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HomeMy WebLinkAbout1998-05-20MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, MAY 20,1998 -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.98-20/VARIANCE NO.98-6 (ANTON RESIDENCE) (CONTINUED FROM THE MAY 13,1998 MEETING) APPLICANT: Jensen Home Improvements, 1940 N. Tustin Ave., Suite 118, Orange, CA 92685 PROPERTY OWNER: Ron and Lisa Anton, 113-1 lth Street, Huntington Beach, CA 92648 REQUEST: To permit a 29 foot high, 281 square foot, third story deck enclosure in lieu of 25 feet within the rear 25 feet of the property, with a floor area ratio of 1.1 in lieu of 1.0. LOCATION: 113 11th Street (east of PCH and west of Walnut Avenue) PROJECT PLANNER: Kim Klopfenstein Kim Klopfenstein, Staff Planner, displayed the site plan, elevations and photographs stating that the request is for a third story deck. The proposal would require a 13 foot encroachment into the 25 foot setback. The design guidelines indicate that glass may be used as a secondary feature to highlight building features, but not as a dominant exterior material for buildings. Staff stated the upper level of the proposed enclosure will exceed height limitations and will not be compatible with the surrounding neighborhood. Staff is recommending denial of the proposed request as no usable outdoor area will be available on the upper level deck and the bulk and mass of the structure would increase. The glass deck enclosure will not incorporate a uniform design and a consistent style will not be evident in all exterior elevations. It would also contrast significantly with the character of the neighborhood. Staff stated that the granting of the variance would constitute a grant of special privilege by setting a precedence as no other residence within the same development incorporates such an addition. Herb Fauland, Zoning Administrator, asked staff what the Design Review Board recommended. Staff stated that the Design Review Board recommended the project be forwarded to the Zoning Administrator with the condition that the fascia of the proposed enclosure be designed similar with the tile mansard roof in the front of the building. Mr. Fauland asked staff if any other variances similar to this had been approved by the City in the area. Staff stated there is no history of a similar variance to exceed floor area ratio on record. Mr. Fauland asked staff if any calls or correspondence had been received from the public. Staff stated that the applicant had submitted letters from the adjacent residents in support of the request. No other communication has been received. THE PUBLIC HEARING WAS OPENED. Ron Anton, 113-1 lth Street, property owner, indicated the desire to enclose the existing third story deck due to the fact that he and his wife suffer from hay fever and asthma. The enclosing of the deck area would enable him to enjoy views from the roof, while limiting his exposure to the outside elements. Mr. Anton submitted a photograph board in which he says similar variances had been approved by the City. John Jensen, 113-1 lth Street, applicant, concurred with the property owner. 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 continuing the item to allow staff the opportunity to research the information submitted by the applicant and review the development history in the immediate and surrounding area. CONDITIONAL USE PERMIT NO.98-20 AND VARIANCE NO.98-6 WERE CONTINUED BY THE ZONING ADMINISTRATOR TO THE DUNE 3,1998 MEETING. ITEM 2: CONDITIONAL USE PERMIT NO.98-25 (OAKVIEW LIBRARY EXPANSIONI APPLICANT City of Huntington Beach Public Works Department, 2000 Main Street, Huntington Beach, CA 92649 PROPERTY OWNER: Ocean View School District, 16940 B Street, Huntington Beach, CA 92649 REQUEST: To permit a new 1,920 square foot modular building and a 400 square foot addition to the foyer/lobby area at the existing Oakview library facility. LOCATION: 17251 Oak Lane, Huntington Beach, CA 92649 (near the intersection of Mandrell Drive and Oak Lane, on the Oak View Elementary School site) PROJECT PLANNER: Bob Goldin Bob Goldin, Staff Planner, displayed the site plan stating the proposed expansion will match the existing building in style, color, and landscaping. The Design Review Board has reviewed and approved the proposed request as submitted by the applicant. ZA Minutes — 5/20/98 2 (98ZM0520) Staff is recommending approval of the proposed request as the structure will be compatible with the established physical scale of the area, existing library structure and neighborhood. The proposed structure will comply with required building setbacks, parking and development standards of the Huntington Beach Zoning and Subdivision Ordinance. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.98-25 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.98-25: 1. Conditional Use Permit No. 98-25 for the establishment, maintenance and operation of the 2,320 square foot expansion to the Oakview Library 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 extension to the existing Oakview Library facility and will be compatible with the other existing uses on the school site. Moreover, the proposed structure will be compatible with the established physical scale of the area, existing library structure and neighborhood. 2. The proposed expansion to the Oakview Library 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 conditions required for the proposed use in the PS (Public -Semi Public) zoning district. The proposed structure will comply with required building setbacks, parking and development standards. No special considerations or variances are requested. 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 RM (Medium Density -Residential) on the subject property and in addition, it is consistent with the following goals and policies of the General Plan: a. Consider constructing new libraries and rehabilitating and expanding existing libraries as required to meet the needs of the library users (PF 5.1.1). b. Promote the development of residential, commercial, industrial and public buildings that convey a high quality visual image and character (LU 4.1). c. Ensure that structures and sites are designed and constructed to maintain their long-term quality (LU 4.2). d. Identify and reinforce a distinctive architectural and environmental image of each district in Huntington Beach (UD 1.1). ZA Minutes — 5/20/98 3 (98ZM0520) CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 98-25 1. The site plan, floor plans and elevations received and dated April 30, 1998, shall be the conceptually approved layout. 2. Prior to submittal for building permits, 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). 3. Prior to issuance of building permits, the following shall be completed: ' a. A Landscape planting and irrigation plan shall be submitted to the Department of Public Works and approved by the Departments of Public Works. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. (PW) (Code Requirement) 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. 5. Prior to final building permit inspection and approval, 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. 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. d. All landscape planting and irrigation shall be completed per the approved plans ZA Minutes — 5/20/98 4 (98ZM0520) F-I F-� 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. 98-25 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 98-25 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. 98-25, 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. (PW) 5. An encroachment permit shall be required for all work within the right-of-way. (PW) 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 shall be prohibited Sundays and Federal holidays. 8. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Zoning Administrator's action. THE MEETING WAS ADJOURNED AT 2:15 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JUNE 3,1998 AT 1:30 PM. f, Herb Fauland Zoning Administrator :kjl ZA Minutes — 5/20/98 5 (98ZM0520)