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HomeMy WebLinkAbout1999-05-26MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY MAY 26 1999 -1.30 P.M. ZONING ADMINISTRATOR: Mike Strange, Acting STAFF MEMBER: Ian Jones, Wendy Bounds, Peter Vanek, Ramona Kohlmann (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: SIGN CODE EXCEPTION NO.99-2 (ENTERPRISE RENT -A -CAR SIGNS) APPLICANT: Enterprise Rent-A-Car, c/o Colleen Kay, 18151 Beach Boulevard, Huntington Beach, CA 92648 PROPERTY OWNER: Alfred Cruchley, 4456 Birchwood Ave., Seal Beach, CA 90740 REQUEST: To permit three (3) wall signs for a total of sixty (60) square feet of sign area in lieu of a maximum forty-two (42) square feet. LOCATION: 17090 Beach Boulevard (northeast corner of Beach and Blaylock) PROJECT PLANNER: Ian Jones Ian Jones, Staff Planner, displayed site plans and photographs, stated the purpose and location of the request and stated that the proposed item was heard before the Design Review Board (DRB). Staff recommended approval of the request based upon the suggested findings outlined in the staff report. THE PUBLIC HEARING WAS OPENED. Colleen Kay, 18151 Beach Boulevard, the applicant, stated she was available to answer questions. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. SIGN CODE EXCEPTION NO.99-2 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 PROJECTS EXEMPT FROM CEOA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to section 15311, Class 11, of the CEQA Guidelines, because the project involves a minor alteration to an existing commercial building. FINDINGS FOR APPROVAL — SIGN CODE EXCEPTION NO.99-2: 1. Sign Code Exception No. 99-2 for three (3) wall signs for a total of sixty (60) square feet of sign area in lieu of a maximum forty-two (42) square feet, is compatible with the character of the area and is needed for special circumstances defined by the applicant and approved by the Zoning Administrator. The signs are a part of the Enterprise trademark logo, and are an essential element, given the close proximity of the building to Beach Boulevard. Beach Boulevard is a major thoroughfare and the signs will give motorists ample time to recognize the business location. Furthermore, no monument sign will be installed. 2. The proposed signage will not adversely affect other signs in the area. The signs will not block the visibility of other signs in the surrounding area, and are compatible with existing signs in the vicinity. 3. The proposed signage will not be detrimental to properties located in the vicinity. The signs are well integrated into the existing architecture. In addition, due to the close proximity of the building to Beach Boulevard, the three (3) fascia bands will allow the building to act as a monument sign, enhancing the design of the site, without the additional clutter of a monument sign. 4. The proposed signage will not obstruct vehicular or pedestrian traffic visibility and will not be a hazardous distraccfion. The three (3) signs on the building are constructed with internal illumination and do not contain distracting items of information or special treatments, such as flashing or pulsing lights. The signs are not located within the site angle area on the corner of Beacjn Boulevard and Blaylock. CONDITIONS OF APPROVAL - SIGN CODE EXCEPTION NO.99-2: 1. The site plan and sign elevations received and dated April 30, 1999 shall be the approved layout. 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. No monument sign shall be permitted in conjunction with the building or site. 4. The existing monument sign identifying the previous business shall be removed prior to final inspection. ZA Minutes — 05/26/99 2 (99ZM0526) 1 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. 6. The Zoning Administrator reserves the right to rescind this sign code exception approval in the event of any violation of the terms of the applicable zoning laws. Any such decision shall be preceded by notice to the applicant and a public hearing and shall be based on specific findings. 7. The Planning Director ensures that all conditions of approval herein are complied with. The Planning 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 Planning 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. 99-2 shall not become effective until the ten day appeal period has elapsed. 2. Sign Code Exception No. 99-2 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 Planning Department a minimum 30 days prior to the expiration date. The Zoning Administrator reserves the right to revoke Sign Code Exception No. 99-2, 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 Department, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 5. 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 Planning Department. 