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HomeMy WebLinkAbout1999-10-27MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, OCTOBER 27,1999 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Sandra Thornton, Joe Thompson, Ricky Ramos, Ramona Kohlmann (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: SIGN CODE EXCEPTION NO.99-6 (PROMPT CARE SIGN) (CONTINUED FROM THE OCTOBER 13,1999 MEETING) APPLICANT: Mark A. Frank, San Pedro Sign Company, 701 Lakme Avenue, Wilmington, CA 90744 PROPERTY OWNER: Hoyle and Diane Schweitzer, AMC Management, 1600 Dove Street, #140, Newport Beach, CA 92660 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, displayed site plans. Staff recommended denial of the project based on the fact that the findings for the sign code exception could not be made. Staff stated that the additional words are not compatible with the character of the area and are not needed for special circumstances. Staff stated that the proposed signage, if approved, would adversely affect other properties in the area because it would establish a precedent to allow extraneous information on the signs. Staff stated that the Design Review Board (DRB) reviewed the project and recommended removing the words "WALK-IN 7 DAYS 8AM TO 9PM" and required that the address be removed from the sign. No telephone calls or letters have been received regarding the project Mary Beth Broeren, Zoning Administrator, and staff reviewed and discussed photographs of the sign. THE PUBLIC HEARING WAS OPENED. Dr. Jamie Lewis, Medical Director and owner of the Memorial Prompt Care Facility, presented extensive reasons for the necessity of the sign: Mark Frank, 19209 Foxglen, the applicant, presented photographs depicting signs of various medical facilities that include hours of operation and suggested alternatives to the requested sign. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren stated that she did drive by the subject property and viewed the existing wall signage. Ms. Broeren, staff, Dr. Lewis, and the applicant discussed, at length, alternatives to the request. Ms. Broeren stated that she concurred with the recommendations by staff and the DRB. Ms. Broeren emphasized that this request would deviate from the City sign code and regulations in terms of not allowing ancillary information. SIGN CODE EXCEPTION NO.99-6 WAS 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 - SIGN CODE EXCEPTION NO.99-6: 1. Sign Code Exception No. 99-6 to allow the words "WALK-IN 7 DAYS 8AM TO 9PM" is not compatible with the character of the area and is not needed for special circumstances defined by the applicant. The other businesses in the vicinity do not have their hours of operation posted on their signs. 2. The proposed signage will adversely affect other properties in the area because it will establish a precedent to allow other businesses to include extraneous information on signs. ITEM 2: VARIANCE NO.99-20 (BRIGGS RESIDENCE APPLICANT: The Louie Group, 20902 Brookhurst St., #201, Huntington Beach, CA 92646 PROPERTY OWNER: Barbara Briggs, 615 Frankfort Ave., Huntington Beach, CA 92648 REQUEST: To demolish an existing single family residence covering two (2) lots and construct two (2) single family residences, each with a one (1) foot interior side setback in lieu of a three (3) foot interior side setback (a reduction of two (2) feet). LOCATION: 615 Frankfort Avenue (north side of Frankfort, east of Delaware) PROJECT PLANNER: Joe Thompson ZA Minutes10/27/99 2 (99ZM1027) Joe Thompson, Staff Planner, displayed site plans stating that due to the tapered shape of the lots, if the proposed single-family residence were to comply with the code for a three (3) foot setback, the applicant would be required to move the garage back resulting in about a 40 foot driveway and a substantial reduction in the buildable area of the lot. Staff stated that all of the development standards comply with the Zoning Code and the General Plan Use and Designation of RMH. One letter was received from a property owner directly across from the alley expressing concerns for reduced light, ventilation, and privacy. Staff expressed support of the variance with the conditions imposed noting that a variance on another property located on the same street was previously approved. Mary Beth Broeren, Zoning Administrator, and staff discussed the fire alarm, fire sprinkler system requirements and the minimum set back requirements in the front versus the requested setback. THE PUBLIC HEARING WAS OPENED. Louie Hernandez, 20902 Brookhurst, the applicant, discussed with Ms. Broeren the Fire Department's access requirements and presented an alternative access. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren confirmed with Mr. Hernandez that he has reviewed all of the conditions. Further discussion ensued with Ms. Broeren, staff, Mr. Hernandez, and Barbara Briggs, the owner, (615 Frankfort) regarding the requirements imposed by the Fire Department. Ms. Broeren stated that she was going to approve the request with the conditions required by the Fire Department and that the Fire Department could opt to change them in plan check. VARIANCE NO.99-20 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. SHE 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 CEQA: 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 15303 of the CEQA Guidelines, because the project involves construction of two (2) single family residences located in an urbanized area previously designated for this type of use. FINDINGS FOR APPROVAL - VARIANCE NO.99-20: 1. The granting of Variance No. 99-20 to allow a one (1) foot interior side setbacks for two (2) proposed single family residences on two adjoining lots in lieu of the minimum three (3) foot setback (a reduction of two feet) will not constitute a grant of special privilege inconsistent with ZA Minutes 10/27/99 3 (99ZM 1027) limitations upon other properties in the vicinity and under an identical zone classification. Other variances have been approved for reduced side yard setbacks for similar shaped lots within the same neighborhood and zoning classification. 