary Beth Broeren, Kim Langel (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO.96-91(ROCK CLIMBING SCHOOL APPLICANT: Sunny Martens REQUEST: To permit an indoor rock climbing school in an existing 2,600 square foot suite. The request also includes a joint use parking agreement for all uses on the property. LOCATION: 18411 Gothard, Unit I (between Ellis and Talbert) PROJECT PLANNER: Hannah L. Brondial Bowen Hannah L. Brondial Bowen, Staff Planner, displayed a site plan stating this was a request to permit an indoor rock climbing school in an existing 2,600 square foot suite. The request also includes a Joint Use Parking Agreement with all uses on the property. The proposed site is located at 18411 Gothard, Unit 1, in an industrial zone. Under the current manufacturing standards an industrial use would require six (6) parking spaces, however, the proposed rock climbing use will require 23 spaces. The applicant proposes to enter into a Joint Use Parking Agreement with the adjacent tenants to meet the parking space requirement. Staff stated that the Joint Use Parking Agreement will require that no group instruction occur between 10:00 AM and 4:00 PM, and parking spaces will be available between the hours of 4:00 PM and 10:00 PM for group instruction activity. The business hours of operation would be 10:00 AM to 10:00 PM Monday through Friday and 9:00 AM to 7:00 PM on the weekends. Staff is recommending approval of the request with the findings and conditions as outlined. Herb Fauland, Zoning Administrator, stated that he had visited the site and drove through the parking lot. He noted that items of furniture and inoperable vehicles where visible. He stated that additional language shall be added to the conditions to include clean-up of the items. He also asked the applicant about the number of employees proposed. THE PUBLIC HEARING WAS OPENED. Sunny Martens, 19672 Westwinds, applicant, stated that there will be no more than three (3) employees working at one time. Mr. Martens urged the Zoning Administrator to approve the project. 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 he was concerned with industrial property being used for non industrial businesses. However, he feels that staff has made adequate findings that show this is a unique use and an asset to the City. Mr. Fauland also wants to insure that all tenants are aware of the conditions in the Joint Use Parking Agreement. Mr. Fauland stated that the hours of operation, the number of classes and the maximum number of students described in the applicant's narrative shall be transferred to the Joint Use Parking Agreement and the suggested conditions of approval. CONDITIONAL USE PERMIT NO.96-91 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. 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.96-91: 1. Conditional Use Permit No. 96-91 for the establishment, maintenance and operation of a rock climbing school in an existing 2,600 sq. ft. suite will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The industrial complex contains two buildings that have a total square footage of 44,300. The complex was built under the parking standards for manufacturing uses which was 1 space per 500 sq. ft. or 89 parking spaces required. The subject site has 90 spaces provided. Based on that parking standard, the subject unit, Unit I, requires 6 spaces. The proposed use, however, would require 23 spaces based on the parking standard of 1 space per 100 sq. ft. of instruction area, where the proposed group instruction area is 1,742 sq. ft.. All remaining areas (or 858 sq. ft.) would be calculated at: 1 per 200 sq. ft. (Policy Memo CI-46)). The additional 17 spaces that Unit I is lacking would be provided through the proposed joint use agreement. Furthermore, based on the applicant's analysis on data obtained from existing rock climbing schools, peak hours tend to occur on weekday evenings and on weekends, as opposed to 9 AM - 5 PM on weekdays. In addition, since the sport of rock climbing tends to favor group involvement rather than individual recreation, it is likely that some people will carpool to the project site, thus minimizing the parking impacts even more. This information has been helpful in supporting the joint use parking agreement The proposed business hours are 11 AM to 10 PM Monday through Friday, 9 am to 8 PM on Saturday and 11 AM- 6 PM on Sunday. The anticipated weekly usage is 215 persons and a traffic impact fee will be required. ZA Minutes 2/12/97 2 (97ZM0212) 2. The conditional use permit will be compatible with surrounding uses because the rock climbing school would be conducted wholly within the unit. Potential noise impacts would be negligible since the unit is surrounded by industrial uses which usually generate greater noise levels. 3. The proposed indoor rock climbing school will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use in the district in which it would be located. The IG (Industrial, General) zone allows personal enrichment uses with the approval of a conditional use permit. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of I-F2-d (Industrial, 0.5 floor area ratio, design overlay) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. RCS 1 Enrich the quality of life for all citizens of Huntington Beach by providing constructive and creative leisure opportunities. The applicant has stated that the sport of rock climbing is an activity that people of all ages can enjoy. Since it favors group involvement, as opposed to individual recreation, it could be an activity that other groups could benefit from, such as boys and girls clubs, businesses interested in developing team building skills, or citizens interested in hosting rock climbing parties. b. RCS 1.1 Encourage recreational opportunities unique to Huntington Beach which will enhance visitation and economic development; and, RCS 1.1.4 Encourage and facilitate the development of a wide variety of revenue generating recreational activities such as "corporate " picnic facilities, wedding facilities, infant, child, or senior day care, fishing facilities, golf courses, driving ranges, batting cages, roller hockey, sports fields, etc. This would be the first rock climbing school in the City and one of the few in Orange County (the closest schools are in Costa Mesa and Anaheim Hills). There is a potential that the success of this use could enhance visitation to the City, which could positively affect the City's economic growth. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.96-91: 1. The site plan, floor plans and elevations received and dated October 18, 1996 shall be the conceptually approved layout. 2. The miscellaneous items stored on several of the parking spaces located in the southern portion of the lot shall be removed within ten (10) days from the date of this approval. 3. All code required parking spaces must remain free of debris and inoperable vehicles and shall be accessible to all tenants at all times. ZA Minutes 2/12/97 3 (97ZM0212) 4. The use shall comply with the following: a. Hours of operation shall be: 10 am-10 PM, Monday to Friday; 9 am- 8 PM on Saturdays and 11 am-6 PM on Sundays. b. There shall be no group instruction between 10 am- 4 PM, Monday to Friday. c. Group classes are limited to 10 students per class. 5. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). 6. Prior to issuance of building permits, the following shall be completed: a. Joint use parking shall require a Joint Use Parking Agreement be recorded prior to issuance of permits or occupancy. The legal instrument shall be submitted to the Department of Community Development a minimum of 30 days prior to building permit issuance. A copy of the legal instrument shall be approved by the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder. A copy of the recorded agreement shall be filed with the Department of Community Development. 7. Prior to final building permit inspection and approval or issuance of a Certificate of Occupancy, the following shall be completed: a. The property owner shall submit a letter to the Community Development Department for inclusion in the project file stating that all of the existing tenants are aware of the restrictions of the Joint Use Parking Agreement which affects their hours of operation at the subject site. The letter shall also state that all future tenants will be made aware of the restrictions of the Joint Use Parking Agreement which might impact their hours of operation. b. 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. 8. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. ZA Minutes 2/12/97 4 (97ZM0212) INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 96-91 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 96-91 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-91, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. 5. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying the building. 6. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 7. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 8. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the Counly of Orange and submitted to the Department of Community Development within two (2) days of the Zoning Administrator's action. THE MEETING WAS ADJOURNED AT 2:15 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 19,1997 AT 1:30 PM. 4'a" - Herb Fauland Zoning Administrator :kjl ZA Minutes 2/12/97 5 (97ZM0212)