HomeMy WebLinkAbout1997-09-17L
MINUTES
HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
Room B-6 - Civic Center
2000 Main Street
Huntington Beach California
WEDNESDAY, SEPTEMBER 17,1997 -1:30 P.M.
ZONING ADMINISTRATOR: Herb Fauland
STAFF MEMBER: Peter Vanek, Kim Klopfenstein, Jane Madera, Amy Wolfe,
Joseph Thompson, Mary Beth Broeren, Kim Langel
(recording secretary)
MINUTES: None
ORAL COMMUNICATION: None
ITEM 1: VARIANCE NO.97-11/COASTAL DEVELOPMENT PERMIT NO.97-23
(PIERWALK II) (CONTINUED FROM THE SEPTEMBER 10, 1997 MEETING)
APPLICANT: Timothy Roberts, TNR Homes
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, stated that this was a request to construct 26 homes, which exceed
the maximum site coverage of 50 percent by approximately five (5) percent at 614-638 Main
Street. Staff stated that the applicant had submitted a letter requesting a continuance to the
September 24, 1998 meeting.
THE PUBLIC HEARING WAS OPENED.
THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CONTINUED OPEN TO THE
SEPTEMBER 24,1998 MEETING.
VARIANCE NO.97-11 AND COASTAL DEVELOPMENT PERMIT NO.97-23 WERE
CONTINUED BY THE ZONING ADMINISTRATOR TO THE SEPTEMBER 24,1998
MEETING.
ITEM 2• VARIANCE NO 97-16 (DANBURY CROSS GARAGE CONVERSIONS
(CONTINUED FROM THE SEPTEMBER 10,1997 MEETING)
APPLICANT: Musser Architects
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, displayed site plan stating the request is 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 at 16761 Viewpoint Lane. Staff stated that all conditions from
the approved Conditional Use Permit No. 95-46 would remain in effect. No comments, written
or verbal, have been received from the public.
Staff is recommending approval of the proposed request because it does not constitute a grant of
special privilege as similar variances have been granted within the area. The existing building
and layout of the lot precludes the property owner from building new/additional on -site enclosed
garage spaces, creating a special circumstance applicable to the subject property. Staff also
stated that the request will improve the appearance of the carports, will not have adverse
aesthetic impacts and will not alter the existing use or the open space for the site.
THE PUBLIC HEARING WAS OPENED.
David Musser, 151 Kalamus Drive, D103, Costa Mesa, applicant, stated that he concurred with
staff's report and recommendation.
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 be adding a condition that would
prohibit the garage spaces to be used as storage area, except within the storage cabinet.
VARIANCE NO.97-16 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 - VARIANCE NO.97-16:
1. The granting of Variance No. 97-16 for garage spaces with a depth of 18 feet five inches in
lieu of nineteen feet will not constitute a grant of special privilege inconsistent with
limitations upon other properties in the vicinity and under an identical zone classification.
Variances have been granted throughout the City for similarly zoned properties.
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2. Because of special circumstances applicable to the subject property, including size, shape,
location or surroundings, the strict application of the zoning ordinance is found to deprive the
subject property of privileges enjoyed by other properties in the vicinity and under identical
zone classification. The existing building and layout of the lot precludes the property owner
from building new/additional on -site enclosed garage spaces.
3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial
property rights. The enclosure of the existing carports will provide increased privacy and
additional storage space for residents of the apartment complex. The garage doors will
improve the appearance of the "tuck under carports" which are an open space under the
apartments, and additional security will be provided for personal belongings.
4. The granting of the variance will not be materially detrimental to the public welfare or
injurious to property in the same zone classification. The eighty (80) enclosed carports will
not encroach into the drive aisle, and the existing building line will be maintained. The seven
inch reduction to allow an enclosed garage space is minor and will allow for parking a
vehicle as well as provide additional storage area for residents. Furthermore, there will be no
adverse aesthetic impacts, since there will only be the construction and addition of garage
doors which are compatible with the existing buildings.
5. The granting of the variance will not adversely affect the General Plan. It is consistent with
the Land Use Element designation of Medium High Density Residential on the subject
property because the carports are incidental to the primary use of the property and the
conversion of the carports to enclosed garages will not alter the existing use or the open
space for the site.
CONDITIONS OF APPROVAL - VARIANCE NO.97-16:
1. The site plan, floor plans, and elevations received and dated June 26, 1997, shall be the
conceptually approved layout.
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. All Fire Department requirements shall be noted on the building plans. (FD)
c. The existing irrigation backflow prevention system shall be brought up to current code
standards. (PW)
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.
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b. A full fire alarm system will be provided for protection of the garage areas. This system
will include heat detection in the garage bays and horn/strobe devices on the exterior of
the building at each end. (FD)
c. The existing separation walls between the bays will remain. The necessary construction
for 1-hour fire resistance rating, as required by the codes in force at the time these walls
were built, will be researched by Musser Architects. If it is determined that the
construction of these walls was originally code compliant, no further modification will be
required. However, if the walls were not code compliant when constructed, they will be
modified to meet the current construction requirements of a 1-hour rated non -load
bearing wall. (FD)
d. All conditions of Conditional Use Permit No. 91- 46, pertaining to the security gates for
the property, shall remain in effect.
e. The enclosed garage spaces shall be used for the storage of vehicles only, with the
exception of items which can be stored in the overhead cupboards provided within the
garage space.
4. 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. Variance No. 97-16 shall not become effective until the ten day appeal period has elapsed.
2. Variance No. 97-16 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 Variance No. 97-16, 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. 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 — 9/17/97 4 (97ZM0917)
ITEM 3: CONDITIONAL USE PERMIT NO.97-43/NEGATIVE DECLARATION
NO. 97-10 (EXTENDED STAY AMERICA HOTEL)
APPLICANT: Extended Stay America, c/o Michael Gallen
REQUEST: To construct a 43,860 square foot, three (3) story, 104 room hotel.
LOCATION: 14700 Bolsa Chica Street (southeast corner of Bolsa Chica Street and
Skylab Road)
PROJECT PLANNER: Jane Madera
Jane Madera, Staff Planner, displayed site plan, elevation and vicinity map stating the request is
to construct a 43,860 square f6ot, three (3) story, 104 room hotel at 14700 Bolsa Chica Street.
Staff stated that they evaluated this proposed request using the current zoning ordinance and the
proposed draft McDonnell Centre Business Park Specific Plan.
Staff is recommending approval of the request because the project has been designed to meet the
goals and objectives of the draft McDonnell Centre Business Park Specific Plan including site
development standards as well as architectural and design guidelines. The proposed use will be
compatible with surrounding uses because the hotel will primarily serve the traveling business
clientele located in the immediate vicinity to the north, south and east. The project has been
reviewed by the Design Review Board to ensure quality architectural design that captures the
unique commercial/industrial theme of the specific plan area. The proposed use will comply
with the provisions of the base district, the draft McDonnell Douglas Specific Plan and other
applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance. The use is
also consistent with the Land Use Element designation of General Industrial and the goals and
policies of the General Plan
Herb Fauland, Zoning Administrator, asked staff to summarize the Design Review Board's
modification to the proposed project. Staff stated that the Design Review Board made the
following modifications:
1. Eliminate the center column at the main entry, incorporate the diamond pattern (from tower
elements) into main entry, and widen the main entry arch.
2. Add window in laundry room near main entry and make all feasible attempts to center the
door and window elements between columns.
3. Add window pattern (2 half size and 2 large) within stairwell on right side of Bolsa Chica
elevation.
4. Add window pattern (2 half size and 2 large) within stairwell on left side of Skylab elevation.
5. Provide uplighting on the diamond pattern on tower elements.
6. The roof design shall be enlarged and made more substantial at the exterior exits facing
Skylab and Bolsa Chica.