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 Planning Development within two (2) days of the Zoning Administrator's action. ZA Minutes — 05/26/99 (99ZM0526) ITEM 2• CONDITIONAL USE PERMIT NO.99-13 (H.O.W. HALL) APPLICANT: H.O.W. Hall, P.O. Box 92615-6267, Huntington Beach, CA 92615 PROPERTY OWNER: ABCD Company, Limited, 20866 E. Quail Run Drive, Huntington Beach, CA 91789 REQUEST: To permit a personal enrichment service (recovery program) within an existing commercial center. LOCATION: 19171 Magnolia Street, Suite 6 (southwest corner of Magnolia and Garfield) PROJECT PLANNER: Wendy Bounds Wendy Bounds, Staff Planner, displayed site plans stating that the request is to allow a personal enrichment service within an existing commercial center. Staff stated that the proposed use will not be a detriment to persons working or residing in the area or to the property values within the area. Staff recommended approval of the project based on the findings and conditions outlined in the staff report. Staff stated that the project is compatible with the surrounding area, the use will service the community, and the project meets all development regulations including parking. Staff stated that the proposed project is consistent with General Plan Subarea 8 and the Commercial Nodes Subarea. Staff stated that three letters have been received expressing concern regarding the welfare of families and surrounding properties, and one phone call requesting information on the project. Mike Strange, Acting Zoning Administrator, asked staff what comments were received from the police department and staff stated that no concerns were expressed. Mr. Strange asked Staff if any police reports or code enforcement violations were issued during H.O.W. Hall's occupancy on Beach Boulevard near Garfield. Staff stated that there were a few complaints from,one of the residents, specifically noise and hours extending beyond 11:00 P.M. THE PUBLIC HEARING WAS OPENED. Steve Anderson, 21162 Breton Lane, stated that he is a former member of H.O.W. Hall's board of directors, and he presented a review of H.O.W. Hall's function and a history of Alcoholics Anonymous. Mr. Anderson stated that contrary to their former operation, their new operation will now include on -site supervision. Mr. Anderson presented a one -page summary expressing concerns regarding the conditions as follows: 1. Condition 4.a, which excludes use of the site on a Sunday. 2. Conditions 4.c and 4.d wherein staff limited the total number of people to 65. Mr. Anderson stated the current limit is 108 people and he explained that they would exceed 65 people only on occasion. 3. Condition 4.e would limit use to the north entryway by the attendees. ZA Minutes — 05/26/99 4 (99ZM0526) Kenneth Pollock, 19292 Coralwood Lane, neighboring resident, opposed the request expressing concern over the possibility of the maximum allowable number of people being exceeded, and asked if any adverse incidents requiring police intervention have occurred at H.O.W. Hall's current location. Mr. Pollock requested stipulation in a condition that there be no incidents of this nature and asked if the conditions would require a resident -in -charge. Jack Hughett, 8851 Crescent Drive, neighboring resident, retired from the Los Angeles County Fire Department, stated that the occupancy load should be a fire department concern because of the hazard of overcrowding in a public assembly. Mr. Hughett noted that if the limit is 65, allowing 105 is way beyond what it should be. Paul Arnerich, 18132 Bird Court, Chairman of the Board for H.O.W. Hall, supported the request and addressed the square footage of the meeting area. Gale Licata, 8841 Crescent, neighboring resident, opposed the request, and expressed concern that the proposed site has unrestricted access to the residences including children going to and from school and playing in the park. Ms. Licata questioned the caliber of the people who will be attending the proposed site, and asked why this item was advertised as a personal enrichment center instead of a meeting hall for alcoholics anonymous. Justin Braunagel, 8791 Crescent, neighboring resident, who submitted a letter of concern to staff, opposed the request and supported Gale Licata's concerns. Mr. Braunagel emphasized the fact that the site's attendees will be alcoholics and drug users, and he asserted that the site will be used as a rehabilitation center for substance abusers, some of whom will have criminal records and are attending only by virtue of a court order. Mr. Braunagel emphasized his concern over the fact that there will be people with criminal records in an area with children, and also expressed concern that H.O.W. Hall would impact the neighboring property values. Marie Hughett, 8851 Crescent Drive, neighboring resident, opposed the request and asked why an industrial area was not considered. Paul Arnerich explained the difference between an alcohol/drug rehabilitation center and a meeting venue such as the proposed site for the maintenance and promotion of sobriety. