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HomeMy WebLinkAbout1997-10-15MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room 13-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, OCTOBER 15,1997 -1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBER: Kim Klopfenstein, Amy Wolfe, Mary Beth Broeren, Kim Langel (recording secretary) MINUTES: July 23, 1997 minutes were approved. ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO.97-62/COASTAL DEVELOPMENT PERMIT NO.97-24 (HASEGAWA WALL) APPLICANT/ PROPERTY OWNER: Arthur & Jennie Hasegawa, 16901 Westport Drive, Huntington Beach, CA 92649 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 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. Staff stated that they had worked with the applicant and the Huntington Harbour Property Owner's Association to redesign the wall to improve both the appearance and compatibility of the wall with the surrounding properties. The applicants proposed using split face gray block with a concrete trim cap and there will be 18 inch by 18 inch columns every 18 feet along the wall. The wall will be approximately nine (9) feet, six (6) inches in height along Davenport Drive and the applicant has devised a schematic which indicates a planter area at the intersection on Davenport and Roundhill. Staff recommends approval of a modified wall with conditions because in conformance with the Coastal Element it will not impact public views or access to coastal resources as none exist at the site. The proposed development will comply with all applicable City codes, is consistent with the Local Coastal Program and conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. THE PUBLIC HEARING WAS OPENED. Jennie Hasegawa, 16901 Westport Drive, applicant, stated they had met with the Huntington Harbour Property Owners Association and the Huntington Harbour Architectural Review Committee and have come to an agreement. Alan Zimmer, 16861 Stiles Circle, representing Huntington Harbour Property Owners Association stated they support the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.97-62 AND COASTAL DEVELOPMENT PERMIT NO.97-24 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 - COASTAL DEVELOPMENT PERMIT NO.97-24: 1. Coastal Development Permit No. 97-24 to permit a combination/block retaining wall along the street side and rear property line, as modified by conditions of approval, conforms with the plans policies of the Coastal Element of the General Plan, including the Local Coastal Program. The proposed wall will not impact public views or access to coastal resources as none exist at the site. 2. Coastal Development Permit No. 97-24 is consistent with the requirements of the CZ Overlay District, the base zoning district, as well as other provisions of the Huntington Beach Local Coastal Program applicable to the property. The proposed development will conform with all applicable City Codes as allowed by the conditional use permit. 3. At the time of occupancy the proposed development can be provided with infrastructure in a manner that is consistent with the Local Coastal Program. All infrastructure currently exist at the site. 4. The proposed wall conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.97-62: 1. Conditional Use Permit No. 97-62 for the establishment, maintenance and operation of the combination block/retaining wall along the street side and rear yard property line, 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 since the proposed wall is designed to integrate with the existing neighborhood and the site is physically suitable for this type of development. ZA Minutes 2 (97ZA 1015) 2. The wall located adjacent to the sidewalk, at the toe of the slope, will be compatible with surrounding uses because there are similar walls in the side and rear property of residences within the neighborhood. Furthermore, by creating two separate walls, the area between the walls could be landscaped to screen the upper wall and improve the aesthetics of the street. 3. The proposed combination block/retaining wall 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 structure meets the minimum setbacks, and the wall height as permitted with a conditional use permit. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Low Density Residential on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Achieve development that maintains or improves the City's viability and reflects economic demands while maintaining the quality of life for current and future residents of Huntington Beach (LU1). b. Ensure that structures and sites are designed and constructed to maintain their long-term quality (LU 4.2). CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.97-24/COASTAL DEVELOPMENT PERMIT NO.97-24: 1. The site plan, floor plans and elevations received and dated October 6, 1997, shall be the conceptually approved layout with the following modifications: a. The elevations shall depict the following: 1) An 11'-0" maximum high block/retaining wall, adjacent to the sidewalk, at the toe of the slope, along Davenport Drive. 2) A 2'-0" maximum high block/retaining wall adjacent to the sidewalk on Wesport Drive and an 11 %6" block/retaining wall (exposed height of 9'-6") which will be setback 15" from the lower wall to provide a planter area. 3) The 15" planter area between the two walls facing Westport Drive shall be planted and the landscaping shall be maintained 4) The entire wall shall consist of gray split face block with a gray trim cap. 5) The wall shall have 18" by 18" columns/pilasters placed every 18' along the entire wall. b. The wall shall maintain a minimum clearance of 3'-0" from the existing fire hydrant located in the public right-of-way. ZA Minutes 3 (97ZA1015) 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). 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. 4. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: a. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. b. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 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. INFORMATION ON SPECIFIC CODE REOUIREMENTS: 1. Conditional Use Permit No. 97-62 and Coastal Development Permit No. 97-24 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 97-62 and Coastal Development Permit No. 97-24 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. 