7. Cornice element shall be painted to match same darker beige color as on bottom 1/3 of the
building.
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8. The aluminum window mullions shall be green or other dark color instead of white.
9. Incorporate vertical landscaping clusters at blank wall expanses on right and left sides of the
back (south) elevation.
10. Satellite dish shall be relocated next to trash enclosure and the screening wall shall be equal
to the height of the dish itself. The proposed 6 foot high wall may not be high enough to
adequately screen the satellite dish. Low shrubs shall be incorporated on the open
(southwest) side of dish enclosure.
THE PUBLIC HEARING WAS OPENED.
Richard Harlow, 211-B Main Street, representing applicant, stated he concurred with staff s
report and recommendation.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
CONDITIONAL USE PERMIT NO.97-43 AND NEGATIVE DECLARATION NO.97-10
WERE 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.97-43:
1. Conditional Use Permit No. 97-43 for the establishment, maintenance and operation of the
43,860 square foot, 3 story, 104 room hotel 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 project has been designed to meet the goals and
objectives of the draft McDonnell Centre Business Park Specific Plan including site
development standards as well as architectural and design guidelines. The project is a, hotel
which will primarily cater to the business traveler by offering both daily and weekly rates.
2. The conditional use permit will be compatible with surrounding uses because the hotel will
primarily serve the traveling business clientele located in the immediate vicinity to the north,
south, and east. The Seal Beach Naval Weapons Station is located to the west of the project
and will not be impacted by the development. In addition, the project has been reviewed by
the Design Review Board to ensure quality architectural design that captures the unique
commercial/industrial theme of the specific plan area.
3. The proposed 43,860 square foot, 3 story, 104 room hotel will comply with the provisions of
the base district, the draft McDonnell Douglas Specific Plan, 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.
ZA Minutes — 9/17/97 6 (97ZM0917)
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 General Industrial on the subject
property. In addition, it is consistent with the following goals and policies of the General
Plan:
a. Goal LU-1: Achieve development that maintains or improves the City's fiscal viability
and reflects economic demands while maintaining and improving the quality of
life for the current and future residents of Huntington Beach.
b. Goal LU- 2: Ensure that development is adequately served by transportation
infrastructure, utility infrastructure, and public services.
FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO.97-10:
1. The Negative Declaration No. 97-1 has been prepared in compliance with Article 6 of the
California Environmental Quality Act (CEQA) Guidelines. It was advertised and available
for a public comment period of twenty (20) days. Comments received during the comment
period were considered by the Zoning Administrator prior to action on the Negative
Declaration and Conditional Use Permit No. 97-43.
2. Mitigation measures, incorporated into the attached conditions of approval, avoid or reduce
the project's effects to a point where clearly no significant effect on the environment will
occur.
3. There is no substantial evidence in light of the whole record before the Zoning Administrator
that the project, as mitigated through the conditions of approval for Conditional Use Permit
No. 97-43, will have a significant effect on the environment.
MITIGATION MEASURES FOR ENVIRONMENTAL CONCERNS:
1. A northbound right turn lane from Bolsa Chica Street into Skylab West is proposed to
accommodate future development of the McDonnell Centre Business Park site. In order to
accommodate this right turn lane, the developer shall locate all on -site improvements (except
landscape materials and minor landscape irrigation facilities) to permit a 15 foot relocation of
the east curb line of Bolsa Chica Street for the full frontage of the property. The proposed
site shall be redesigned to fully comply with code requirements regarding landscaping,
parking, setbacks, floor area ratios, etc., after dedication.
CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.97-43:
1. The site plan received and dated August 25, 1997 and the floor plans and elevations received
and dated August 12, 1997 shall be the conceptually approved layout with the following
modifications:
a. Elevations shall depict colors, building materials, and design modifications as approved
by the Design Review Board on August 14, 1997.
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b. The property line shall be amended at the radius of Bolsa Chica and Skylab so that there
is a maximum of two (2) feet between the property line and the back of sidewalk. The
two feet shall be permanently landscaped.
c. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision
Ordinance and Title 24, California Administrative Code. (Code Requirement)
d. Depict all utility apparatus, such as but not limited to back flow devices and Edison
transformers on the site plan. Utility meters shall be screened from view from public
rights -of -way. Electric transformers in a required front or street side yard shall be
enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the
front yard setback and shall be screened from view. (Code Requirement)
e. 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)
f. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox
facilities and similar items on the site plan and elevations. If located on a building, they
shall be architecturally designed into the building to appear as part of the building. They
shall be architecturally compatible with the building and non -obtrusive, not interfere with
sidewalk areas and comply with required setbacks.
g. 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 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. All Fire Department requirements shall be noted on the building plans. (FD).
3. Prior to issuance of grading permits, the following shall be completed:
a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the
Department of Public Works for review and approval. (PW )
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b. Blockwall/fencing plans shall be submitted to and approved by the Department of
Community Development. Double walls shall be prohibited. Prior to the construction of
any new walls, a plan must be submitted identifying the removal of any existing walls
next to the new walls, and shall include approval by property owners of adjacent
properties. The plans shall include section drawings, a site plan and elevations. The
plans shall identify materials, seep holes and drainage.
c. Submittal and final approval of drainage and erosion control plans shall be obtained for
the project. These final drainage plans shall demonstrate that post -development
stormwater discharge levels from the project will remain at existing stormwater
discharges levels. The mitigation measures contained in the plan shall be approved by
the Regional Water Quality Control Board and the City of Huntington Beach prior to any
grading activities. The plans shall include measures such as the following:
1. Diversion of off -site runoff away from the construction site;
2. Prompt revegetation of proposed landscape areas;
3. Perimeter sandbagging or temporary basins to trap sediment; and
4. Regular sprinkling of exposed soils during construction phases.
d. Additional studies as deemed necessary by the Director of Public Works, shall be
performed to determine native elevations and evaluate the extent of compressibility of the
soils for structural design purposes. These studies shall be reviewed and approved by all
appropriate departments at the City of Huntington Beach. (PW)
e. It shall be proven to the Department of Public Works that all structures are designed in
accordance with the seismic design provisions of the Uniform Building Codes or
Structural Engineers Association of California to promote safety in the event of an
earthquake. (PW)
f. An engineering geologist shall be engaged to submit a report indicating the ground
surface acceleration from earth movement for development parcels. All structures shall
be constructed in compliance with the g-factors as indicated by the geologist's report.
Calculations for footings and structural members to withstand anticipated g-factors shall
be submitted to the City for review prior to the issuance of grading permits. (PW)
g. Grading plans shall demonstrate that alluvial soils shall be removed in the areas that will
receive fill or foundation loading down to competent materials. Additional studies may
be deemed necessary by the Director of Public Works, to evaluate the extent of
liquefaction of the soils for structural design purposes. (PW)
h. The applicant shall prepare a report for approval by the Director of Public Works which
assesses and provides recommendations for the following: (PW)
1. Specific measures for adequate foundation, paving and flatwork design in areas of
any remaining expansive soils.
2. Identify the Expansive Index on -site and specify where necessary recommendations
included, but not limited to: 1) presaturation of soils prior to concrete placement; 2)
raised floors; 3) post -tensioned slabs; 4) thicker slabs; 5) deeper footings; 6) the
addition of soil amendments to facilitate wetting during compaction.