2. Because of special circumstances applicable to the subject property, including size and shape of the subject lots, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under the identical zone classification. The subject lots taper approximately 10 feet between the front property lines and the rear property lines resulting in an approximate lot width of 21 feet along the rear property line abutting the alley. Due to the tapered shape of the lots, the reduced rear lot widths prohibit the construction of a standard 19 foot wide two (2) car garage with alley access, yet still maintain minimum side yard setbacks. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. Due to the narrowness at the rear of the lots, the garage would be required to be moved forward to accommodate the minimum side yard setbacks, which would result in a 37 foot long driveway, substantially reducing -'the buildable area of the lot. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification. Minimum side yard setbacks will be maintained on one side of each property allowing for emergency access into the rear yards. Additionally, the portion of each structure that most encroaches into the reduced setback is the garage and not a habitable area. Therefore, adequate distance between habitable areas of adjacent structures will be maintained. 5. The granting of the variance will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Residential Medium High Density on the subject property. In addition, it is consistent 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 15.5 Ensure that development achieves the visual and physical character intended for the district in which it is located. CONDITIONS OF APPROVAL — VARIANCE NO.99-20: �i 1. The site plan, floor plans, and elevations received and dated August 20, 1999 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) ZA Minutes10/27/99 4 (99ZM1027) c. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non -obtrusive, not interfere with sidewalk areas and comply with required setbacks. d. Exterior walls less than three (3) feet from a property line shall be a minimum of one -hour fire rated construction and no openings per 1997 UBC Tab 5-A. (BD) 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover 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). c. 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 grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) b. Blockwall/fencing plans shall be submitted to and approved by the Planning Department. Double walls shall be prohibited. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 4. 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 Planning Department. b. Dedicate 2.50 feet off of the rear of the subject property adjacent to the alley. (PW) (Code Requirement) c. A street improvement plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) ZA Minutes 10/27/99 (99ZM1027) 5. 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. 6. Prior to final building permit inspection, 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: 1) A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. The system will provide the following: a) Audible alarms; b) water flow, valve tamper and trouble detection; c) Smoke detectors (FD) 2) 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. (FD) 3) An automatic fire sprinkler system shall be installed throughout. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning 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. The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422, Well Abandonment. (FD) 1 ZA Minutes10/27/99 6 (99ZM1027) e. The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) f. Service roads and 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) 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. Variance No. 99-20 shall not become effective until the ten-day appeal period has elapsed. 2. Variance No. 99-20 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 Variance No. 99-20, 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. Park and Recreation fees shall be paid at issuance of building permits. 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 Department, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 9. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaping, written approval must be obtained from the Departments of Planning and Public Works. Substantial changes shall require approval by the Zoning Administrator. ZA Minutes10/27/99 7 (99ZM1027) 10. 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 Zoning Administrator's action. ITEM 3• CONDITIONAL USE PERMIT NO 99-39 (SANDOVER MODEL HOME COMPLEX) APPLICANT: Dolly Smit, Hearthside Homes, Inc, 6 Executive Circle, #250, Irvine, CA 92614 PROPERTY OWNER: Signal Landmark, 6 Executive Circle, Suite 250, Irvine, CA 92614 REQUEST: To establish a model home complex, which includes two (2) model home units, one of which is partially used as a sales office. The request also includes a six-(6) foot high security gate at the subdivision entrance. LOCATION: Southwest corner of Bolsa Chica and Los Patos PROJECT PLANNER: Joe Thompson Joe Thompson, Staff Planner, displayed site plans. Staff stated that the Police Department does not support the proposed six-(6) foot high security gate because of safety reasons. Staff stated that the applicant has provided three alternative options, and staff supports option number 1 as it gives the most visibility through the gate yet it is in keeping with the character of the neighborhood. Staff stated that the model home complex including the security gate is compatible with the surrounding uses, conforms with the Zoning Code, and conforms with the General Plan designation of RL. Staff recommended approval of the request with the recommended conditions imposed. Staff stated that no calls were received from the surrounding property owners. THE PUBLIC HEARING WAS OPENED. Ed Mountford, 6 Executive Circle, #250, Irvine, the applicant, asked staff to present the changes to the conditions, which are as follows: 1. Deletion of Conditions Lb, 4.b, 6.i(2). 