HomeMy WebLinkAbout2000-02-23E
MINUTES
HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
Room B-6 - Civic Center
2000 Main Street
Huntington Beach California
WEDNESDAY, FEBRUARY 23, 2000 - 1:30 P.M.
ZONING ADMINISTRATOR: Mary Beth Broeren
STAFF MEMBER: Sandra Thornton, Jane James, Ricky Ramos, Kim Langel
(recording secretary)
MINUTES: None
ORAL COMMUNICATION: None
ITEM 1: COASTAL DEVELOPMENT PERMIT NO.99-31 (PALMER RESIDENCE)
APPLICANT:
Karen Otis, Otis Architecture, 16871 Sea Witch Lane, Huntington
Beach, CA 92649
PROPERTY OWNER:
Frank and Maria Palmer, 4101 Morningstar Drive, Huntington Beach,
CA 92649
REQUEST:
To remodel an existing single-family dwelling and construct a 368
square foot addition.
LOCATION:
4101 Morning Star Drive (on Morning Star west of Saybrook)
PROJECT PLANNER:
Sandra Thornton
Sandra Thornton, Staff Planner, displayed a site plan and photographs stating that the proposed
request was located at 4101 Morning Star Drive, surrounded on the north by the Huntington Beach
Harbour and to the south, east and west by residential development. The request is to remodel an
existing single-family dwelling and construct a 368 square foot addition. Staff has received no
correspondence in regards to this request.
Staff is recommending approval of the proposed request as it meets code requirements and
development regulations for the Low Density Residential zoning district, including building, height,
setbacks, and site coverage.
Mary Beth Broeren, Zoning Administrator, asked staff if the additional floor area ratio would impact
the site coverage. Staff stated that it would be creating a 45% site coverage.
THE PUBLIC HEARING WAS OPENED.
Jerry Urner, Huntington Harbour Property Owners Association, representing the Architectural
Review Committee, stated that the Committee had reviewed and approved the request and urged the
Zoning Administrator to approve.
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 she would be approving the request with the
addition of a condition that requires the site coverage calculation to be added to the front page of the
plans.
COASTAL DEVELOPMENT PERMIT NO.99-31 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) WORKING 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 15301 of the CEQA Guidelines, because the addition will not increase the floor
area by more than 50 percent or 2,500 square feet.
FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO.99-31:
Coastal Development Permit No. 99-31 for the development project, as proposed or as modified
by conditions of approval, conforms with the General Plan, including the Local Coastal Program.
The project is an addition to an existing single family residence, which conforms to the General
Plan Land Use designation of Residential Low Density. The project will not impact public views
or access to coastal resources.
2. The project is consistent with the requirements of the CZ Overlay District, the base zoning
district, as well as other applicable provisions of the Municipal Code. The project meets all
development regulations for the Low Density Residential zoning district, including building
height, setbacks, and site coverage.
3. At the time of occupancy the proposed development can be provided with infrastructure in a
manner that is consistent with the Local Coastal Program. All necessary infrastructure is
provided for the project.
4. The development conforms with the public access and public recreation policies of Chapter 3 of
the California Coastal Act. No public access or recreational opportunities exist at the site.
CONDITIONS OF APPROVAL - COASTAL DEVELOPMENT PERMIT NO.99-31:
The site plan, floor plans, and elevations received and dated December 2, 1999 shall be the
conceptually approved layout with the following modifications:
a. Site coverage calculation shall be added to page A-1.
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2. Prior to submittal for building permits, the following shall be completed:
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a. Zoning entitlement conditions of approval shall be printed verbatim on all the working
drawing sets used for issuance of building permits (architectural, structural, electrical,
mechanical and plumbing) and shall be referenced in the index.
3. 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 Department of Planning.
4. Prior to final building permit inspection and approval the following shall be completed:
a. 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)
b. 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.
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:
Coastal Development Permit No. 99-31 shall not become effective until the ten working day
appeal period has elapsed. For projects in the appealable area of the coastal zone, there is an
additional ten working day appeal period that commences when the California Coastal
Commission receives the City's notification of final action.