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i. The applicant shall submit a "Notice of Intent" (NOI), along with the required fee to the
State Water Resources Control Board to be covered under the State NPDES General
Construction permit and proved the City with a copy of the written reply containing the
discharger's identification number.
j. The applicant shall provide a Water Quality Management Plan showing conformance to
the Orange County Drainage Area Management Plan and all NPDES requirements
(enacted by the EPA) for review and approval by the City Engineer. The plan shall
reduce the discharge of pollutants tot the maximum extent practical using management
practices, control techniques and systems, design and engineering methods, and such
other provisions which are appropriate.
k. All existing trees on site shall be inventoried by a professional consulting arborist. The
trees shall be quantified, identified, analyzed for health and safety, and if they are
proposed to remain shall have recommendation for their preservation based on this site
plan and any berming proposals. All existing trees shall be horizontally located and
shown on the engineer's existing topo plan and/or the precise grading plan. The Arborist
as well as the findings of his/her report shall be approved by the City landscape architect.
The ultimate Landscape Plan shall include the replacement of all healthy mature trees on
the site at a 2:1 ratio with 36" box trees or the palm equivalent. (PW and CDD)
1. The applicant shall produce evidence acceptable to the City Engineer that: (PW)
1. All grading and construction vehicles and equipment, fixed or mobile, shall be
equipped and maintained with effective muffler systems that use state of the art noise
attenuation. All vehicles and equipment shall also be equipped with proper emission
control equipment to substantially reduce emissions.
2. Stockpiling and/or vehicle staging areas shall be located as far as practicable from
sensitive noise receptors.
3. All operations shall comply with the City of Huntington Beach Noise Ordinance.
4. 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. A Landscape Construction Set must be submitted to the Department of Public Works and
approved by the Departments of Public Works and Community Development. The
Landscape Construction Set shall include a landscape plan prepared and signed by a State
Licensed Landscape Architect and shall incorporate the McDonnell Centre Business Park
Specific Plan requirements. The landscape plans shall include an irrigation plan, a
grading plan, an approved site plan, and a copy of the entitlement conditions of approval.
Plants that are attractive to rodents should be avoided. (PW) (Code Requirement)
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c. Dedicate the following to the City of Huntington Beach (PW):
1. 15 feet along Bolsa Chica for a right turn only lane onto Skylab Road.
2. A 35 foot radius at the corner of Bolsa Chica and Skylab Road to accommodate the
right turn lane.
d. A street improvement plan, prepared by a Registered Civil Engineer, shall be submitted
to the Department of Public Works for review and approval. (PW)
e. The applicant shall submit a separate utility plan showing water system improvements,
including service connections to each building, fire hydrant, valves, backflow devices and
other appurtenances in accordance with applicable U.P.C., City ordinances, Public Works
Standards and Water Division design criteria. These plans shall be approved by the
Public Works Water Division and the City of Huntington Beach Fire Department prior to
any construction. (PW)
f. Final design elevations of grading shall not vary from elevations shown on the tentative
map by more than one (1) foot. (PW)
g. The subject property owner shall provide an irrevocable offer to dedicate, between the
subject site and adjacent properties to the south and east, a 20 foot wide reciprocal access
point. The legal instrument shall be submitted to the Department of Community
Development a minimum of 30 days prior to building permit issuance. The document
shall be approved by the Department of Community Development and 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 document shall be filed with the Department of
Community Development prior to final building permit approval. (Code Requirement)
h. A parcel map or lot line adjustment to create the subject parcel shall be submitted and
approved pursuant to Title 25 of the Huntington Beach Zoning and Subdivision
Ordinance. Said map or lot line adjustment shall be recorded prior to issuance of
building permit and a copy submitted to the Department of Community Development.
(Code Requirement)
An interim parking and/or building materials storage plan shall be submitted to the
Department of Community Development to assure adequate parking and restroom
facilities are available for employees, customers and contractors during the project's
construction phase and that adjacent properties will not be impacted by their location.
The applicant shall obtain any necessary encroachment permits from the Department of
Public Works.
j. Building plans shall be submitted to GTE enabling GTE to assess the improvements
necessary to provide adequate service to the project site.
k. It is recommended that the applicant consult with both the Southern California Gas
Company and Southern California Edison during the building design phase for further
energy conservation measures.
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1. The applicant shall coordinate with the City of Huntington Beach in developing a truck
and construction vehicle routing plan. This plan shall specify the hours in which
transport activities can occur and methods to minimize construction related impacts to
adjacent residents: The final plan shall be approved by the City Engineer and
Community Development Director. (PW)
m. The applicant shall demonstrate to the satisfaction of the City Traffic Engineer that
standards (including ADA) regarding pedestrian/bicycle safety along the perimeter
sidewalks have been met. (PW)
n. The applicant shall submit a hydrology report and implement conditions of the Public
Works Department regarding storm drainage improvements which shall include, but not
be limited to: (PW)
1. Design and submit engineering drawings for storm drain improvements (as identified
on Exhibit 39 within the Draft EIR 96-1). Determination of the need for construction
of minor storm drain improvements to accommodate Extended Stay America shall be
subject to approval by the Public Works Director.
2. Confine street flows within the street right-of-way.
o. If determined necessary by the Director of Public Works, the applicant shall implement
conditions of the Public Works Department regarding sewer infrastructure improvements
(identified on Exhibit 41 within the Draft EIR 96-1) to handle increased sewer flow
demands. (PW)
p. Prior to utility plan approval, the applicant shall submit water system calculations to
ensure proper water meter and after main sizes no later than the first plan check
submittal. (PW)
q. Pervious paving material shall be used whenever feasible to reduce surface water runoff
and aid in groundwater recharge and slopes and grades shall be controlled to discourage
water waste through runoff. (PW)
r. The applicant shall provide a Building Code analysis on the plans to show compliance to
94 UBC Chapter 3 (Use/Occupancy), Chapter 5 (Allowable Area), and Chapter 10
(Exiting). -
s. The project shall be designed such that all areas of the project will be well lit, including
alcoves, walkways, doorsteps, and parking facilities.
t. All exterior lighting shall be consistent with the standards established by the Zoning
Ordinance (unless otherwise addressed within the McDonnell Centre Business Park
Specific Plan) to minimize on and off -site light and glare impacts. The lighting shall be
approved by the Community Development and Public Works Departments. (PW and
CDD)
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u. Building design and construction shall comply with the Energy Conservation Standards
set forth in Title 24 of the California Administrative Code. Prior to issuance of building
permits, architectural and engineering plans shall be subject to the review and approval of
the Director of Building & Safety to ensure conformance with these standards. Energy
conservation features should include:
1. Installation of thermal insulation in walls and ceilings which meet or exceed State of
California, Title 24 requirements.
2. Insulation of hot water pipes and duct systems.
3. Use of natural ventilation where possible.
4. Use of natural gas for space heating and cooking.
5. Installation of ventilation devices.
6. Orientation to sunlight and use of overhangs.
7. Landscaping with deciduous trees, to provide shade in the summer months and allow
sunlight through in the winter months.
