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HomeMy WebLinkAbout1997-02-19MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, FEBRUARY 19, 1997 -1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBER: Kim Klopfenstein, Dennis Coulter, Mary Beth Broeren, Kim Langel (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO.96-106 (HUNTINGTON HARBOUR YACHT CLUB) APPLICANT: Huntington Harbour Yacht Club, c/o Bill Hartge, 17121 Edgewater Lane, Huntington Beach, CA 92649 PROPERTY OWNER: City of Huntington Beach, 2000 Main Street, Huntington Beach, CA 92648 REQUEST: The Huntington Harbour Yacht Club proposes to add 482 square feet on the lower floor and extend the deck on the second floor. LOCATION: 3831 Warner Avenue, (east of Pacific Coast Highway) PROJECT PLANNER: Kim Klopfenstein Kim Klopfenstein, Staff Planner, displayed a site plan stating that the Huntington Harbour Yacht club proposes to add 482 square feet on the lower floor and extend the deck on the second floor. The subject location is 3831 Warner Avenue, east of Pacific Coast Highway and north of the Bolsa Chica wetlands. The Yacht Club has been developed on City property and it functions as a recreation and social facility for residents of the City of Huntington Beach. The addition will be used as a multi purpose room for classes and meetings. Since the addition would exceed the current lease line boundary, staff recommends that the Yacht Club provide the Community Development Department with written authorization for the appropriate City Department to adjust the existing lease line prior to issuance of building permits for the new construction. The proposed addition meets the required height and setbacks and will incorporate the same colors and materials as the existing structure. A conditional use permit is required for the expansion of the Yacht Club and although the project is within the Coastal Zone, it is exempt from a coastal development permit since the increase in height and floor area is less than ten (10) percent. The proposed addition would not impact the required parking for the site. The code requires that clubs and lodges have one (1) parking space per 35 square feet used for assembly purposes. The existing assembly area is 2,282 square feet (65 spaces) and the proposed 482 square foot (13 spaces) expansion require a total of 78 spaces, which are currently provided on -site. The addition would not exceed the maximum height and lot coverage standards established for the General Commercial zoning district to regulate the scale of the building. The use is consistent with the goals and objectives of the Open Space Commercial Recreational land use designation of the General Plan because the materials for the proposed addition will be compatible with the existing structure as well as the character of the surrounding properties. The project is consistent with the Land Use Element Designation of Public/Open Space -Commercial Recreational. To date staff has not received any phone calls or correspondence regarding the proposed addition. Staff is recommending approval of the request with findings and conditions of approval. Herb Fauland, Zoning Administrator, idicated that he had visited the site. In his inspection he noted three property maintenance issues. The perimeter landscaping was overgrown and lacked up keep, the parking lot surface had a number of potholes and the trash enclosure door was in disrepair. He requested that conditions be added to insure the current landscape will be upgraded and properly maintained and that the trash enclosure and the parking lot surface be repaired and upgraded. THE PUBLIC HEARING WAS OPENED. Bill Hartge, 17121 Edgewater Lane, representing applicant, stated that the landscape and parking lot area are owned and maintained by the City, he suggested that Community Services be contacted. Herb Fauland stated that the City is a co -applicant on the project and the issue of property maintenance will be addressed by the recommended conditions of approval. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.96-106 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 96-106• 1. Conditional Use Permit No. 96-106 for the establishment, maintenance and operation of the establishment of the existing Huntington Harbour Yacht Club. The proposed addition would not exceed the maximum height and lot coverage standards established for the CG zoning district to regulate the scale of the building. The proposed addition will be compatible with surrounding uses because on -site areas will provide for open space/recreational activities. Furthermore, the project would not create a significant increase in the bulk of the structure, nor would the views from the surrounding properties be adversely affected, and adequate space is provided for light and ventilation. ZA Minutes - 2/19/97 2 (97ZM0219) 2. The granting of Conditional Use Permit No. 96-106 will not adversely affect the General Plan of the city of Huntington Beach. The use'is consistent with the goals and objectives of the Open Space Commercial Recreational land use designation of the General Plan because the materials for,the proposed.addition,will be compatible with the existing structure as well as the character of the surrounding properties. The proposed addition.would not impact the required parking for the site. The code requires that clubs and lodges have 1 parking space per 35 sq. ft. used for assembly purposes. The existing assembly'area and the proposed•482 square foot expansion 'require a total of 78 spaces, which are currently- provided on -site. 3. The proposed 482 square foot addition with an upper level deck complies 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. Staff supports the Conditional Use Permit necessary for the expansion of the existing Huntington Harbour Yacht Club. 