2. Change in the wording in Condition 4.e regarding access from Los Patos. 3. Change in Conditions 4.f, and 5. 1 Lengthy discussions ensued with Ms. Broeren, staff and the applicant regarding the fire protection plans, requested changes, clarification in the wording, and the necessity for condition 6.i (8, 9, 10, and 11). ZA Minutes10/27/99 8 (99ZM1027) Mike Rafferty, 6 Executive Circle, #250, Irvine, the applicant, explained the purpose for a secondary access. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren and Mr. Mountford discussed the landscape plans, submission of the landscape plans for plan check, visitor access to the complex, and construction traffic. Ms. Broeren stated that she was going to approve the request with the following changes to the conditions: 1. Condition l.b.: Delete. 2. Condition 4.b: To be tailored to reflect that a Landscape Construction Set is for the model homes. 3. Condition 4.f: Change the wording to include "close of escrow." 4. Condition 5: Additions as presented by staff. 5. Condition 6.i(a): Delete as recommended by the Fire Department. 6. Condition 6: Add the requirement that the landscaping plans be approved and be done prior to final building inspection for the model homes. 7. Condition 6.i(6): Shall specify for the model homes one (1) fire hydrant, and three (3) fire hydrants required for the overall project. 8. Condition 6.i(9-11): Will remain as requested by the Fire Department with the understanding 9. that the work is already completed. Condition 4.e: Shall be revised as suggested by Public Works. CONDITIONAL USE PERMIT NO.99-39 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED CONDITIONS OF APPROVAL. SHE 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 CEQA: 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 of the CEQA Guidelines because the security gates are considered a minor accessory structure and is temporary until the subdivision reaches the previously approved buildout. The model home complex is exempt pursuant to Section 15304 because it is considered a temporary use and will have no permanent effects on the environment. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.99-39: 1. Conditional Use Permit No. 99-39 for the establishment, maintenance and operation of the security gate and model home complex, which includes two (2) model home units, one of which is partially used as a sales office 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 ZA Minutes10/27/99 9 (99ZM1027) neighborhood. Adequate parking and directional signage will be provided for the model home complex. The security fence will provide increased security and safety to residents of the Sandover project. Pedestrian gates are included to maintain adequate pedestrian access. 2. The conditional use permit will be compatible with surrounding uses because the area is approved for detached single family units. The security gates will be constructed and painted to match the existing fence for the residential complex. 3. The proposed Conditional Use Permit 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 project conforms to all applicable development standards of the Zoning Ordinance, including setbacks and parking. The security gates and fence will comply with all applicable requirements, including those of the Fire and Public Works Department. 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 Low Density on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. UD 1.3.5 For new development, require that privately developed walls and fences make a positive visual contribution to the public streetscape including provisions of plant material enhancements. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.99-39: 1. The site plan received and dated October 7, 1999 and the gate elevation (Alternative No. 1) received and dated October 21, 1999 shall be the conceptually approved layout with the following modifications: a. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover 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). 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) ZA Minutes 10/27/99 10 (99ZM 1027) 3. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) 4. 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 Planning Department. b. A Landscape Construction Set must be submitted to the Department of Public. The Landscape Construction Set shall pertain to the model homes only and 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. The Landscape Construction Set for the model homes shall be approved by the Departments of Public Works and Planning. (PW) (Code Requirement) c. Submit gated entryway (access control devices) plans to the Planning Department. The gated entryway shall comply with Fire Department Standard No. 403. Prior to the installation of any gates, such plan shall be reviewed and approved by the Planning, Fire and Public Works Departments. d. The applicant shall demonstrate that SU-30 size trucks can maneuver and perform a 3-point turn in the entryway on Bolsa Chica Street. (PW) e. Any work along the Los Patos right-of-way may take access from Los Patos. All other construction traffic shall take access from Bolsa Chica except if the Bolsa Chica access is obstructed, the Los Patos access may be used. (PW) f. The sales office shall be discontinued within 30 days following the close of escrow of the last on -site unit. A cash bond shall be posted with the City in the amount of $1,000 for the sales office and $1,000 for each model home unit. (Code Requirement) 5. During construction, the applicant shall: a. Water trucks will be utilized on the site and shall be available to be used throughout the day in the areas where vehicles travel and the soils are processed to keep the soils damp enough to prevent dust raised by the operations. b. All haul trucks shall arrive at the site no earlier than 8:00 a.m., or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. ZA Minutes10/27/99 11 (99ZM1027) N c. Wet down areas to be or that are being remediated in the late morning and after work is completed for the day. d. Construction equipment shall be maintained in peak operating condition to reduce emissions. e. Use low sulfur (0.5%) fuel by weight for construction equipment. f. Truck idling shall be prohibited for periods longer than 10 minutes. g. The construction disturbance area shall be kept as small as possible. h. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. i. Discontinue operation during second stage smog alerts. j. All haul trucks shall be covered prior to leaving the site to prevent dust from impacting the surrounding areas. k. Prior to leaving the site, all haul trucks shall be washed off on -site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. 1. Comply with AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. in. Comply with the NPDES Storm Water Permit requirements. n. Wind barriers shall be installed along the perimeter of the site. 6. Prior to final building permit inspection and approval, the following shall be completed: a. Install curb and gutter per City of Huntington Beach Standard Plan No. 202. (PW) b. Install sidewalk per City of Huntington Beach Standard Plan No. 207. (PW) c. Install handicap ramps per Caltrans Standard Plan RNSP-A88, "Case C" and shall be appropriately placed to provide adequate wheelchair circulation. (PW) �d. Install street lights per City Guidelines. Provide street lighting calculations to support design. (PW) e. Install EVPE Opticom for gated entry. (PW) f. Project sign (Detail E) shall be placed so that adequate site distance is met for a 35 m.p.h. speed limit sign on Bolsa Chica Street. (PW) g. The Public Works Department will review plans for the proposed gated entry on Bolsa Chim Street and reserve any future comments. (PW) ZA Minutes10/27/99 12 (99ZM1027) h. Outdoor lighting shall utilize energy saving lamps. All outside lighting shall be directed to prevent "spill -over" onto adjacent properties and shall be shown on the site plan and elevations. Lighting shall be capable of being dimmed to a minimum -security level during hours of non -operation of the model home facility. (PW) i. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1). Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 2). Fire lanes will be designated and posted to comply with City Specification No. 415. (FD) 3). 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. (FD) 4). Fire access roads shall be provided in compliance with City Specification No. 401. Include the Circulation Plan and dimension all access roads. (FD) 5). Fire Hydrants must be installed before combustible construction begins. Prior to installation, shop drawings shall be submitted to the Public Works Department and approved by the Fire Department. The subject model home project requires one (1) hydrant. The entire subdivision, including the model home complex requires three (3) hydrants (City Specification No. 407). (FD) 6). An automatic fire sprinkler system shall be installed throughout when total building exceeds 5,000 square feet. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) 7). For Fire Department approval, submit a Fire Protection Plan in compliance with City Specification No. 426. (FD) 8). The project shall comply with all provisions of the HBFC and City Specification No. 422, Well Abandonment. (FD) 9). The project shall comply with all provisions of the HBMC Section 17.04.085 and City Specification No. 429, Methane District Building Permit requirements. (FD) 10). Installation and/or removal of underground flammable or combustible liquid storage tanks shall comply with Orange County Environmental Health and HBFD requirements. (FD) 11). Street names must be approved by the Fire Department. Please refer to City Specification No. 409. (FD) ZA Minutes10/27/99 13 (99ZM1027) 12). Security gates shall be designed to comply with City Specification No. 403. (FD) j. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department.' k. 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. 7. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted and marked. (FD) b. Service roads and 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) c. The sales office shall not be converted or expanded into a general business office for the contractor or developer. d. Temporary signs and the flags shall be permitted as part of the model home complex. The signs and flags shall be immediately removed upon close of escrow of the last unit. The signs and flags shall comply with maximum number, height and size provisions of the zoning code. e. All conditions of approval on Tentative Tract Map No. 15734, Conditional Use Permit No. 98-49 and Coastal Development Permit No. 98-17. 8. 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. 11 Conditional Use Permit No. 99-39 shall not become effective until the ten-day appeal period has elapsed. 2. Conditional Use Permit No. 99-39 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. 1 0 14 (99ZM 1027) ZA Minutes 10/27/99 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 99-39, 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. A Certificate of Occupancy must be issued by the Planning Department prior to occupying the building. 7. 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. 8. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 9. 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. 10. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaping, written approval must be obtained from the Departments of Planning and Public Works. Substantial changes shall require approval by the Zoning Administrator. 11. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Determination 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 Zoning Administrator's action. THE MEETING WAS ADJOURNED AT 2:35 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, NOVEMBER 3,1999 AT 1:30 PM. Mary eth B eren Zoning Administrator :rmk ZA Minutes10/27/99 15 (99ZM1027)