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.
f. Assure that vehicle movement on any unpaved surface other than water trucks shall be
terminated if wind speeds exceed 15 mph.
g. Be responsible for the paving of all access aprons to the project site and the maintenance
of the paving. The access aprons shall be a maximum of 40 feet. (PW)
h. Be responsible for remedial removal of expansive soils on -site during grading and prior
to construction. Should any construction occur on expansive soils, the applicant(s) shall
adhere to the recommendations identified above in Condition No. Lh. (PW)
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i. During construction and at complete buildout, the project shall provide easy access into
and within the project site for emergency vehicles and addresses shall be well marked to
facilitate response by officers. Project site plans depicting these requirements shall be
reviewed and approved by the Police Department. (PD)
6. Prior to final building permit inspection and approval the following shall be completed:
a. The applicant shall obtain the necessary permits from the South Coast Air Quality
Management District and submit a copy to Department of Community Development.
b. All improvements to the property shall be completed in accordance with the approved
plans and conditions of approval specified herein, including landscaping.
c. Compliance with all conditions of approval specified herein shall be accomplished and
verified by the Community Development Department.
d. 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.
e. Traffic signal conduits shall be installed across Skylab West and to the median island on
Bolsa Chica Street for future traffic signal installations. (PW )
f. Street lights on Bolsa Chica Street and on Skylab West shall be installed or relocated per
Public Works Standards. (PW )
g. The applicant shall amend the geometry of the entry on Skylab West to permit truck turns
into and out of the site without the truck path encroaching into the opposing lane(s) of
traffic. (PW)
h. Construct the necessary half -street improvements to Skylab Road West as required by the
Public Works Department. (PW )
i. Submit a composite utility plan, showing water system improvements and all other
underground utilities (existing and proposed) to each proposed structure. The plan shall
include driveway locations and identify irrigation areas, including stationed connections
for water and sewer to each building, public and private fire hydrants, valves, and other
appurtenances in accordance with applicable Uniform Plumbing Code, City Ordinances,
Public Works Standards and Water Division Design Criteria. The plan shall be approved
by the Public Works Water Division prior to construction. (PW )
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j. Irrigation demands shall be submitted to the Public Works Department to ensure proper
irrigation service sizing. A separate water meter for irrigation service is required. (PW)
k. The existing 12" water main located in Bolsa Chica Street shall be extended to the
northerly end of the curb return at Skylab and Bolsa Chica St. A 12" stub shall be
installed from the 12" water main into Skylab extending to the east end of the property
line. (PW)
1. Water pressure regulators to limit downstream pressure to a maximum of 60 psi shall be
installed. (PW)
in. Automatic sprinkler systems will be installed throughout to comply with Huntington
Beach Fire Department and Uniform Building Code Standards. Shop drawings will be
submitted to and approved by the Fire Department prior to installation. (FD)
n. Exit signs and exit path markings shall be provided in compliance with the Huntington
Beach Fire Code and Title 24 of the California Administrative Code. (FD)
o. The existing 10" fire service line located at the south property line shall be abandoned
unless it can be demonstrated to the satisfaction of the Water Operations Manager that the
line is not located on the subject (ESA) parcel and will not be affected by the proposed
development. (FD)
p. Backflow protection shall be installed per the Huntington Beach Water Division Standard
Plan 609 for both domestic and irrigation water services. All backflow devices shall be
painted to match surrounding aesthetics, and be screened from view to the satisfaction of
the City of Huntington Beach Fire department, Landscape Architect and Water Division.
The markings indicating the size, model number and serial number shall be affixed to the
body of the backflow device and must remain visible after painting. (FD and PW)
q. A Class III wet standpipe system (combination) will be installed to comply with
Huntington Beach Fire Department and Uniform Building Code Standards. Shop
drawings will be submitted to and approved by the Fire Department prior to installation.
(FD)
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r. A fire alarm system will be installed to comply with Huntington Beach Fire Department
and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by
the Fire Department prior to installation. The system will provide the following: (FD)
1. manual pulls
2. water flow, valve tamper
3. 24-hour supervision
4. smoke detectors
5. audible alarms
s. Fire extinguishers will be installed and located in areas to comply with Huntington Beach
Fire Code Standards. (FD)
t. Fire hydrants will be installed prior to combustible construction. Shop drawings will be
submitted to the Public Works Department and approved by the Fire Department prior to
installation. (FD)
u. The applicant shall submit plans to the Fire Department demonstrating that elevators will
be sized to accommodate an ambulance gurney. Minimum 6' 8" wide by 4' 3" deep with
minimum of 42" opening. (FD)
v. The applicant shall provide plans indicating that fire lanes will be designated and posted
to comply with City Specification #403. (FD)
w. Address numbers will be installed to comply with City Specification #428. The size of
the numbers for the building shall be a minimum of ten (10) inches with a brush stroke
for one and one-half (1-1/2) inches. (FD)
x. Fire access roads shall be provided in compliance with the Huntington Beach Fire Code
and City Specification #401. The applicant shall include the circulation plan and
dimensions of all access roads (24' or 27' fire lanes, turnarounds and 17' by 45' radius
turns). (FD)
y. At such time as a public safety development fee is adopted by the City of Huntington
Beach, the applicant/developer of the project processed within the McDonnell Centre
Business Park Specific Plan shall pay such fee prior to issuance of building permits.
ZA Minutes — 9/17/97 16 (97ZM0917)
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z. The applicant shall either ensure the replacement of any loss of parking at a 1:1 ratio or
provide a parking study from a certified traffic engineer. The parking study shall analyze
the loss of parking and include recommendations and alternatives to address the loss of
parking.
aa. A right turn only lane shall be constructed beginning at the south property line of the
project. The lane shall be 15' wide, with a transition length of 90', to accommodate truck
turns and deceleration. The curb return at Skylab West shall have a 35' radius. Final
design of the right turn lane shall be subject to approval by the Public Works Department.
(PW)
7. The use shall comply with the following:
a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted
and marked. (FD)
b. Service roads and fire access lanes shall be maintained. If fire lane violations occur and
the services of the Fire Department are required, the applicant will be liable for expenses
incurred. (FD)
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 Huntington Beach Zoning and Subdivision Ordinance and the
draft McDonnell Douglas Business Park Specific Plan.
INFORMATION ON SPECIFIC CODE REQUIREMENTS:
1. Conditional Use Permit No. 97-43 shall not become effective until the ten day appeal
period has elapsed.
2. Conditional Use Permit No. 97-43 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. 97-43,
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. (PW)
5. An encroachment permit shall be required for all work within the right-of-way. (PW)
ZA Minutes — 9/17/97 17 (97ZM0917)
6. A Certificate of Occupancy must be issued by the Department of Community Development
prior to occupying the building.
7. State -mandated school impact fees shall be paid prior to issuance of building permits.
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. Development shall meet all local and State regulations regarding installation and operation
of all underground storage tanks. (FD)
10. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction
shall be prohibited Sundays and Federal holidays.
11. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice
of 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.
ITEM 4: CONDITIONAL USE PERMIT NO.96-105 BEACH AND ADAMS
WALGREEN PHARMACYI
APPLICANT: Barry Burnell, T&B Planning Consultants
REQUEST: To permit construction and operation of a 1,900 square foot drive -
through Walgreens Pharmacy.
LOCATION: 20001 Beach Boulevard (southwest corner of Beach Boulevard and
Adams Avenue)
PROJECT PLANNER: Amy Wolfe
Amy Wolfe, Staff Planner, displayed site plan and elevations stating the request is to permit
construction and operation of a 1,900 square foot drive -through Walgreens Pharmacy at 2bob1
Beach Boulevard. No comments, written or verbal, have been received from the public.
Staff is recommending approval of the proposed request because the use will not be detrimental
to the surrounding area, parking and landscaping for the project will exceed the minimum
requirements and construction will be in compliance with regulations of the Uniform Building
Code. The proposed projects scale, design and intensity will be consistent with other
commercial uses in the surrounding area and compatible with existing residential uses within the
immediate vicinity. The proposed project also complies with the Huntington Beach Zoning and
Subdivision Ordinance, is consistent with the Land Use Element designation of Commercial
General and is consistent with the General Plan.
THE PUBLIC HEARING WAS OPENED.
Gilbert Florez, adjacent resident to the rear, stated his concern regarding the noise that would be
generated by the proposed use.
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Barry Barnell, T&B Planning Consultants, representing applicant, stated he concurred with
staff s report and recommendation.