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 Public/Open Space - Commercial Recreational P (OS-CR) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Explore joint projects for maintenance renovation and upgrading of recreation and sport facilities with other public and private agencies (RCS 4.1.4). b. Design recreation facilities and programs that are functional efficient and affordable (RCS 7.1.1). c. Promote and support community and neighborhood based efforts for the maintenance , upkeep and renovation of structures and sites (LU 4.3.2). 5. The proposed project is within an appealable area of the Coastal Zone. However, the project is exempt from the requirement of a Coastal Development Permit since the increase in floor area and height of the internal floor area is less than 10% , pursuant to Section 245.08 of the Huntington Beach Subdivision and Zoning Ordinance (HBZSO). The proposed project complies with the zoning code and the Coastal Zone requirements and will implement the policies of the Coastal Element of the General Plan. a. Protect, encourage and, where feasible provide visitor serving facilities in the coastal zone that are varied in type and price. b. Improve the appearance of visually degraded areas. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO 96-106: 1. The site plan, floor plans, and elevations received and dated December 11, 1996, shall be the conceptually approved layout. a. Elevations shall depict colors and building materials approved by the Design Review Board. ZA Minutes - 2/19/97 3 (97ZM0219) b. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) c. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) d. The maximum separation between building wall and property line shall not exceed two (2) inches. e. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. 2. Prior to of 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). b. Proposed structures shall be architecturally compatible with existing structures. c. All Fire Department requirements shall be noted on the building plans. (FD). 3. Prior to issuance of building permits, the following shall be completed: a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. b. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. The existing mature trees that must be removed for construction of the addition, shall be replaced with two 36 inch box trees, or the Palm equivalent and shall be incorporated into the project's landscape plan. The landscape irrigation system shall be designed and constructed to include a separate water line for the use of reclaimed water subject to Water Department approval. (PW) (Code Requirement) c. The applicant shall provide written authorization from the City of Huntington Beach for modification of the existing lease line which is necessary for construction of the proposed lower level addition and upper level deck.. ZA Minutes - 2/19/97 4 (97ZM0219) 4. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. f. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. g. 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. 5. Prior to final inspection, the applicant shall complete the following to the satisfaction of the Community Development Director: a. The trash enclosures shall be repaired and/or replaced. b. The landscape on the property shall be maintained/upgraded. c. The potholes in the parking lot shall be repaired. 6. 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS: Conditional Use Permit No. 96-106 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 96-106 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. ZA Minutes - 2/19/97 5 (97ZM0219) 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-106, 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. All applicable Public Works fees shall be paid. The developer will be responsible for the payment of any additional fees adopted in the "upcoming" Water Division Financial Master Plan. (PW) 5. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 6. An encroachment permit shall be required for all work within the right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying the building. 8. 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. 9. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 10. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign 11. 