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HomeMy WebLinkAbout1997-09-10MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, SEPTEMBER 10,1997 - 1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBER: Kim Klopfenstein, Peter Vanek, Mary Beth Broeren, Kim Langel (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: VARIANCE NO.97-16 (BANBURY CROSS GARAGE CONVERSIONS) APPLICANT: Musser Architects, 151 Kalmus Drive #D-103, Costa Mesa, CA 92626 PROPERTY OWNER: Bay Apartment Communities, 19000 Mac Arthur Drive, Suite 500, Irvine, CA 92612 REQUEST: To permit conversion of 80 carports under existing dwelling units, into enclosed garage spaces with a depth of 18 feet, three (3) inches in lieu of 19 feet. LOCATION: 16761 Viewpoint Lane (west of Beach Boulevard, south of Terry Drive) PROJECT PLANNER: Kim Klopfenstein Kim Klopfenstein, Staff Planner, stated that the applicant is requesting a continuance to the September 17, 1997 meeting, to work with the Fire Department on safety and fire conditions. VARIANCE NO.97-16 WAS CONTINUED WITH PUBLIC HEARING OPEN BY THE ZONING ADMINISTRATOR TO THE SEPTEMBER 17,1997 MEETING. ITEM 2: TEMPORARY USE PERMIT NO.97-15 (TNR HOMES SALES TRAILER AND MODEL HOME COMPLEX) APPLICANT/ PROPERTY OWNER: Timothy Roberts, TNR Homes, 5200 Warner Avenue, Ste. 207, Huntington Beach, CA 92649 REQUEST: To locate a temporary construction/sales trailer on a vacant site and establish a two (2) home model home complex with ancillary parking. LOCATION: 617 and 619 Lake Street (south of Palm Avenue between Main and Lake Streets) PROJECT PLANNER: Peter Vanek Peter Vanek, Staff Planner, displayed site plan stating the request is to locate a temporary construction/sales trailer on a vacant site and establish a two (2) model home complex with ancillary parking at 617 and 619 Lake Street. Staff stated that handicap access ramps have been provided. Staff is recommending approval of the request with the findings and conditions of approval as outlined in the staff report. Herb Fauland, Zoning Administrator, questioned staff regarding the pending applications for the 26 homes. He stated his concerns about approving a model home complex before the variance for the homes is approved. Mr. Fauland wanted assurances that no model homes are built before a final decision is made on the variance for the 26 homes. Mr. Fauland requested staff add a condition of approval to denote that no building permits shall be issued for any model home until all applicable entitlements (Variance No. 97-11, Coastal Development Permit No. 97-23) for the 26 lot subdivision have been approved. Staff stated that was acceptable. THE PUBLIC HEARING WAS OPENED. Tim Roberts, 5200 Warner Avenue, Suite 207, applicant, stated he concurred with staff s report and recommendation. Mr. Roberts questioned the added condition of approval. Mr. Fauland stated that he felt it was inappropriate to have models under construction before the entitlements for the 26 lot residential development are approved. Mr. Roberts concurred with the added condition of approval. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. TEMPORARY USE PERMIT NO.97-15 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED 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. ZA Minutes - 9/10/97 2 (97ZM0910) ,a FINDINGS FOR APPROVAL - TEMPORARY USE PERMIT NO.97-15: 1. Temporary Use Permit No. 97-15 for the establishment, maintenance and operation of the model homes complex 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. Adequate parking and directional signage will be provided for the use. 2. The temporary use permit will be compatible with surrounding uses because the area is approved for detached single family residential units. 3. The proposed use 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. 4. The granting of the temporary use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use on the subject property. In addition, it furthers the General Plan to provide a mix of housing types within the City. CONDITIONS OF APPROVAL - TEMPORARY USE PERMIT NO.97-15: 1. The site plan received and dated August 27, 1997, shall be the conceptually approved layout, with the following modifications: a. The parking layout shall include a van accessible handicapped parking space. b. A handicapped accessible bathroom shall be provided on site. c. A maximum of six (6) flags shall be shown. d. The parking stalls shall be delineated by a wood curb stop at the head of each stall. e. Indicate the exact location of any trap fencing proposed. 