Jim Barnigan, adjacent resident, stated his concern regarding the noise that would be generated
by the proposed use.
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 be adding a conditions that would
specify that the proposed use comply with all noise requirements.
CONDITIONAL USE PERMIT NO.96-105 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.96-105:
1. Conditional Use Permit No. 96-105 for the establishment, maintenance and operation of the
1,900 sq. ft. drive-thru pharmacy 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 of the neighborhood. Parking and landscaping for the project will exceed the
minimum requirements of Chapter 231 and Chapter 232 of the Zoning and Subdivision
Ordinance. Construction will be in compliance with regulations of the Uniform Building
Code.
2. The conditional use permit will be compatible with surrounding uses. The project's scale,
design and intensity will be consistent with other commercial uses in the surrounding area
and compatible with existing residential uses within the immediate vicinity.
3. The proposed drive-thru pharmacy 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 proposed site plan depicts setbacks, floor area ratio, landscaping and
parking in compliance with the requirements applicable to the CG, General Commercial
District.
4. The granting of the conditional use permit will not adversely affect the General Plan. The
proposed use is consistent with the Land Use Element designation of CG (Commercial
General) on the subject property. The goals of the Land Use Element for commercial
districts are intended to insure commercial development that is economically viable,
attractive, well related to other uses, and satisfies the needs of the City's residents. The
proposed development will, by virtue of the land use development standards applied to the
improvement of the site, be in substantial conformance with the above General Plan
objectives.
ZA Minutes — 9/17/97 19 (97ZM0917)
CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.96-105:
1. The site plan, floor plans and elevations received and dated August 25, 1997 shall be the
conceptually approved layout with the following modifications:
a. The Adams Ave./Beach Blvd. corner landscape node shall be extended to include one
additional parking stall along the Beach Blvd. frontage.
b. Depict all utility apparatus, such as but not limited to back flow devices and Edison
transformers on the site plan. Utility meters shall be screened from view from public
rights -of -way. Electric transformers in a required front or street side yard shall be
enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the
front yard setback and shall be screened from view. (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)
2. An anti -graffiti sealant shall be applied to all slate stone veneer surfaces.
3. The existing southerly and westerly masonry property perimeter walls shall be re -painted to
match the color (Baja White Dunn Edwards) of the building structure.
4. Bollards or other site furnishing which may be considered for installation at a future date
shall be subject to review and approval by the Director of Planning.
5. 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.
6. 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).
ZA Minutes — 9/17/97 20 (97ZM0917)
7. Prior to issuance of grading permits, the following shall be completed:
a. A "Water Quality Management Plan" shall be prepared, in accordance with NPDES
requirements, by a Civil or Environmental Engineer. (PW)
8. 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. Landscape and Irrigation Construction Plans shall be submitted to the Department of
Public Works and approved by the Departments of Public Works and Community
Development. The Construction Set shall include a landscape plan prepared and signed
by a State Licensed Landscape Architect which identifies the location, type, size and
quantity of all existing plant materials to remain, existing plant materials to be removed
and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and
a copy of the entitlement conditions of approval.
The landscape plans shall be in conformance with Chapter 232 of the Zoning and
Subdivision Ordinance and applicable Design Guidelines. Any existing mature trees that
must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box
trees and shall be incorporated into the project's landscape plan. (PWV) (Code
Requirement)
c. A grading plan shall be submitted to the Department of Public Works for review and
approval. (This plan, in addition to grading, shall include all of the required off -site
improvements). (PW)
d. A detailed soils analysis shall be prepared by a registered Soils Engineer. This analysis
shall include on -site soil sampling and laboratory testing of materials to provide detailed
recommendations for grading, chemical and fill properties, foundations, retailing walls,
and utilities. (PW)
e. The following Fire Department requirements shall be noted on the building plans:
1) Fire extinguishers will be installed and located in areas to comply Huntington
Beach Fire Code Standards. (FD)
ZA Minutes — 9/17/97 21 (97ZM0917)
2) Address numbers will be installed to comply with City Specification #428. The
size of the building address numbers will be sized a minimum of six (6) inches
with a brush stroke of one and one-half (1-1/2) inches. (FD)
3) Installation or removal of underground flammable or combustible liquid storage
tanks will comply with Orange County Environmental Health and Huntington
Beach Fire Department requirements. (FD)
4) The project will comply with all provisions of the Huntington Beach Fire Code
and City Specifications #422 and #431 for the abandonment of oil wells and site
restoration. (FD)
5) The project will comply with all provisions of Huntington Beach Municipal Code
Title 17.04.085 and City Specification #429 for new construction within the
methane gas overlay districts. (FD)
f. A noise analysis of anticipated noise impacts shall be submitted to the Community
Development Department.
9. 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.
10. Prior to final building permit inspection/approval or certificate of occupancy issuance, the
following shall be completed:
a. The applicant shall obtain the necessary permits from the South Coast Air Quality
Management District and submit a copy to Department of Community Development.
(ZA Minutes — 9/17/97 22 (97ZM0917)
b. All improvements to the property shall be completed in accordance with the approved
plans and conditions of approval specified herein, including landscaping.
c. The existing easterly driveway on Adams Avenue shall be removed and replaced with
curb, gutter and sidewalk. (PW)
d. The existing northerly driveway on Beach Boulevard shall be removed and replaced with
curb, gutter and sidewalk. (PW)
e. The existing westerly driveway on Adams Avenue shall be removed and replaced per
Standard Plan No. 211. (Radius Type Driveway). (PW)
f. The existing southerly driveway on Beach Boulevard shall be removed and replaced per
OCEMA Standard Plan No. 1210. (This driveway shall be posted "Right Turn Only").
(PW)
g. Remove and replace the existing sidewalk on Beach Boulevard and Adams Avenue.
(PW)
h. The minimum sewer lateral size shall be 6" and shall connect to the sewer in Adams
Avenue. The existing sewer lateral which served the previous gas station shall be
abandoned. (PW)
i. The developer shall abandon any existing water service, and construct a new water
service sized per the UPC. The water service shall not be located within a driveway.
(PW)
j. All public water improvements shall be designed and installed per the City of Huntington
Beach Water Division's Standard Plans, Specifications and Design Criteria. (PW)
k. The engineer shall check with Cal -Trans regarding surface drainage requirements onto
Beach Boulevard. (PW)
1. Drainage flows from adjacent properties shall not be obstructed. Flows shall be
accommodated per Public Works Department requirements. (PW)
in. On -site drainage shall not be directed to adjacent properties, but shall be handed by a
Public Works approved method. (PW)
n. The existing traffic signal conduits, loops, cables, etc. shall be protected in place. (PW)
ZA Minutes — 9/17/97 23 (97ZM0917)
11. Compliance with all conditions of approval specified herein shall be accomplished and
verified by the Community Development Department.
12. 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.
13. The use shall comply with the following:
a. Hours of operation shall be up to 24 hours - 7 days/week.
b. Only the uses described in the narrative shall be permitted.
c. The project shall comply with the City of Huntington Beach Noise Ordinance
requirements.
14. 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. Conditional Use Permit No. 96-105 shall not become effective until the ten day appeal
period has elapsed.
2. Conditional Use Permit No. 96-105 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.
The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-105,
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. --
3. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate
of Occupancy. (PV)
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4. An encroachment permit shall be required for all work within Cal -Trans and City right-of-
way. (PW)
5. A Certificate of Occupancy must be issued by the Department of Community Development
prior to occupying the building.
6. State -mandated school impact fees shall be paid prior to issuance of building permits.
7. 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.
8. All applicable Public Works fees shall be paid. (PW)
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
faces, a building permit shall be obtained from the Department of Community
Development.
