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HomeMy WebLinkAbout1998-06-03,V 1 MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, DUNE 3,1998 -1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBER: Joe Thompson, Ricky Ramos, Bob Golden, Peter Vanek, Kim Langel (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: CONDITIONAL_ USE PERMIT NO.98-20NARIANCE NO.98-6 (ANTON RESIDENCE) (CONTINUED FROM THE MAY 20,1998 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 1 Ith Street (east of PCH and west of Walnut Avenue) PROJECT PLANNER: Peter Vanek Peter Vanek, Staff Planner, displayed photographs and the site plan stating the request was continued from the May 20, 1998 meeting to allow staff time to review and research the information submitted by the applicant and review the development history in the surrounding area. Staff stated that after careful review they found no record of similar variances approved in District No. 2 of the Downtown Specific Plan. Staff is recommending denial of the proposed request as no special circumstances could be found to warrant the variance and approval would be a grant of special privilege to the applicant. THE PUBLIC HEARING WAS RE -OPENED. Ron Anton, 113-11th Street, stated that he verified that the square footage of the homes on 21St Street exceed the floor area ratio by the building permit. Herb Fauland, Zoning Administrator, stated that there are different standards for different districts and the examples Mr. Anton submitted were in a different district and built prior to the new code. John Jensen, 1940 N. Tustin Avenue, #118, Orange, applicant stated that the addition would be a non habitable area and therefore should not exceed floor area ratio requirements. Staff stated the calculations for floor area ratio are the same whether for habitable or non habitable areas based upon the zoning ordinance. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS RE -CLOSED. Herb Fauland, Zoning Administrator found nothing unusual about the configuration or topography of the subject lot as required in order to justify approving a variance. In addition, there have been no similar variances approved in District No. 2 of the Downtown Specific Plan. The Zoning Administrator determined that the design of the addition was not compatible with the single family residential development in the area and found the variances to constitute a grant of special privilege to the property owner. CONDITIONAL USE PERMIT NO.98-20 AND VARIANCE NO.98-6 WERE DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS FOR DENIAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR DENIAL - CONDITIONAL USE PERMIT NO.98-20: 1. Conditional Use Permit No. 98-20 for the establishment, maintenance and operation of 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 will be detrimental to the general welfare of persons working or residing in the vicinity and detrimental to the value of the property and improvements in the neighborhood as no usable outdoor area will be available on the upper level deck and the bulk and mass of the structure would increase. 2. The granting of Conditional Use Permit No. 98-20 will adversely affect the General Plan as the existing non -conforming structure will constitute a grant of special privilege inconsistent with limitations placed upon other properties within the same development and under identical zone classifications. The existing residence was constructed with a floor area ratio of 1.0 and the third story deck enclosure would increase the floor area ratio to 1.1 in lieu of 1.0. The 281 square foot deck enclosure includes glass as the primary material which is not consistent with the Downtown Design Guidelines. The design guidelines indicate that glass may be used as a secondary feature to highlight building feature, but not as a dominant exterior material for buildings. The glass deck enclosure will not incorporate a uniform design and a consistent style will not be evident in all exterior elevations. The third story glass deck enclosure would contrast significantly with the character of the neighborhood (LU 9.1.2). 3. The proposed addition will not comply with the provisions of the DTSP-2 (Downtown Specific Plan District No.2) 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 third story deck enclosure would be incompatible with other homes within the neighborhood because the third level deck would be completely enclosed with glass, would be 4 feet higher than the maximum 25 foot height limit within the rear 25 feet of the property, and would exceed the maximum 1.0 floor area ratio for the site. 4. The granting of the Conditional Use Permit will adversely affect the General Plan. The enclosure of the third story deck would exceed the height and floor area allowed for the structure, and is not compatible with the existing residence and the neighborhood character. In addition, it is not consistent with the Land•Use Element designation of RH (Residential High Density) on the subject property. ZA Minutes — 6/3/98 2 (98ZM0603) FINDINGS FOR DENIAL- VARIANCE NO.98-6: 1. The granting of Variance No. 98-6 for a third story deck enclosure which would be 29 feet in height in lieu of 25 feet within the required 25 rear yard setback and an increase in the floor area ratio to 1.1 in lieu of 1.0 will constitute a grant of special privilege inconsistent with limitations placed upon other properties in the vicinity and under an identical zone classification. Variances to the maximum 25 height limit within the rear 25 feet of the property and to the maximum floor area ratio have not been granted for similarly zoned properties in the general vicinity. 