HomeMy WebLinkAbout1998-02-251
MINUTES
HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
Room B-6 - Civic Center
2000 Main Street
Huntington Beach California
WEDNESDAY, FEBRUARY 25,1998 -1:30 P.M.
ZONING ADMINISTRATOR: Herb Fauland
STAFF MEMBER: Kim Klopfenstein, Bob Goldin, Peter Vanek, Kim Langel
(recording secretary)
MINUTES: None
ORAL COMMUNICATION: None
ITEM 1: CONDITIONAL USE PERMIT NO.97-93 (MERCS DECK ENCLOSURE)
APPLICANT:
The Louie Group, Attn: Louie Hernandez, 20902 Brookhurst, Suite
201, Huntington Beach, CA 92646
PROPERTY OWNER:
Jim Meres, 524-22nd Street, Huntington Beach, CA 92648
REQUEST:
To allow an expansion and remodel of an existing three (3) story
single family residence, including a 222 square foot addition to the
existing third story in a location occupied by an open deck.
LOCATION:
524-22nd Street (south of Goldenwest and west of Acacia Avenue)
PROJECT PLANNER:
Kim Klopfenstein
Kim Klopfenstein, Staff Planner, displayed site plan stating the request is to allow an expansion
and remodel of an existing three (3) story single family residence, including a 222 square foot
addition to the existing third story in a location occupied by an open deck. The subject site is
located at 524-22nd Street.
Staff is recommending continuance to the March 18, 1998 meeting to allow the applicant to
revise the request due to the non conforming nature of the structure. Staff will need to re -notice
the public of the revisions.
THE PUBLIC HEARING WAS OPENED.
Louie Hernandez, 20902 Brookhurst, #301, applicant, stated that he concurred with staff s report
and recommendation.
Bill Hyde, 604-22nd Street, spoke in opposition to the request stating it was not compatible with
the surrounding area and would set a precedent.
Mary Smit, 528-22nd Street, adjacent neighbor, spoke in support of the request stating it would be
good for the welfare of the neighborhood.
Mike Pompa, 508-22nd Street, spoke in support of the request stating it will enhance the
neighborhood.
Pat Zimmerman, 607-215t Street, spoke in support of the request stating it will enhance the
neighborhood.
Jerry Soderstrom, 602-22nd Street, spoke in support of the request stating it will enhance the
neighborhood.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING CONTINUED OPEN.
CONDITIONAL USE PERMIT NO.97-93 WAS CONTINUED TO THE MARCH 18,
1998 MEETING WITH PUBLIC HEARING OPEN THE ZONING ADMINISTRATOR.
ITEM 2: CONDITIONAL USE PERMIT NO.97-100 (SEACLIFF SINGLE FAMILY
RESIDENCES)
APPLICANT:
The Louie Group, Louie Hernandez, 20902 Brookhurst, Suite 201,
Huntington Beach, CA 92646
PROPERTY OWNER:
Seacliff Development, Robert L. Corona, P.O. Box 269, Huntington
Beach, CA 92648
REQUEST:
To demolish an existing single family residence over (2) two lots, and
construct two (2), three (3) story single family homes with third story
decks. The homes will each be 2,451 square feet in area, with a
maximum height of 33 feet.
LOCATION:
117 and 119 Alabama Street (east of Huntington Street and north of
Atlanta Avenue)
PROJECT PLANNER:
Kim Klopfenstein
Kim Klopfenstein, Staff Planner, displayed site plan and elevations stating the request is to
demolish an existing single family residence over (2) two lots, and construct two (2), three (3)
story single family homes with third story decks. The homes will each be 2,451 square feet in
area, with a maximum height of 33 feet. The subject sites are located at 117 and 119 Alabama
Street. Staff has received one letter from an adjacent neighbor expressing concern regarding the
3`d story and privacy issues.
Staff is recommending approval of the proposed request as the new homes will be compatible
with the existing neighborhood and the sites are physically suitable for this type of development.