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 5: ANNUAL REVIEW OF CONDITIONAL USE PERMIT NO.96-45 (NURSERY)
APPLICANT: Hiro Kawachi, Kip Company
REQUEST: Annual review of Conditional Use Permit No. 96-45 which granted
approval for the establishment of an approximate ten (10) acre
wholesale nursery.
LOCATION: 10181 Atlanta Avenue (Southern California Edison right-of-way, north
of Atlanta Avenue)
PROJECT PLANNER: Mary Beth Broeren
Mary Beth Broeren, Staff Planner, displayed site plan stating the request is for the annual review
of Conditional Use Permit No. 96-45 which granted approval for the establishment of an
approximate ten (10) acre wholesale nursery at 10181 Atlanta Avenue. Staff stated that the
review is to review the use and get neighbors input on the daily operation.
Staff is recommending approval of the proposed request as the operation of use had not been
detrimental to the general welfare of persons residing or working the vicinity, no complaints
have been filed with the City regarding the operation of the use in the last year and the use is
consistent with the land use designation on the property. Staff also stated that the applicant has
made progress toward complying with conditions of approval by submitting a hydrology study
and landscape plan to the Public Works Department and plan for the bike path to the Community
Development Department.
ZA Minutes — 9/17/97 25 (97ZM0917)
THE PUBLIC HEARING WAS OPENED.
Jim Dcjavin, area resident, stated concern regarding nursery traffic on the bike path, lack of
adequate drainage and landscaping and no signage on access gates.
Fred Wilson, area resident, stated concern regarding surge lane, delivery trucks idling,
inadequate signage and increased traffic.
Joseph Bonino, 20942 Spindrift Lane, stated concern that the applicant is not operating under the
required conditions.
Dee Angcad, 10042 El Capitan, stated concern with the declining aesthetics of the area.
Mark Kawachi, 8801 Lawrence Avenue, gave a brief history of the project and his compliance
and delays with the conditions of approval.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
Herb Fauland, Zoning Administrator, stated he would be approving the annual review under a
phasing agreement condition to have all outstanding issues complied with or be brought back for
revocation.
ANNUAL REVIEW OF CONDITIONAL USE PERMIT NO.96-45 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.96-45:
1. The annual review of Conditional Use Permit No. 96-45 has shown that the operation of the
nursery 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.
There have been no complaints filed with the City regarding the nursery operation in the last
year.
2. The approval of the annual review will not adversely affect the General Plan of the City of
Huntington Beach. The use is consistent with the land use designation on the property.
3. The continued operation of the nursery will comply with the provisions of the base district
and other applicable provisions in Titles 20-25 and any specific conditions. The applicant
has made progress toward complying with conditions of approval by submitting a hydrology
study and landscape plan to the Public Works Department and a plan for the bike path to the
Community Development Department.
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CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.96-45:
1. The use shall comply with the plans and previous conditions of approval, as approved
September 18, 1996. Revised compliance dates as set forth below shall take precedence.
2. A six (6) month review shall be held by staff from date of this approval (September 17, 1997)
to verify continued progress and compliance with all conditions of approval.
3. Within three (3) months from the date of this approval, all required studies and plans shall be
submitted to the City for review and shall be approved. The studies and plans include the
following: bike trail access plan, grading plan, landscape and irrigation plan, hydrology
study and hydraulic study.
4. Within six (6) months from the date of this approval, Phases 1, 2 and 3 of the project shall be
complete.
5. A bike access trail plan, prepared by a registered Civil Engineer, shall be designed to
Caltrans standards. The improvements shall be completed and inspected within six (6)
months (by March 18, 1998).
6. The landscaping improvements required per the original conditions of approval (Condition
No. 8b) shall be completed and inspected in conjunction with the bike access trail
improvements in Condition No. 5 of the annual review.
7. An analysis of traffic activity at Atlanta Avenue and Surge Lane shall be prepared to
determine appropriate traffic control devices, including signage, if any, that may be
warranted in the area. The analysis shall be submitted by the applicant and be reviewed by
the Public Works Department within six (6) months from date of this approval.
8. A report shall be submitted by the applicant regarding any dumping activity on the site prior
to the six (6) month review.
9. During construction, excavation or grading, 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.
10. The Zoning Administrator shall be notified in writing of any changes to the project. 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.
ZA Minutes — 9/17/97 27 (97ZM0917)
ITEM 6: CONDITIONAL USE PERMIT NO.97-62/COASTAL DEVELOPMENT
PERi+IIT NO 97-24 (HASEGAWA WALL)
APPLICANT: Arthur & Jennie Hasegawa
REQUEST: To allow an 11 foot high combination retaining/block wall within the
side and rear yard setback, at the toe of the slope adjacent to the
sidewalk.
LOCATION: 16901 Westport Drive (south of Davenport Drive)
PROJECT PLANNER: Kim Klopfenstein
Kim Klopfenstein, Staff Planner, displayed site plan and elevations stating the request is to allow
an 11 foot high combination retaining/block wall within the side and rear yard setback, at the toe
of the slope adjacent to the sidewalk at 16901 Westport Drive. No comments, written or verbal,
have been received from the public.
Staff is recommending approval of the proposed request as modified by staff because it will not
impact public views or access to coastal resources as none exist at the site. The proposed
development is consistent with the requirements of the Coastal Zone Overlay District, the base
zoning district, as well as other provisions of the Huntington Beach Local Coastal Program
applicable to the property. It also conforms to all applicable City codes as allowed by the
conditional use permit.
Herb Fauland, Zoning Administrator, asked staff if the applicant is aware of staff s
recommended modifications. Staff stated that the applicant is aware but is not in concurrence
with these modifications.
THE PUBLIC HEARING WAS OPENED.
Arthur Hasegawa, 16901 Westport Drive, property owner, stated they are trying to expand their
back wall and will cap the wall. He stated that the neighbor directly affected by the proposed
change has submitted a letter stating he has no concerns.
Bill Mathews, adjacent resident, stated that he would be the one directly affected by the proposed
request was not opposed to it.
Jim Andrews, Huntington Harbour Architectural Review Committee, requested a continuance to
allow the Committee to review the request.
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 the city does not enforce CC&R's or need the
approval of Homeowner Associations or committees, but they do encourage applicants to get
these approvals. He did however, want staff to review other variances that may have been
approved in the area that were similar to this request. He stated he would be continuing the
proposed request.
CONDITIONAL USE PERMIT NO.97-62 AND COASTAL DEVELOPMENT PERMIT
NO.97-24 WERE CONTINUED BY THE ZONING ADMINISTRATOR TO THE
SEPTEMBER 24,1998 MEETING.
ZA Minutes — 9/17/97 28 (97ZM0917)
ITEM 7: TEMPORARY USE PERMIT NO.97-16 (DIANE'S SWIMWEAR)
APPLICANT: Debbie Peterson, Diane's Inc.
REQUEST: To allow for sidewalk sales on November 28-30 1997; December 6, 7,
13, 14, 20, 21, 1997; July 24-August 9, 1998; September 4-7, 1998;
November 27-29, 1998; and December 5, 6, 12, 13, 19, 20, 1998.
LOCATION: 300 Pacific Coast Highway, #103 (east side of Main Street)
PROJECT PLANNER: Joe Thompson
Joe Thompson, Staff Planner, stated the request is to allow for sidewalk sales on November 28-
30 1997; December 6, 7, 13, 14, 20, 21, 1997; July 24-August 9, 1998; September 4-7, 1998;
November 27-29, 1998; and December 5, 6, 12, 13, 19, 20, 1998 at 300 Pacific Coast Highway,
# 103. No comments, written or verbal, have been received from the public.
Staff is recommending approval of the request because the proposed request will not be
detrimental to the surrounding area, complies with all applicable codes and there are no noise
sensitive uses in the immediate vicinity.