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.99-13 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. ZA Minutes — 05/26/99 5 (99ZM0526) FINDINGS FOR PROJECTS EXEMPT FROM CEOA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to section 15301 of the CEQA Guidelines, because the project is a minor alteration and operation of an existing commercial center FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.99-13: Conditional Use Permit No. 99-13 for the establishment, maintenance and operation of 2,556 square foot personal enrichment service (recovery programs) with 910 square feet of -meeting assembly area 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. H.O.W. Hall will operate in compliance with the conditions outlined for approval of this project. These conditions will ensure that the use will not pose any detriment to the general welfare of people or the value of property within the vicinity. 2. The conditional use permit will be compatible with surrounding uses because the site is within an existing commercial center. A personal enrichment service is compatible with the retail and other service uses within the center. The center is the site of a dance studio that is also a use classified as a personal enrichment service. The closest residential property is slightly more than 200 feet south of the site. The proposed use will also serve the surrounding neighborhood and the entire community. 3. The proposed personal enrichment service 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 site is already developed and the use meets all zoning development standards, including required parking. 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 Commercial on the subject property. The project is consistent with the goals and policies of the commercial land use category of the General Plan. In addition, the project is located within the Commercial Nodes General Plan Subarea 8 which intends to maintain and establish commercial centers to serve the surrounding residential neighborhoods and the greater community. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.99-13: 1. The site plan, floor plans, and elevations received and dated March 31, 1999 shall be the conceptually approved layout with the requirement to revise the floor plans to reflect the following: a. Identify the locations of all exits and aisle ways. b. Identify exit doors equipped with panic hardware. ZA Minutes — 05/26/99 (99ZM0526) c. Identify the location of all fire extinguishers. d. Identify the location of automatic sprinklers within the suite. 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. All Fire Department requirements shall be noted on the building plans. (FD). 3. Prior to issuance of building permits, compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 4. The use shall comply with the following: a. Hours of operation shall be limited to between 5:30 a.m. and 10:00 p.m. Sunday through Thursday, and 5:30 a.m. through 11:00 p.m. on Fridays and Saturdays. b. Only the uses described in the narrative received and dated March 31, 1999 shall be permitted. c. Maximum occupancy for the suite is 65 persons. Maximum occupancy of the large meeting assembly room is 40 persons, and maximum occupancy of the small meeting room is 20 persons (BD). d. Total meeting assembly area shall not exceed 910 square feet, and not have more than 60 people meeting within the suite at any given time. All meeting attendants and other users of this facility shall enter through the door on the north elevation. The door of the south elevation shall be restricted to use by employees and emergencies only. f. A supervisor shall be present on -site during all hours of operation for the use. 5. A review of the use shall be conducted by the Staff within six (6) months after the issuance of Certificate of Occupancy or final building permit approval to verify compliance with all conditions of approval and applicable Chapters of the Huntington Beach Zoning & Subdivision Ordinance. 6. The Planning Director ensures that all conditions of approval herein are complied with. The Planning 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 Planning 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 — 05/26/99 7 (99ZM0526) INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 99-13 shall not become effective until the ten-day appeal period has elapsed. 2. Conditional Use Permit No. 99-13 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 Planning Department a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 99-13, 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 Building Department prior to occupying the building. 5. The development shall comply with all applicable provisions of the Municipal Code, Building Department, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 6. 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 Planning Department. 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 Planning Department within two (2) days of the y Zoning Administrator's action. THE MEETING WAS ADJOURNED AT 2:25 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON W19DNESDAY, JUNE 2,1999 AT 1:30 PM. •a Michael Strange, Acting Zoning Administrator Mot 1 ZA Minutes — 05/26/99 (99ZM0526)