The use will be compatible with surrounding uses because it will maintain ample open space,
parking and landscape areas. Furthermore, the color, materials and design of the new single
family residences will be compatible with the surrounding residences.
THE PUBLIC HEARING WAS OPENED.
Ken Sally, 121 Alabama, stated concern that the subject site is graded higher than the adjacent
properties and will drain down to them. He also had concerns regarding privacy issues and
minimal back yard area.
Louie Hernandez, 20902 Brookhurst, #301, architect for the project; stated that he has looked at
alternative layouts for the homes the alternatives would cause the homes to lose the ocean views.
Bob Corona, 117 & 119 Alabama Street, property owner, stated that grading will occur to ensure
all properties are at the same level so drainage will not be an issue.
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Mary Rose Skolyan, 121 Alabama Street, stated concern that the privacy intrusion will decrease
the value of their home.
Patty Glamyima, 109 Alabama Street, agreed with previous speakers regarding privacy issues,
decrease of property value and drainage issues.
Ed Walton, 123 Alabama Street, stated concern that he will lose his ocean view from his third
story deck.
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 also had some concerns regarding the site layout.
He noted that he would be approving the request with modifications to front setback, window
treatments and reduction of the sheer wall.
CONDITIONAL USE PERMIT NO.97-100 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.97-100:
1. Conditional Use Permit No. 97-100 for the demolition of an existing single family residence
and for the establishment, maintenance and operation of two (2) three (3) story single family
homes with third story decks 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 new single family homes will each be 2,451 square
feet in area, with a maximum height of thirty three (33) feet and will be compatible with the
existing neighborhood. The site is physically suitable for this type of development.
2. The conditional use permit will be compatible with surrounding uses because the new single
family residences will maintain ample open space, parking and landscape areas.
Furthermore, the color, materials and design of the new single family residences will be
compatible with the surrounding residences.
3. The proposed single family residences will comply with the provisions of the base district
and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and
Subdivision Ordinance and any specific condition required for the proposed use in the district
in which it would be located
4. The granting of the conditional use permit will not adversely affect the General Plan. It is
consistent with the Land Use Element designation of Residential Medium High Density
(RMH-25) on the subject property. In addition, it is consistent with the following goals and
policies of the General Plan:
a. Require that all new residential development within existing neighborhoods be
compatible with existing structures (LU 9.1.2).
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b. Ensure that structures and sites are designed and constructed to maintain their long-term
quality (LU 4.2).
c. Identify and reinforce a distinctive architectural and environmental image of each district
in Huntington Beach (UD 1.1).
CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.97-100:
1. The site plan, floor plans, and elevations received and dated February 17, 1998, shall be the
conceptually approved layout with the following modifications:
a. Elevations shall depict colors and building materials proposed.
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. The site plan shall reflect a front setback of 22'-0" for parcel 9 (119 Alabama).
d. An opaque window shall be indicated on the elevations and the floor plans for the north
side elevation on the third level mechanical room of parcel 9 (119 Alabama Street)
adjacent to 121 Alabama Street.
2. Prior to submittal for building permits, the following shall be completed:
a. Zoning entitlement conditions of approval shall be printed verbatim on the second page
of all the working drawing sets used for issuance of building permits (architectural,
structural, electrical, mechanical and plumbing).
b. The following Fire Department requirements shall be noted on the building plans: (FD)
1) Address numbers will be installed to comply with City Specification #428.
Individual units will be sized a minimum of four (4) inches with a brush stroke of
one-half (1/2) inch.
2) The project will comply with all provisions of the Huntington Beach Fire Code and
City Specification #422 and #431 for the abandonment of oil wells and site
restoration.
3) The project will comply with all provisions of the Huntington Beach Municipal Code
Title 17.04.085 and City Specification #429 for new construction within the methane
gas overlay districts.
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. (Code
Requirement)
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d. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location
of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities,
water heaters and central heating units.
3. Prior to issuance of building permits, the following shall be completed:
a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No.