THE PUBLIC HEARING WAS OPENED.
THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
TEMPORARY USE PERMIT NO.97-16 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.97-16:
Temporary Use Permit No. 97-16 for the establishment, maintenance and operation of the
temporary outdoor sidewalk sales 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 location of the temporary outdoor sales events are
not in the vicinity of any residences and the tables and booths associated with the events will
not block entrances or accessibility to other adjacent businesses. All improvements
necessary for the temporary events are already in place and will not require alteration as a
result of the project.
2. The temporary use permit will be compatible with surrounding uses because the location is
surrounded by other retail businesses and there are no noise sensitive uses in the immediate
vicinity.
3. The proposed temporary outdoor sidewalk sales 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.
ZA Minutes — 9/17/97 29 (97ZM0917)
4. The granting of the 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
is consistent with the goals and policies of the Land Use and Economic Development
Elements of the General Plan which promote and encourage activities that cater to visitors
and tourists in the downtown area.
CONDITIONS OF APPROVAL - TEMPORARY USE PERMIT NO.97-16:
1. The site plan, floor plans, and elevations received and dated August 25, 1997 shall be the
conceptually approved layout.
2. The use shall comply with the following:
a. Fire access lanes shall be maintained. If fire lane violations occur and the services of the
Fire Department are required, the applicant will be liable for expenses incurred. (FD)
b. Fire access lanes shall be a minimum width of 24 feet. (FD)
c. No sales of merchandise shall occur to people in vehicles or in the public right-of-way.
d. Merchandise display racks, tables, booths, or anything associated with the events, may
not encroach within the public right-of-way. In addition, the applicant must continually
maintain crowd control so that access to other businesses is not blocked and that sales
occur in an orderly fashion.
e. Merchandise display racks, booths and/or tables for all events shall be draped or covered
in an aesthetically pleasing manner.
f. Sidewalk sale hours shall be consistent with store hours of 9:00 AM to 9:00 PM.
3. This action shall include necessary permits for temporary signs.
4. The Zoning Administrator shall be notified in writing if any changes in the site plan are
proposed prior to the events. 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.
5. 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 — 9/17/97 30 (97ZM0917)
1
INFORMATION ON SPECIFIC CODE REQUIREMENTS•
1. Temporary Use Permit No. 97-16 shall not become effective until the ten day appeal period
has elapsed.
2. Temporary Use Permit No. 97-16 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. 97-16,
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. 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.
ITEM 8: SPECIAL SIGN PERMIT NO.97-6 (STORAGE USA)
APPLICANT: Electrical Advertising, Inc.
REQUEST: To install one (1) freestanding monument sign eight (8) feet in height
in lieu of seven (7) feet, and five (5) wall signs which total 254 square
feet in lieu of 100 square feet. The monument sign and four (4) of the
wall signs are proposed to be internally illuminated in lieu of external
illumination only.
LOCATION: 7531 McFadden Avenue (north side, east of Gothard Street)
PROJECT PLANNER: Peter Vanek
Peter Vanek, Staff Planner, displayed site plans and photographs stating the request is to install
one (1) freestanding monument sign eight (8) feet in height in lieu of seven (7) feet, and five (5)
wall signs which total 254 square feet in lieu of 100 square feet at 7531 McFadden Avenue. The
monument sign and four (4) of the wall signs are proposed to be internally illuminated in lieu of
external illumination only.
Staff is recommending approval of the proposed request because compliance with Chapter 233,
Signs will result in a substantial hardship to the applicant. Due to the high speeds of vehicles on
the San Diego Freeway (405) and the need to ensure visibility of the business, coordinated, clear,
signage is necessary. The signs will comply with policies of the General Plan calling for
coordinated signage. The signage proposed for this site would be permissible in the commercial
zone; therefore, it will not negatively impact the commercial signs in the area. The proposed
signage will also improve visibility and may increase safety for motorists.
ZA Minutes — 9/17/97 31 (97ZM0917)
THE PUBLIC HEARING WAS OPENED.
Squeak Kossnar, 7531 McFadden, Laurie's Permits, representing applicant, stated that the
applicant is requesting more signage because of the position/location and size of the building.
She stated that she concurred with staff s report and recommendation.
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 had visited the site and had heard the Design
Review Board's discussion. He is in concurrence with staff and the Design Review Board.
SPECIAL SIGN PERMIT 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 - SPECIAL SIGN PERMIT NO.97-6:
1. Strict compliance with Chapter 233, Signs, will result in a substantial hardship to Storage
USA, located at 7531 McFadden Avenue. Due to the high speeds of vehicles on the San
Diego Freeway (405) and the need to ensure visibility of the business, coordinated, clear
signage is necessary. As modified by staff, with a maximum of 174 square feet of internally
illuminated wall signs and a 32 square foot internally illuminated monument sign, the
signage will allow visibility, maintain a cohesive look to the signs on site as well as on the
San Diego Freeway and McFadden Avenue elevations, and will comply with policies of the
General Plan calling for coordinated signage.
2. The proposed wall signs (174 sq. ft. max.) and freestanding sign (8 feet tall and 32 sq. ft.), as
modified by staff, will not adversely affect other signs in the area. The site is industrially
zoned and is bordered by commercial to the south, a railway to the west and the San Diego
Freeway to the northeast. The signage proposed for this site would be permissible in a.. .
commercial zone; therefore, it will not negatively impact the commercial signs in the area.
3. The proposed 174 square feet of wall signage and the freestanding sign, as modified by staff,
will not be detrimental to properties located in the vicinity and will be compatible with the
surrounding area. The only developed property within close proximity to the site is zoned
commercial. As the proposed signs will be in accordance with the commercial standards for
signs, they will be compatible with the surrounding commercial development.
4. The proposed signage, as modified by staff, will not obstruct vehicular or pedestrian traffic
visibility and will not be a hazardous distraction. The proposed signs will be required to
comply with the site angle and visibility requirements of Chapter 233, Signs, of the
Huntington Beach Zoning and Subdivision Ordinance. Given the speeds (65 mph) on the
San Diego Freeway, the larger and clearer signage on the site will be more easily read and
understood. This will improve visibility and may increase safety for motorists.
ZA Minutes — 9/17/97 32 (97ZM0917)
CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO.97-6:
1. The site plan and site elevations received and dated July 11, 1997 shall be the approved
layout with the following modifications:
a. As indicated on the site plan, wall signs number three (3) and six (6) shall be eliminated,
with total wall signage area not to exceed 174 square feet. The freestanding pole sign
[sign number one (1)] shall be converted to a monument sign.
b. The freestanding sign as modified by staff shall include the address with minimum six (6)
inch high white letters applied to both sides of the sign.
2. Prior to submittal for building permits, the 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 and mechanical).
3. Prior to issuance of building permits, the applicant shall submit a copy of the revised site
plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the
entitlement file to the Department of Community Development.
4. 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. Special Sign Permit 97-6 shall not become effective until the ten day appeal period has
elapsed.
2. Special Sign Permit 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 — 9/17/97 33 (97ZM0917)
3. The Zoning Administrator reserves the right to revoke Special Sign Permit 97-6, 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. 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.
ITEM 9: CONDITIONAL USE PERMIT NO.97-54 (NORMAN GORDON BUILDING)
APPLICANT: Norman W. Gordon
REQUEST: To construct a 4,130 square foot retail building on a vacant parcel.
