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Home My WebLink About1999-10-13MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, OCTOBER 13, 1999 -1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Joe Thompson, Sandra Thornton, Ricky Ramos, Kim Langel (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO.99-16NARIANCE NO.99-16 (SHERWIN WILLIAMS PAINT/WINSTON TIRE)(CONTINUED FROM THE OCTOBER 6, 1999 MEETING) APPLICANT: Julio Jenner, Studio 3 Architects REQUEST: To construct a 4,000 square foot Sherwin Williams paint store and expand the adjacent Winston Tire store by 1,600 square feet. The Variance is requested to allow a 9-foot wide landscape planter in lieu of 10 feet wide, and allow 40 parking spaces in lieu of 42 parking spaces (a reduction of 2 spaces). LOCATION: 17151 and 17171 Beach Boulevard (west side of Beach, south of Cypress) PROJECT PLANNER: Joe Thompson Joe Thompson, Staff Planner, stated that the request is to construct a 4,000 square foot Sherwin Williams paint store and expand the adjacent Winston Tire store by 1,600 square feet at 17151 and 17171 Beach Boulevard. A variance is requested for deviation to landscape and parking requirements. The request was continued to a date uncertain so that staff could research legal lot size issues, review the circulation pattern with Public Works, review additional landscape and parking opportunities, and research the type of retaining wall proposed. On October 6, 1999 the project was again agendized for Zoning Administrator review and was continued to October 13, 1999 at the applicant's request. Staff is recommending denial of the request because the site layout is inadequate for proper vehicle and pedestrian circulation and there is insufficient distribution of parking spaces. There is no buffering or physical protection provided between incoming vehicles from Beach Boulevard and the handicapped parking area and no separation or protection is provided between the paint store and the vehicular access way. Also, the proposed request does not comply with zoning code requirements or the goals and policies of the General Plan. THE PUBLIC HEARING WAS OPENED. Ken Gould, 3991 MacArthur Boulevard, #100, Newport Beach, representing applicant, spoke in support of the request and stated he was available to answer questions. Julio Gener, 20101 SW Birch Street, Newport Beach, architect, stated that he felt they were able to resolve the issues staff were concerned about. He stated that the traffic circulation and parking problems cited by the Zoning Administrator have been satisfactorily addressed with members of the Public Works Department, the parking plan is supported by parking surveys, the elevation has been improved upon and Public Works is now amenable to the three (3) foot high retaining wall. He also stated that they moved the handicap parking space for safety reasons. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mary Beth Broeren, Zoning Administrator, stated that she had visited the site and studied the plan. Ms. Broeren stated that the site does need an upgrade, however, she concurs with staff that the project is too intense for the site. She stated that her concern is that on -site circulation and distribution of parking is inadequate. CONDITIONAL USE PERMIT NO.99-51 AND VARIANCE NO.99-15 WERE DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS. SHE 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.99-16: 1. Conditional Use Permit No. 99-16 for the establishment, maintenance and operation of the 4,000 square foot paint store and 1,600 square foot addition to an existing tire store with compact parking will 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 site layout is inadequate for proper vehicle and pedestrian circulation. There is insufficient distribution of parking spaces as more than half of the required parking for the tire store are located on the adjacent paint store site. The handicapped parking spaces are located adjacent to the Beach Boulevard entrance to the site and no buffering or physical protection is provided between incoming vehicles and the handicapped parking area. Additionally, there is no separation provided between the paint store vehicular access way and the paint store building entrance. The building and customers have no protection from vehicles backing out of the parking spaces. 2. The conditional use permit for the proposed 4,000 square foot paint store and 1,600 square foot addition to an existing tire store with 20 percent compact parking will not comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) and any specific condition required for the proposed use in the district in which it would be located. The landscape planter width on the ZA Minutes — 10/13/99 2 (99ZM1013) northern most property line does not comply with minimum landscape planter width requirements of the HBZSO. 3. The granting of the conditional use permit for the proposed 4,000 square foot paint store and 1,600 square foot addition to an existing tire store will adversely affect the General Plan. It is inconsistent with the following goals and policies of the General Plan: LU 4.2.4 Require that all development be designed to provide adequate space for access, parking, supporting functions, open space, and other pertinent elements. LU 10.1.4 Require that commercial buildings and sites be designed to achieve a high level of architectural and site layout quality. FINDINGS FOR DENIAL - VARIANCE NO.99-16: 1. The granting of Variance No. 99-16 to allow 40 parking spaces in lieu of 42 parking spaces (a reduction of 2 spaces) and to allow a nine (9) foot wide landscape planter in lieu of 10 feet (a reduction of one foot) will constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. As proposed, the minimum square footage of the buildings, as required by the applicant, will result in an over -intensification of development on the site and thereby limits the parking lot area so that it will not allow the minimum number of parking spaces required by the zoning code. The over -intensiveness of development also limits the required minimum width of the most northern landscape planter. 2. The granting of a variance is not necessary to preserve the enjoyment of one or more substantial property rights. If the paint and tire store's building size were to be reduced, adequate area would be available in the parking lot to provide the minimum number of parking spaces and landscape planter width as required by the zoning code. However, due to minimum building size constraints as determined by the applicant, adequate area for the parking lot and landscape planter width is not provided. 3. The granting of the variance will be materially detrimental to the public welfare or injurious to property in the same zone classification. Due to the minimum square footage of the paint store building, as required by the applicant, a raised pedestrian sidewalk or other safety related buffering measures cannot be provided between the paint store building and adjacent drive aisle. In addition, adequate landscape screening will not be provided for the site. 4. The granting of the variance will adversely affect the General Plan. It is inconsistent with the following goals and policies of the General Plan: a. CE 5: Provide sufficient, well designed and convenient on and off-street parking facilities throughout the City. b. CE 5.1.2: Provide safe and convenient parking that has minimal impacts on the natural environment, the community image, or quality of life. ZA Minutes — 10/13/99 3 (99ZM1013) c. LU 4.2.4: Require that all development be designed to provide adequate space for access, parking, supporting functions, open space, and other pertinent elements. d. LU 10.1.12: Require that Commercial General uses be designed and developed to achieve a high level of quality, distinctive character, and compatibility with existing uses and development including the incorporation of site landscape, particularly along street frontages and in parking lots. ITEM NO.2: SIGN CODE EXCEPTION NO.99-6 (PROMPT CARE SIG APPLICANT: Mark A. Frank, San Pedro Sign Company REQUEST: To allow the words "WALK-IN 7 DAYS 8AM TO 9PM" on a proposed monument sign. LOCATION: 18561 Beach Boulevard (southwest corner of Beach and Main) PROJECT PLANNER: Sandra Thornton Sandra:Thornton, Staff Planner, stated that the applicant has submitted a letter requesting a continuance to the October 27, 1999 Zoning Administrator meeting. SIGN CODE EXCEPTION NO.99-6 WAS CONTINUED BY THE ZONING ADMINISTRATOR TO THE OCTOBER 27,1999 ZONING ADMINISTRATOR MEETING AT THE APPLICANT'S REQUEST. THE MEETING WAS ADJOURNED AT 2:00 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, OCTOBER 20,1999 AT 1:30 PM. M Bet Broeren Zoning Administrator :kjl ZA Minutes—10/13/99 4 (99ZM1013)