2. There are no special circumstances applicable to the subject property, including size, shape, topography and location or surroundings. The strict application of the zoning ordinance is not found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The third story deck enclosure would create an adverse impact to aesthetics and the floor area ratio for the lot. The addition would set a precedence as no other residence within the same development incorporates an addition on the third floor which exceeds the height limit within the required setback nor encloses the entire third story deck area or exceeds the floor area ratio for the structure. The enclosure of the entire third level deck would exceed the 25 foot height limit within the rear 25 feet of the property, setting a precedent and increasing the bulk and mass of the structure. 3. The granting of a variance is not necessary to preserve the enjoyment of one or more substantial property rights. The granting of the variance will be materially detrimental to the public welfare or injurious to property in the same zone classification. The property is developed with a three story home and a third level deck. The variance request would allow the property owner to exceed the 25 height limit by 4 feet within the required 25 foot rear setback and exceed the floor area ratio for the structure. 4. The granting of the variance will be materially detrimental to the public welfare or injurious to property in the same zone classification and is consistent with the General Plan. The deck enclosure will be not architecturally compatible with the existing home and will alter the height and floor area ratio of the existing residence. It is not consistent with the Land Use Element designation of High Density Residential on the subject property and is not consistent the following goals and policies of the General Plan: a. Require that all new residential development within existing neighborhoods be compatible with existing structure. (LU 9.1.2) b. Identify that structures and site are designed and constructed to maintain their long term quality. (LU 4.2) ZA Minutes — 6/3/98 3 (98ZM0603) ITEM 2: ENTITLEMENT PLAN AMENDMENT NO 97-25 (CORAL CAY PUMP REMOVAL) APPLICANT/ PROPERTY OWNER: Coral Cay Community Association, c/o Concord Executive Services, 18 Technology Drive, Ste. #104, Irvine, CA 92618-2350 REQUEST: To amend an existing tentative tract map condition of approval so removal of a tidal bay pump and transformer may occur. LOCATION: Between 16951 and 16955 Coral Cay (west of the tidal bay, east of Coral Cay Lane) PROJECT PLANNER: Joe Thompson Joe Thompson, Staff Planner, displayed the site plan stating that the request is to remove Condition No. 16 from Tentative Tract Map No. 8040. Staff indicated the pump and transformer had malfunctioned, causing fire damage and has not been operative since that time. The removal of the pump and transformer will reduce the potential danger to the residents living in the area. Staff is recommending approval of the proposed request with findings and voted no other modifications will take place as a result of the removal of the pump and transformer. The removal also ensures that existing buildings are maintained in a manner which is consistent with the safety standards required by the Fire Department. THE PUBLIC HEARING WAS OPENED. Apollonia Eisel, 16955 Coral Cay, adjacent resident, spoke in support of the request. Frank Eisel, 16955 Coral Cay, adjacent resident, 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. ENTITLEMENT PLAN AMENDMENT NO.97-25 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 - ENTITLEMENT PLAN AMENDMENT NO.97-25: 1. Entitlement Plan Amendment No. 97-25 to delete Condition of Approval No. 16 of Tentative Tract Map No. 8040 in order to allow removal of the Coral Cay Community Association tidal bay pump and transformer 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 Huntington Beach Fire Department has made the pump and transformer inoperative since their malfunction. The removal of the pump and transformer will reduce the potential danger to the residents living in the area. 2. The entitlement plan amendment will be compatible with surrounding uses as no other modifications will take place as a result of the removal of the pump and transformer as required under Condition No. 16 of Tentative Tract Map No. 8040. ZA Minutes - 6/3/98 4 (98ZM0603) L 1 3. The proposed removal of the pump and transformer 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. On -site parking is provided and no additional parking demand is generated by the proposed removal. 4. The granting of the entitlement plan amendment to allow the removal of the tidal bay pump and transformer will not adversely affect the General Plan. The proposed project is consistent with the goals and objectives of the City's General Plan and the Public Facilities and Services Element designation on the subject property which ensures that existing buildings are maintained in a manner which is consistent with fire safety (PF 2.3.3). CONDITIONS OF APPROVAL - ENTITLEMENT PLAN AMENDMENT NO.97-25: 1. The site plan received and dated April 14, 1998 shall be the conceptually approved layout. 