LOCATION: 16532 Beach Boulevard (east side, south of Heil Avenue)
PROJECT PLANNER: Peter Vanek
Peter Vanek, Staff Planner, displayed site plan, photographs and a material board stating the
request is to construct a 4,130 square foot retail building on a vacant parcel atl6532 Beach
Boulevard. Staff stated that the property is bordered by commercial developments and was
occupied previously by a retail use which was destroyed by fire.
Staff is recommending approval of the proposed request because the building will be located the
greatest distance possible from the residential development to the east and will include modern
architectural features and should enhance the general appearance of the area. The use will be
compatible with surrounding uses and provide architectural relief on the Beach Boulevard
elevation. The use will comply with all applicable provisions of the Huntington Beach Zoning
and Subdivision Ordinance and is consistent with the General Plan.
THE PUBLIC HEARING WAS OPENED.
Ray Nunez, asked staff how far the sign would be setback for Beach Boulevard and how it would
effect the current signage.
Norman W. Gordon, 16443 Wimbledon Lane, stated that he concurred with staffs report and
recommendation.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
CONDITIONAL USE PERMIT NO.97-54 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.
ZA Minutes — 9/17/97 34 (97ZM0917)
1
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.97-54:
1. Conditional Use Permit No. 97-54 for the construction of a new 4,130 square foot
freestanding retail building 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 property is bordered by commercial developments and was occupied
previously by a retail use which was destroyed by fire. The building will be located the
greatest distance possible from the residential development to the east and will include
modern architectural features and should enhance the general appearance of the area.
2. The conditional use permit will be compatible with surrounding uses because the site is
bordered by a retail development to the north and a 24 hour restaurant to the south. The
building will be offset from the neighboring buildings, providing architectural relief on the
Beach Boulevard elevation.
The proposed 4,130 square foot retail building 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 proposed site plan depicts setbacks, building height, floor
area ratio, landscaping, and parking in compliance with the requirements applicable to the
CG, General Commercial District.
4. The granting of the conditional use permit will not adversely affect the General Plan. It is
consistent with the goals of the Land Use Element designation of Commercial General on the
subject property including the promotion of commercial development that is economically
viable, attractive, well related to other land uses, and satisfies the needs of the City's
residents. The proposed project with one access to Beach Boulevard will not impact the
circulation on the major highway. The Design Review Board has reviewed and
recommended approval of the architectural design of the proposed structure.
CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.97-54:
1. The site plan, floor plans and elevations received and dated August 15, 1997 shall be the
conceptually approved layout with the following modifications:
a. Elevations shall depict colors and building materials proposed as approved by the Design
Review Board.
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. Depict all utility apparatus, such as but not limited to back flow devices and Edison
transformers on the site plan. Utility meters shall be screened from view from public
rights -of -way. Electric transformers in a required front or street side yard shall be
enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the
front yard setback and shall be screened from view. (Code Requirement)
ZA Minutes — 9/17/97 35 (97ZM0917)
d. 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)
e. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox
facilities and similar items on the site plan and elevations. If located on a building, they
shall be architecturally designed into the building to appear as part of the building. They
shall be architecturally compatible with the building and non -obtrusive, not interfere with
sidewalk areas and comply with required setbacks.
f. The maximum separation between building wall and property line shall not exceed two
(2) inches.
g. 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 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. All Fire Department requirements shall be noted on the building plans. (FD).
3. Prior to issuance of grading permits, the following shall be completed:
a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the
Department of Public Works for review and approval. (PW )
b. A plan for silt control for all water runoff from the property during construction and
initial operation of the project may be required if deemed necessary by the Director of
Public Works. (PW)
c. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be
prepared by a Civil or Environmental Engineer. (PW )
4. 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.
ZA Minutes — 9/17/97 36 (97ZM0917)
b. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be
submitted to the Department of Public Works for review and approval by the Park, Tree
and Landscape Division. (PW)
c. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted
with the building permit application. This analysis shall include on -site soil sampling and
laboratory testing of materials to provide detailed recommendations regarding: grading,
foundations, retaining walls, streets, utilities, and chemical and fill properties of
underground items including buried pipe and concrete and the protection thereof. (PW)
(Code Requirement)
d. The subject property shall provide an irrevocable offer to dedicate, between the subject
site and the adjacent two properties to the north and south. The owner shall be
responsible for making necessary improvements to implement the reciprocal driveway.
The legal instrument shall be submitted to the Department of Community Development a
minimum of 30 days prior to building permit issuance. The document shall be approved
by the Department of Community Development and 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 document shall be filed with the Department of Community
Development. (Code Requirement)
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 or issuance of Certificate of Occupancy, the
following shall be completed:
a. The applicant shall obtain the necessary permits from the South Coast Air Quality
Management District and submit a copy to Department of Community Development.
b. The developer shall submit a composite utility plan showing water system improvements
and all other underground utilities (existing and proposed) to each structure. The plan
shall include driveway locations and identify irrigation areas, including stationed service
connections for water and sewer to each building, public and private fire hydrants, valves,
backflow devices and other appurtenances in accordance with applicable Uniform
Plumbing Code, City ordinances, Public Works Standards and Water Division design
criteria. This plan shall be approved by the Public Works Water Division and the City of
Huntington Beach Fire Department prior to any construction. (PW)
ZA Minutes — 9/17/97 37 (97ZM0917)
c. Backflow protection is required and shall be installed per the Huntington Beach Water
Division Standard Plans for irrigation and fire suppression water services. All backflow
devices shall be painted to match surrounding aesthetics, and be screened from view to
the satisfaction of the City of Huntington Beach Fire Department, Landscape Architect
and Water Division. The markings indicating the size, model number and serial number
shall be affixed to the body of the backflow device and must remain visible after painting.
d. If the existing water meter meets current water department standards and is of adequate
size, it may be used for domestic and irrigation services. If the existing meter cannot be
utilized, the developer shall abandon the service to the main. The developer shall submit
water system calculations to ensure proper water meter and water main sizes no later than
the first plan check submittal.
e. All improvements to the property shall be completed in accordance with the approved
plans and conditions of approval specified herein, including:
1) Landscaping;
2) Remove and replace the existing driveway per OCEMA Standard Plan No. 1210;
(PW)
3) Remove and replace one-half of existing alley per Public Works Standards; (PW)
4) Fire extinguishers will be installed and located in areas to comply with Huntington
Beach Fire Code Standards. (FD)
5) Address numbers will be installed to comply with City Specification No. 428. The
size of the numbers will be sized a minimum of six (6) inches with a brush stroke of
one and one-half (1-1 /2) inches. (FD)
6) Exit signs and exit path markings will be provided in compliance with the
Huntington Beach Fire Code and Title 24 of the California Administrative Code.
Low level exit signs will be included. (FD)
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.
h. Remove the remaining wall from the previous structure which is adjacent to the existing
building to the north.
7. 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 — 9/17/97 38 (97ZM0917)
INFORMATION ON SPECIFIC CODE REQUIREMENTS:
1. Conditional Use Permit No. 97-54 shall not become effective until the ten day appeal
period has elapsed.
2. Conditional Use Permit No. 97-54 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. 97-54,
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. (PW)
5. A CalTrans permit shall be required for all work within the State right-of-way, and a City
construction permit shall be required for all work within the alley right-of-way. (PW)
6. A Certificate of Occupancy must be issued by the Department of Community Development
prior to occupying the building.
7. 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.
8. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction
shall be prohibited Sundays and Federal holidays.
9. 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.
10. 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 3:46 PM BY THE ZONING
ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE
ZONING ADMINISTRATOR ON WEDNESDAY, SEPTEMBER 24, 1997 AT 1:30 PM.
Herb Fauland
Zoning Administrator
:kjl
ZA Minutes — 9/17/97 39 (97ZM0917)