2. 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). b. A revised site plan will be submitted to the Community Development Department for the inclusion in the entitlement file. ZA Minutes - 9/10/97 (97ZM0910) 3. No building permits shall be issued for any model home until all applicable entitlements (VAR No. 97-11, CDP No. 97-23) for the 26 lot subdivision have been approved. At such time as all discretionary actions have been granted, building permits may be issued. 4. Prior to issuance of building permits, a $5,000 cash bond shall be posted with the City to guarantee compliance with the conditions of approval. 5. 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. 6. Prior to final building permit inspection and approval of the first residential unit, the following shall be completed: a. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. 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. 7. The sales office shall be discontinued within 30 days following the close of escrow of - the last unit. 8. The sales office shall not be converted or expanded into a general business office for the contractor or developer. 9. The temporary sales trailer shall be removed upon completion of the model homes. 10. Temporary signs and flags shall be permitted as part of the temporary use permit approval. The signs and flags shall be immediately removed upon the close of escrow of the last unit. The signs and flags shall comply with maximum height and size provisions of the zoning code., ZA Minutes - 9/10/97 (97ZM0910) ON L 11. 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: 1. Temporary Use Permit No. 97-15 shall not become effective until the ten day appeal period has elapsed. 2. Temporary Use Permit No. 97-15 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. 97-15, 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. d. 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. 5. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 6. 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. ZA Minutes - 9/10/97 5 (97ZM0910) ITEM 3: VARIANCE NO.97-11/COASTAL DEVELOPMENT PERMIT NO.97-23 (PIERWALK II,) APPLICANT/ PROPERTY OWNER: Timothy Roberts, TNR Homes, 5200 Warner Avenue, Suite 207, Huntington Beach, CA 92649 REQUEST: To construct 26 homes which exceed the maximum site coverage of 50 percent by approximately five (5) percent. LOCATION: 614-638 Main Street and 613-637 Lake Street (south of Palm Avenue between Main and Lake Streets) PROJECT PLANNER: Peter Vanek Peter Vanek, Staff Planner, displayed a site plan, stating the request is to construct 26 homes which exceed the maximum site coverage of 50 percent by approximately five (5) percent at 614- 638 Main Street and 613-637 Lake Street. The applicant has approval from the Design Review Board to construct the homes with an open lattice covered porch. The Design Review Board recommended that the applicant pursue a variance to the Zoning Administrator to allow for the covered porches. The Design Review Board consensus was that covering the porches with a solid roof would enhance the aesthetics of each individual residence, the character of the project, and would maintain a development that conforms to the Downtown Design Guidelines The variance request has been initiated for the purpose of constructing a solid roof structure over the covered porches. Staff recommends approval of the project based upon the findings that the lots were constrained by the long and narrow configuration, as well as the fact that similar variances have been approved for single family residences within the Downtown area. Although these variances were not within District No. 6, they are within several blocks of the proposed project. It was also found that the addition of the covered porches would enhance the aesthetics of the development, and comply with the Downtown Design Guidelines. In addition, the variance would not allow for increased building floor area. Staff is recommending that the variance be conditioned"s"o the porch could not be enclosed. THE PUBLIC HEARING WAS OPENED. Tim Roberts, 5200 Warner Avenue, Suite 207, applicant, stated the design will encourage pedestrian access, diffuse the visual impacts to Main Street and will not diminish open space on the subject lots. Hal Woods, 3500 W. Lake Center Drive, Santa Ana, architect for the proposed project, stated that the covered porches would soften the visual impacts and create a sense of community. Mr. Woods also stated that the design would reduce the long term maintenance needs of the lattice covering. ZA Minutes - 9/10/97 6 (97ZM0910) 1 Fred Speaker, 2000 Main Street, stated concern regarding the variance request. Janice Nelson, 106 Alabama, asked staff if the single family homes would be detached. Staff stated that they would be. 