2. The removal of the pump, transformer and any associated equipment 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. Edison Electric Company or a similar company shall remove the pump, transformer and associated equipment and shall dispose of the equipment in a manner suitable to the Huntington Beach Public Works Department. c. The Coral Cay Community Association shall bare all costs and liabilities associated with removal of the pump, transformer and associated equipment. 3. During removal, the applicant shall: a. Attempt to phase and schedule removal activities to avoid high ozone days (first stage smog alerts); b. Discontinue removal during second stage smog alerts. 4. Prior to final approval, the following shall be completed: a. Compliance with all conditions of approval specified herein shall be accomplished. b. Any sidewalks or landscaping that have been destroyed as a result of the removal of the pump, transformer and associated equipment shall be replaced and 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 — 6/3/98 (98ZM0603) INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. All applicable Public Works fees shall be paid. (PW) 2. The removal of the pump and transformer 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. 3. Removal shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Removal shall be prohibited Sundays and Federal holidays. 4. The Zoning Administrator reserves the right to revoke Entitlement Plan Amendment No. 97-25, pursuant to a public hearing, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 5. Entitlement Plan Amendment No. 97-25 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. 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 3: SIGN CODE EXCEPTION NO.98-3 (INTERNATIONAL HOUSE OF PANCAKES) APPLICANT: Joel Justice, Mr. Stax, Inc., 25020 Avenue Stanford, Unit 170, Valencia, CA 91355 PROPERTY OWNER: Illig, Illig & Brown/Edward Illig, 3577 No. Figueroa Street, Los Angeles, CA 90065 REQUEST: To install a new ten (10) foot high, 45 square foot pole sign within the corner and driveway visibility triangles. The existing monument sign to be removed is located within the corner and driveway visibility triangles. LOCATION: 18782 Beach Boulevard (northeast corner at Constantine Drive) PROJECT PLANNER: Ricky Ramos Ricky Ramos, Staff Planner, displayed the site plan and photographs stating that the request is for a new freestanding sign. The sign proposed bonus sign area which is allowed by code. The Design Review Board has reviewed and approved the design, colors and materials of the proposed sign. The exception is requested because the new sign will be located in the corner visibility triangle. Staff is recommending approval of the proposed request because, with the sign code exception requested, the proposed sign complies with the sign code. The proposed signage will not be detrimental to properties located in the vicinity and will not be a hazardous distraction. The proposed sign reduces the obstruction of vehicular and pedestrian traffic visibility in comparison to the existing monument sign because of the design of the new freestanding pole. ZA Minutes — 6/3/98 6 (98ZM0603) THE PUBLIC HEARING WAS OPENED. Joel Justice, 15952 Whitewater Canyon, Canyon Country, 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 he would be approving the proposed request with the addition of a finding that states the design of the structure increases vehicular, pedestrian and bicycle traffic visibility as compared to the existing monument sign located in the corner visibility triangle. SIGN CODE EXCEPTION NO.98-3 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING MODIFIED 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 — SIGN CODE EXCEPTION NO.98-3: 1. Sign Code Exception No. 98-3 for the installation of a ten (10) foot high, 45 square foot pole sign within the corner and driveway visibility triangles is compatible with the character of the area and is needed for special circumstances defined by the applicant and approved by the Zoning Administrator. There are no other planter areas on the site wide enough to accommodate a freestanding sign other than the proposed location at the corner planter. The new pole sign is still within the corner and driveway visibility triangles but blocks less of the traffic visibility over the currently existing monument sign because of its design with the sign cabinet having a five (5) foot clearance from grade and the pole having a maximum width of two (2) feet. The existing seven foot high monument sign is currently within the corner and driveway visibility triangles and blocks view within the prescribed clear area of between 3.5 feet and 7 feet. In contrast, the new ten (10) foot high, 45 square foot pole sign blocks less of the prescribed clear area. 2. The proposed signage will not adversely affect other signs in the area because it replaces an existing freestanding sign and will block less of the corner and driveway visibility triangles compared to the existing monument sign. Other than the sign code exception requested, the proposed sign complies with the sign code. The Design Review Board reviewed and recommended approval of the design, colors, and materials of the proposed sign 3. The proposed signage will not be detrimental to properties located in the vicinity. The subject site is located in a commercial area and the proposed sign is oriented towards Beach Boulevard, away from residential uses. The sign complies with the sign code except for the sign code exemption included in this request. 