1 for review and approval and inclusion in the entitlement file to the Department of
Community Development.
b. 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 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. The landscape irrigation
system shall be designed and constructed to include a separate water line for the use of
reclaimed water subject to Water Department approval. (PW) (Code Requirement)
c. A grading plan, prepared by a Registered Civil Engineer, 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. The developer must provide proof that the abandoned oil well Huntington Sgn. # 3 is not
on this property. (FD)
4. During construction, the applicant shall:
a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp
enough to prevent dust raised when leaving the site:
b. Wet down areas in the late morning and after work is completed for the day;
c. Use low sulfur fuel (.05%) by weight for construction equipment;
d. Attempt to phase and schedule construction activities to avoid high ozone days (first
stage smog alerts);
e. Discontinue construction during second stage smog alerts.
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5. Prior to final inspection or certificate of occupancy, the following shall be completed:
a. All improvements to the property shall be completed in accordance with the approved
plans and conditions of approval specified herein, including: (PW)
1) Construct new sidewalk along the frontage of the property.
2) Remove and replace the existing curb an gutter along the frontage of the project.
3) Install new sewer laterals.
4) Install new water services.
5) Install CATV facilities.
6) Remove the existing driveway and replace with two driveways.
b. Compliance with all conditions of approval specified herein shall be accomplished and
verified by the Community Development Department.
c. 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.
6. The Community Development Director ensures that all conditions of approval herein are
complied with. The Community Development Director shall be notified in writing if any
changes to the site plan, elevations and floor plans are proposed as a result of the plan check
process. Building permits shall not be issued until the Community Development Director has
reviewed and approved the proposed changes for conformance with the intent of the Zoning
Administrator's action and the conditions herein. If the proposed changes are of a substantial
nature, an amendment to the original entitlement reviewed by the Zoning Administrator may
be required pursuant to the HBZSO.
INFORMATION ON SPECIFIC CODE REQUIREMENTS:
1. Conditional Use Permit No. 97-100 shall not become effective until the ten day appeal
period has elapsed.
2. Conditional Use Permit No. 97-100 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. 97-100,
pursuant to a public hearing for revocation, if any violation of these conditions or the
Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs.
4. All applicable Public Works fees shall be paid (Traffic Impact Fee is $450.00 per lot). The
developer will be responsible for the payment of any additional fees adopted in the
"upcoming" Water Division Financial Master Plan. (PV)
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5. An encroachment permit shall be required for all work within the right-of-way. (PW)
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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. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction
shall be prohibited Sundays and Federal holidays.
9. 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 3: CONDITIONAL USE PERMIT NO.97-105 (HEENEY'S WEENEY'S)
(CONTINUED FROM THE FEBRUARY 25,1998 MEETING)
APPLICANT: Thomas Heeney, 19092 Beach Boulevard, Huntington Beach, CA
92648
PROPERTY OWNER: Beach Garfield Plaza, Bob Chany, 238 S. Atlantic Boulevard,
Alhambra, CA 91804
REQUEST: To allow the on -site consumption of beer and wine in conjunction with
the existing food service at Heeney's Weeney's Bar-BQ.
LOCATION: 19092 Beach Boulevard (east side, south of Garfield Avenue)
PROJECT PLANNER: Bob Goldin
Bob Goldin, Staff Planner, stated the request is to allow the on -site consumption of beer and
wine in conjunction with the existing food service at Heeney's Weeney's Bar-BQ at 19092
Beach Boulevard.
Staff is requesting continuance of the request due to the fact the applicant will be unable to
attend the hearing.
THE PUBLIC HEARING WAS OPENED.
Noel Call, 19135 A Beachcrest, stated concern regarding the request because of an existing use
in the center that creates noise.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CONTINUED OPEN.
CONDITIONAL USE PERMIT NO.97-105 WAS CONTINUED WITH PUBLIC
HEARING OPEN TO THE MARCH 4,1998 MEETING.
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THE MEETING WAS ADJOURNED AT 2:35 PM BY THE ZONING
ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE
ZONING ADMINISTRATOR ON WEDNESDAY, MARCH 4,1998 AT 1:30 PM.
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Herb Fauland
Zoning Administrator
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