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 did not see anything unusual about the lot configuration or topography that would preclude the project from complying with the development standards of the Downtown Specific Plan. However, he stated that the porches do carry on the General Plan's goals and objectives. He stated he would be requesting a continuance to review the project's lot depths, site plan, floor plans, open space calculations, and other site coverage variances in the Downtown Specific Plan, District No. 6 and the immediate area. Mr. Fauland stated he would continue the item for one week VARIANCE NO.97-11 AND COASTAL DEVELOPMENT PERMIT NO.97-23 WERE CONTINUED BY THE ZONING ADMINISTRATOR TO THE SEPTEMBER 17,1998 MEETING WITH PUBLIC HEARING OPENED. NON PUBLIC HEARING ITEM ITEM 4: LOT LINE ADJUSTMENT NO.97-6 (DEARBORNE CIRCLE) APPLICANT: Walden & Associates, David Couch, 18012 Cowan, Suite 210, Irvine, CA 92614 PROPERTY OWNER: Shea Vickers Residential, LLC, 655 Brea Canyon Road, Walnut, CA 91788 REQUEST: Adjust lot line between Lot Nos. 1 and 2 of Tract No. 15082. LOCATION: 19596 and 19606 Dearborne Circle (Peninsula Lane, south of Garfield Avenue) PROJECT PLANNER: Mary Beth Broeren Mary Beth Broeren, Staff Planner, stated the request is to adjust the lot line between Lot Nos. 1 and 2 of Tract No. 15082 at 19596 and 19606 Dearborne Circle. Staff stated that the request is to correct an error that was made in the map prior to its recordation. Staff is recommending approval of the request with the findings and conditions of approval as outlined in the staff report. ZA Minutes - 9/10/97 7 (97ZM0910) LOT LINE ADJUSTMENT NO.97-6 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 - LOT LINE ADJUSTMENT NO 97-6• 1. The granting of Lot Line Adjustment No. 97-6 the adjustment of a lot line between Lot Nos. 1 and 2 of Tract 15082 will not create any additional parcels or building sites. The adjustment will move an existing lot line that separates Lot Nos. 1 and 2; no new lots will be created. 2. The resulting parcels from the lot line adjustment will conform to the standards of the Holly Seacliff Specific Plan in terms of size and lot frontage. 3. The lot line adjustment will not sever any existing structure on either of the two parcels. Proposed structures will be built within the proposed lot lines. 4. The lot line adjustment will not allow a greater number of dwelling units than allowed prior to the adjustment. Each lot is approved for one (1) single family dwelling; the adjustment will not change density. 5. A plat map showing the lot line adjustment has been prepared and approved and will be filed in accord with the provisions of Section 253.24. CONDITIONS OF APPROVAL - LOT LINE ADJUSTMENT NO.97-6: 1. The lot line adjustment received July 29, 1997, shall be the conceptually approved layout. 2. All previous conditions of approval for Tentative Tract No. 14700, and Entitlement Plan Amendment No. 96-5 shall remain in effect. INFORMATION ON SPECIFIC CODE REQUIREMENTS• 1. Lot Line Adjustment No. 97-6 shall not become effective until the ten day appeal period has elapsed. 2. Lot Line Adjustment No. 97-6 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 - 9/10/97 8 (97ZM0910) 3. The Zoning Administrator reserves the right to revoke Lot Line Adjustment No. 97-6, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Ordinance Code or Municipal Code occurs. 4. 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. 5. 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. THE MEETING WAS ADJOURNED AT 2:15 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, SEPTEMBER 17,1997 AT 1:30 PM. Herb Fauland Zoning Administrator :kjl ZA Minutes - 9/10/97 9 (97ZM0910)