4. The proposed signage increases vehicular, pedestrian and bicycle traffic visibility compared to the existing monument sign because the new freestanding sign is designed as a pole sign with the sign cabinet having a five (5) foot clearance from grade and a maximum pole width of two (2) feet which blocks less visibility than the existing monument sign. It will not be a hazardous distraction because it will have an opaque background with internal illumination for items of information only as required by the sign code. ZA Minutes — 6/3/98 7 (98ZM0603) CONDITIONS OF APPROVAL — SIGN CODE EXCEPTION NO.98-3: 1. The site plan and sign elevations received and dated May 6, 1998 shall be the approved layout with the following modifications: a. The sign shall have an opaque background with internal illumination for items of information only. (Code Requirement) b. Street address shall be included on the sign to comply with City Specification No. 428. The size of the numbers shall be a minimum of six (6) inches with a'brush stroke of one and one-half (1.5) inches. c. Revise the site plan to reflect the corner radius at the street intersection. 2. Prior to submittal for building permits, the 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 and mechanical). 3. Prior to issuance of building permits: a. The applicant shall submit a copy of the revised site plan and elevation pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. b. If any landscaping is to be removed during the installation of the new sign, the applicant shall submit a Landscape Construction Set to the Department of Public Works for approval 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 plan materials to be removed and proposed plant materials; an irrigation plan; and approved site plan and copy of the entitlement conditions of approval. The landscape plan shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. Any existing mature trees to be removed shall be replaced at a two -to -one ratio (2:1) with minimum 36 inch box trees or palm equivalent and shall be incorporated into the project's landscape plan. (PW) 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. Sign Code Exception No. 98-3 shall not become effective until the ten day appeal period has elapsed. ZA Minutes — 6/3/98 8 (98ZM0603) 2. Sign Code Exception No. 98-3 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 Sign Code Exception No. 98-3, 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. All signs shall conform to the HBZSO except for any sign code exceptions approved concurrently. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 7. 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 4: TENTATIVE PARCEL MAP NO.97-160 (CHEVRON SUBDIVISION) APPLICANT: Colin Smythe, 18405 Tamarind Street, Fountain Valley, 92708 PROPERTY OWNER: Huntington Beach Pacific Coast Enterprises, LLC, 17220 Newhope Street, Suite 127, Fountain Valley, CA 92708 REQUEST: To consolidate five (5) lots into one (1) lot. LOCATION: 706 Pacific Coast Highway (northwest corner at 7th Street) PROJECT PLANNER: Ricky Ramos Ricky Ramos, Staff Planner, displayed photographs stating that the consolidation of the lots will not conflict with easements for access through or use of the property within the proposed subdivision. Dedication along the rear of the property will increase alley width and improve access in the area. The subject site is already developed with a mini -market which will be demolished to allow construction of a new and previously approved market with liquor and gas sales. Staff is recommending approval of the proposed request as the proposed parcel complies with the requirement for minimum lot size and frontage in District One of the Downtown Specific Plan and the site is physically suitable for the type and density of development. Herb Fauland, Zoning Administrator, stated that Condition No. 3.a.1 and 3.a.2 should include the location of the dedications and Condition No. 3.b should be changed to state locations approved by the City in lieu of the Zoning Administrator. ZA Minutes — 6/3/98 9 (98ZM0603) THE PUBLIC HEARING WAS OPENED. Colin Smythe, 18405 Tamarind Street, Fountain Valley, 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. TENTATIVE PARCEL MAP NO.97-160 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP NO.97-160: 1. Tentative Parcel Map No. 97-160 for the consolidation of five lots into one lot is consistent with the General Plan Land Use Element designation of Mixed Use Vertical on the subject property, or any applicable specific plan, or other applicable provisions of this Code. The proposed parcel complies with the requirement for minimum lot size of 10,000 square feet and 100 feet of frontage on Pacific Coast Highway in District One of the Downtown Specific Plan. Variance No. 96-3 was granted previously to allow development of a market with liquor and gas sales on the 13,187.5 square foot subject lot in lieu of the minimum required lot size of 14,000 square feet for service stations. 2. The site is physically suitable for the type and density of development. The site is flat and is appropriate for visitor -serving commercial uses as called for in District One of the Downtown Specific Plan. 3. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The subject site is already developed with a mini -market which will be demolished to allow construction of a new and previously approved market with liquor and gas sales. The site does not presently support any fish or wildlife. 4. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision unless alternative easements, for access or for use, will be provided. Dedication along the rear of the property will increase alley width and im9rove access in the area. Access to the project will be off Pacific Coast Highway and 7 Street which are dedicated public rights -of -way. CONDITIONS OF APPROVAL - TENTATIVE PARCEL MAP NO.97-160: 1. The tentative parcel map received and dated March 31, 1998, shall be the approved layout with the following modifications: (PW) a. The Parcel Map boundary shall be shown as a double -width solid line. b. Show the proposed parcel number (i.e. Parcel 1). ZA Minutes — 6/3/98 10 (98ZM0603) c. Revise the typical section of 7t" Street and PCH. d. Correct the utility notes on the map as follows: 1. Sewer — Change OCSD to City of Huntington Beach. 2. Cable TV — Change Comcast to Time Warner. 2. Prior to final map approval, the modifications outlined in Condition 1 shall be completed. 3. The following conditions shall be completed prior to recordation of the final map unless otherwise stated. Bonding may be substituted for construction in accordance with the provisions of the Subdivision Map Act. (PW) a. The following street right-of-way shall be dedicated to the City of Huntington Beach: 1. 4.5 feet of alley along the north side of the subject lot. 2. A property line radius of 24 feet at the corner of PCH and 7t" Street. b. All vehicular access rights to 7t" Street and Pacific Coast Highway shall be released and relinquished to the City of Huntington Beach except at locations approved by the City. c. The engineer or surveyor preparing the final map shall comply with Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18 for the following items: 1. Tie the boundary of the map into the Horizontal Control System established by the County Surveyor. 2. Provide a digital graphics file of the map. d. A mylar and prints of the recorded Parcel Map shall be provided to the Public Works and Community Development Department at the time of recordation. INFORMATION ON SPECIFIC CODE REQUIREMENTS: All applicable Public Works fees shall be paid prior to map recordation. (PW) 2. Tentative Parcel Map No. 97-160 shall become null and void unless exercised within two (2) years of the date of final approval. An extension of time may be granted by the Planning Director pursuant to a written request submitted to the Planning Division a minimum 30 days prior to the expiration date. 3. The applicant shall submit a check in the amount of $38 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 — 6/3/98 11 (98ZM0603) NON PUBLIC HEARING ITEMS ITEM 5: LOT LINE ADJUSTMENT NO. 98-1(HOME DEPOT) APPLICANT/ PROPERTY OWNER: Huntington Beach Union high School District, 10251 Yorktown Avenue, Huntington Beach, CA 92646 REQUEST: To adjust a lot line between Parcel 1 and the remainder parcel of Parcel Map No. 97-120 to accommodate the existing screen wall for Home Depot to be located on the Home Depot parcel of land (Parcel 1), rather than the School District's parcel (remainder parcel). LOCATION: 17071 Gothard Street (southeast corner of Warner Avenue and Goldenwest Street) PROJECT PLANNER: Bob Goldin Bob Goldin, Staff Planner, stated the lot line adjustment is being requested to accommodate an eight (8) foot high screen wall which was built on the School District's property by approximately 1.5 feet along the west property line. No comments, written or verbal, have been received from the public and the applicant is in concurrence with staff s recommendation. Staff is recommending approval of the proposed request as it will not create any additional parcels or building sites and it will not sever any existing structure on either side of the two (2) parcels. LOT LINE ADJUSTMENT NO.98-1 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING "ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - LOT LINE ADJUSTMENT NO. 98-1 : The granting of Lot Line Adjustment No. 98-1 for the adjustment of a lot line of 1.5 feet between two adjacent parcels will not create any additional parcels or building sites. 2. The resulting parcels from the lot line adjustment will conform to the standards of the PS District (Public -Semi Public) and CG District (General Commercial) in terms of size and lot frontage. 3. The lot line adjustment will not sever any existing structure on either of the two parcels. An existing screen wall for Home Depot has been built on the School District parcel that needs to be on the Home Depot parcel to assume ownership and maintenance responsibilities of the wall. 4. The lot line adjustment will not allow a greater floor are ratio than allowed prior to the adjustment. The subject parcels are zoned for commercial and public space uses and do not contain any residential units. 5. A plat map showing the lot line adjustment has been prepared and will be filed in accord with the provisions of Section 253.24. ZA Minutes — 6/3/98 12 (98ZM0603) 1 J 1 CONDITIONS OF APPROVAL - LOT LINE ADJUSTMENT NO.98-1: 1. Lot Line Adjustment 98-1 received April 15, 1998 shall be the conceptually approved layout. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Lot Line Adjustment No. 98-1 shall not become effective until the ten day appeal period has elapsed. 2. Lot Line Adjustment No. 98-1 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 Lot Line Adjustment No. 98-1, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Ordinance Code or Municipal Code occurs. 4. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 5. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Zoning Administrator's action. THE MEETING WAS ADJOURNED AT 2:22 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JUNE 10,1998 AT 1:30 PM. Herb Fauland Zoning Administrator :kjl ZA Minutes — 6/3/98 13 (98ZM0603)