97-62 and Coastal Development Permit No. 97-24, 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. ZA Minutes 4 (97ZA 1015) C n 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. ITEM 2: CONDI_TIONAL USE PERMIT NO.97-23 (EDISON COMMUNITY PARK FOOD CONCESSION STAND AND RESTROOM FACILITY) APPLICANT: South Huntington Beach Junior Miss Softball, 20451 Mooncrest Circle, Huntington Beach, CA 92646 PROPERTY OWNER: City of Huntington Beach, 2000 Main Street, Huntington Beach, CA 92648 REQUEST: Construct and operate a 680 square foot food concession stand and restroom facility at the Edison Community Park site. LOCATION: 21377 Magnolia Street (west side of Magnolia Street, between Hamilton Avenue and Atlanta Avenue) PROJECT PLANNER: Amy Wolfe Amy Wolfe, Staff Planner, displayed site plan, photographs and color board stating the request was to construct and operate a 680 square foot food concession stand and restroom facility at the Edison Community Park site at 21377 Magnolia Street. Staff stated the request was approved by the Design Review Board with conditions that have been incorporated into staff s report. Staff recommends approval of the request because the proposed use will function as an ancillary use to park and recreational uses on the Edison Park site and will be compatible with the aforementioned existing uses. Moreover, the proposed structure will be compatible with the established physical scale of the area and shall not encroach on major view corridors. Also, the proposed structure will comply with required building setbacks and development standards pertaining to preservation of mature trees. The ancillary facility will serve existing/future park and recreational uses and is not itself a traffic generator, thus additional -parking provisions to serve the concession stand/restroom facility would not be necessary. THE PUBLIC HEARING WAS OPENED. Maurice Bunnyham, stated conditions should be imposed to ensure clean-up of a trash generated by the use in the event of change of ownership. Sue Walsh, 9344 Watt River, Fountain Valley, stated that the snack bar at Mile Square park, managed by the same association, is well taken care of, generates money and is not an eyesore. ZA Minutes (97ZA1015) Terry Lindenburger, South Huntington Beach Junior Miss Softball Board, assured local residents the trash would be cleaned up. He stated they have established maintenance person to take care of trash. Terry Lindenburger, South Huntington Beach Junior Miss Softball Board, spoke in support of the request. Jim Engle, City of Huntington Beach Community Services Department, spoke in support of the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.97-23 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.97-23: 1. Conditional Use Permit No. 97-23 for the establishment, maintenance and operation of the 680 sq. ft. food concession stand and restroom facility 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 proposed use will function as an ancillary use to park and recreational uses on the Edison Park site and will be compatible with the aforementioned existing uses. Moreover, the proposed structure will be compatible with the established physical scale of the area and shall not encroach on major view corridors. 2. The proposed concession stand/restroom facility 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 OS - PR (Open Space -Parks & Recreation) zoning district. The proposed structure will comply with required building setbacks and development standards pertaining to preservation of mature trees. The ancillary facility will serve existing/future park and recreational uses and is not itself a traffic generator, thus additional parking provisions to serve the concession stand/restroom facility would not be necessary. 3. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of OS-P (Open Space- Park) on the subject property. In addition, it is consistent with policy LU 14.1.3 of the General Plan which requires that structures located within City parks and other open space areas be designed to maintain the environmental character in which they area located. ZA Minutes 6 (97ZA1015) CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.97-23: 1. The site plan, floor plans and elevations received and dated September 19, 1997 shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors, building materials and design modifications, as referenced in the October 10, 1997 Design Review Board Notice Of Action letter. b. 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) c. 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. d. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent uses 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. Submit three (3) copies of the site plan and the processing fee to the Planning Division for addressing purposes. c. All Fire Department requirements shall be noted on the building plans. d. Floor plans shall depict natural gas and electrical stubs. 3. Prior to issuance of building permits, submit a 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. 4. Prior to initiation of any construction the applicant shall notify the Park, Tree and Landscape Division at (714) 536-5480 and shall arrange for a pre job construction meeting. ZA Minutes 7 (97ZA1015) 5. During construction, the applicant shall: a. Use 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 commencement of use, 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: 1) Landscaping; 2) Provide a 1" meter on Magnolia Street and a 1-1/2" service line from Magnolia Street to the proposed structure. A utility plan showing the proposed water system improvements and all underground utilities (existing and proposed) is required.(PW) 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 4) Automatic fire protection systems shall be installed in all commercial cooking appliances. (FD) c. The applicant shall obtain plumbing, electrical and mechanical permits for all proposed work. d. Restrooms and windows shall be accessible to the disabled. e. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. f. 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. 'A Minutes 8 (97ZA 1015) 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 97-23 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 97-23 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. 97-23, 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. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying the building. 5. State -mandated school impact fees shall be paid prior to issuance of building permits. 6. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 7. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction The Department of Community Development shall be prohibited Sundays and Federal holidays. 8. 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. 9. 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. ZA Minutes 9 (97ZA1015) THE MEETING WAS ADJOURNED AT 2:57 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, OCTOBER 22,1997 AT 1:30 PM. -A, jAl-, Herb Fauland Zoning Administrator :kjl r� ZA Minutes 10 (97ZA 1015)