2. Coastal Development Permit No. 99-31 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 Coastal Development Permit No. 99-31,
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.
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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. Construction sk gll be limited to Monday -Saturday 7:00 AM to 8:00 PM. Construction shall be
prohibited Sundays and Federal holidays.
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 Zoning
Administrator's action.
ITEM 2• VARIANCE NO 99-30 (ADAMSON RESIDENCE)
APPLICANT:
Louie Hernandez, The Louie Group, 20902 Brookhurst St., Ste 201,
Huntington Beach, CA 92646
PROPERTY OWNER:
Reg Adamson, 6122 Dundee Dr., Huntington Beach, CA 92647
REQUEST:
To allow construction of a new single-family dwelling with a variance
for a two (2) foot, six (6) inch side yard setback adjacent to the alley in
lieu of five (5) feet and a six (6) inch side yard garage setback in lieu of
three (3) feet required by code.
LOCATION:
222 Rochester Avenue (south side of Rochester, approximately 150 feet
west of Huntington Street)
PROJECT PLANNER:
Jane James
Amy Wolfe, Staff Planner (presenting for Jane James), displayed a site plan stating that the proposed
project is to allow construction of a new single family dwelling with a variance request at 222
Rochester Avenue. The variance is requested for a reduced side yard setback adjacent to the alley
because the City requires a two foot, six inch dedication from the subject property in order to widen
the adjacent alley from 17.5 feet to 20 feet. Staff supports the variance request for this reason. Staff
has received only one phone call regarding the request and no written correspondence.
Staff is recommending approval of the proposed request with changes to include a block wall in lieu
of the proposed wood fence, relocation of the garage and incorporation of three additional windows
with architectural treatment. Staff also modified several existing conditions of approval.
THE PUBLIC HEARING WAS OPENED.
Randy Allison, 222 Rochester Avenue, representing applicant, stated that other variances of this type
have been granted elsewhere in the City of Huntington Beach. He stated that the applicant would like
to keep the wood fence in lieu of staff s proposed block wall, and stated that the wood fence would be
consistent with other developments in the area.
Brad Colon, 222 Rochester Avenue, representing applicant, requested a clarification on Condition
No. 6.a.4. regarding the meter size. Staff clarified.
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THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
Mary Beth Broeren, Zoning Administrator, asked staff why they were recommending a block wall in
lieu of a wood fence. Staff stated that for aesthetics reasons due to its close proximity to the alley and
residential areas. It would also enhance the appearance of the project and the neighborhood. Staff
stated that in addition to the aesthetics, the Planning Commission has asked staff to advocate block
walls in lieu of wood fences when appropriate, however, staff has accepted wood fences at certain
sites.
Mary Beth Broeren, Zoning Administrator, stated that she would be approving the request with staff s
recommended changes and would require a block wall with the provision that it could be sand painted
or stuccoed.
VARIANCE NO.99-30 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 15305, Class 5 of the CEQA Guidelines, because the side yard variance is minor
in nature and will not have any adverse impact on the environment.
FINDINGS FOR APPROVAL - VARIANCE NO.99-30:
The granting of Variance No. 99-30 to allow a two foot, six inch street (alley) side yard setback in
lieu of five feet and six inch street side yard garage setback in lieu of three feet will not constitute
a grant of special privilege inconsistent with limitations upon other properties in the vicinity and
under an identical zone classification. The reduction in street (alley) side yard setback is
requested because the City of Huntington Beach requires a two foot, six inch dedication from the
subject property in order to widen the adjacent alley from 17.5 feet to 20 feet. This variance will
not result in a special privilege because most other properties in the immediate vicinity are not
adjacent to an alley and would not be required to dedicate property in the same manner.
2. Because of special circumstances applicable to the subject property, including size, location, and
surroundings, 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 an identical zone
classification. The variance is necessary because the side property line is adjacent to an alley
which requires widening from 17.5 feet to 20 feet. Dedication of two feet, six inches from the
subject property is necessary to complete the alley widening but reduces the property owner's
ability to construct a house of similar size and value as the surrounding development. Since the
subject lot is only 25 feet wide prior to dedication, the loss of two feet, six inches for alley
widening substantially reduces the ability to construct a useable residence and maintain the
required five foot setback. The reduction in side yard setback allows the property owner to
develop the property in accord with other single family residences in the neighborhood.