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 County of Orange and submitted to the Department of Community Development within two (2) days of the Zoning Administrator's action. ITEM 2: TEMPORARY USE PERMIT NO.96-18 (MODEL HOME SALES COMPLEX). APPLICANT\ PROPERTY OWNER: Bijan Sassounian, 16373 Bolsa Chica Road, Huntington Beach, CA 92648 REQUEST: To permit a model home sales complex for the previously approved Tentative Tract No. 14357. LOCATION: 7882, 7886, 7890 Orchid, (south of Talbert, east of Beach Boulevard). PROJECT PLANNER: Dennis Coulter Dennis Coulter, Staff Planner, stated that this was a request to permit a model homes sales complex for the previously approved Tentative Tract No. 14357 at 7882, 7886 and 7890 Orchid. Staff stated that the proposed request will not be detrimental to the neighborhood, is consistent with the zoning for the site, and consistent with the goals and policies of the General Plan. Staff stated that adequate parking will be provided plus additional overflow parking will be provided on an adjacent vacant lot. Staff is recommending approval with findings and conditions as outlined. ZA Minutes - 2/19/97 6 (97ZM0219) THE PUBLIC HEARING WAS OPENED. Bijan Sassounian, 16373 Bolsa Chica Street, applicant, stated that there will be adequate parking for the request. He requested that staff eliminate the request for a handicap access ramp. Herb Fauland, Zoning Administrator, stated that the requirement for a handicap access ramp is a Building Code requirement and can not be waived. 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 would approve the request with suggested modifications and additions to the conditions of approval. He requested the following conditions be added; 1) The trailer site plan shall be submitted prior to building permit issuance; 2) The sales/construction trailer shall be discontinued and removed within 30 days following the sale of the last on -site unit; and 3) Prior to issuance of building permits, a cash bond shall be posted in the amount of $1,000 for the sales/construction trailer and $1,000 for each model home to guarantee compliance with the conditions of approval. TEMPORARY USE PERMIT NO.96-18 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 - TEMPORARY USE PERMIT NO.96-18: 1. Temporary Use Permit No. 96-18 for the establishment, maintenance and operation of the model home complex for Tract No. 14357 and sales/office trailer 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 proposal provides adequate parking for the use and therefor will have no impact on the immediate area. 2. The temporary use permit will be compatible with surrounding uses because of conformance with the zoning standards for the area. The use has been reviewed for conformance with the applicable requirements and as conditioned is in compliance with the standards for a model sales complex. 3. The proposed model home complex 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 use as conditioned complies with the standards for a model home complex. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Residential Medium -High density on the subject property. ZA Minutes - 2/19/97 7 (97ZM0219) CONDITIONS OF APPROVAL - TEMPORARY USE PERMIT NO 96-18• 1. The site plan, floor plans, and elevations received and dated November 22, 1996, shall be the conceptually approved layout for the model homes complex. 2. The site plan depicting the parking and sales/construction trailer received dated February 19,1997, shall be the conceptually approved layout for that portion of the project. 3. Prior to issuance of building permits, a cash bond shall be posted in the amount of $1,000 for the sales/construction trailer and $1,000 for each model home to guarantee compliance with the conditions of approval. 4. The sales/construction trailer shall be made accessible by the disabled. 5. Provide one (1) van accessible parking space with proper signage. 6. Building permits for the sales/construction trailer shall be required. 7. All roadways leading to the model home and sales/construction site shall be all-weather asphalt able to support Fire Department apparatus. 8. Fire hydrants shall be in service prior to combustible construction. 9. The sales/construction trailer shall be discontinued and removed within 30 days following the sale of the last on -site unit. INFORMATION ON SPECIFIC CODE REQUIREMENTS: Temporary Use Permit No. 96-18 shall not become effective until the ten day appeal period has elapsed. 2. Temporary Use Permit No. 96-18 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 Temporary Use Permit No. 96-18, 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. An encroachment permit shall be required for all work within the right-of-way. (PW) 5. 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. ZA Minutes - 2/19/97 8 (97ZM0219) r r 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 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/Determination at the County of Orange Clerk's Office. The check shall be made out to the County 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 1:56 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 26,1997 AT 1:30 PM. Herb Fauland Zoning Administrator :kjl ZA Minutes - 2/19/97 9 (97ZM0219)