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3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial
property rights. The reduction in side yard setback allows the property owner to construct a
single family home similar in size and shape as normally permitted on other 25 foot wide lots in
the vicinity.
4. The granting of the variance will not be materially detrimental to the public welfare or injurious
to property in the same zone classification. The reduction in street (alley) side yard setback will
not create a detriment to other properties in the neighborhood because the building encroachment
into the setback area is adjacent to a public alley rather than adjacent to another residence. The
side yard setback on the interior property line adjacent to a residential property complies with the
zoning code setback standards.
5. The granting of the variance will not adversely affect the General Plan. It is consistent with the
Land Use Element designation of RMH-25-d (Medium High Density Residential - 25 units per
acre - Design Overlay) on the subject property because single family residences are permitted on
25 foot wide lots in this area. In addition, the variance for street (alley) side yard setback does not
conflict with any of General Plan goals and policies which encourage a variety of residential
development and projects of high quality architectural design.
CONDITIONS OF APPROVAL — VARIANCE NO.99-30:
1. The site plan, floor plans and elevations received and dated December 17, 1999 shall be the
conceptually approved layout with the following modifications:
a. The site plan shall be revised to depict a block wall from the north side of the garage to the
front setback along the new easterly property line in lieu of the proposed wood fence. The
block wall shall be topped with a decorative cap, shall be a maximum of six feet high, and
shall be either covered in stucco or coated with a sand paint to match the house. No wall or
fence shall be constructed between the garage and the east side property line.
b. The site plan shall be revised to depict the required 10 foot by 10 foot visibility triangle
measured from the intersection of the driveway and the new property line after dedication.
Therefore, the garage shall be moved north to accommodate the proper visibility
requirements.
c. A minimum of three additional windows with trim shall be provided on the second floor of
the east elevation in order to improve the architectural interest of the structure from the alley
and from the adjacent multi -family project. The revised elevation shall be subject to approval
of the Planning Director.
d. The floor plan shall be revised so that the side garage door does not open into the alley.
e. 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)
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f. All exterior mechanical equipment shall be screened from view on all sides. Rooftop
mechanical equipment shall be setback 15 feet from the exterior edges of the building.
Equipment to be screened includes, but is not limited to, heating, air conditioning,
refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be
architecturally compatible with the building in terms of materials and colors. If screening is
not designed specifically into the building, a rooftop mechanical equipment plan showing
screening must be submitted for review and approval with the application for building
permit(s). (Code Requirement)
g. 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.
2. 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. A plan for erosion control for all water runoff from the property during construction and
initial operation of the project may be required if deemed necessary by the Director of Public
Works. (PW)
c. Site plans and elevations depicting the height and material of all retaining walls, walls, and
fences consistent with the grading plan 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.
3. Prior to submittal for building permits, the following shall be completed:
a. Zoning entitlement conditions of approval shall be printed verbatim on all the working
drawing sets used for issuance of building permits (architectural, structural, electrical,
mechanical and plumbing) and shall be referenced in the index.
b. The Planning Department shall review and approve the revised site plan and elevations as
modified pursuant to Condition No. 1.
c. All Fire Department requirements shall be noted on the building plans. (FD)
d. 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,
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foundations, retaining walls, streets, utilities, and chemical and fill properties of underground
items including buried pipe and concrete and the protection thereof. (Code Requirement)
e. 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 pentral heating units.
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4. Prior to issuance of building permits, the following shall be completed:
a. Submit a 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 the following to the City of Huntington Beach (PW) (Code Requirement):
1) 2.50 feet off of the rear of the subject property adjacent to the alley.
2) 2.50 feet off the east side of the subject property adjacent to the alley.
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)
5. During grading, site development, and/or construction, the following shall be adhered to:
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.
f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and
phone number of a field supervisor to contact for information regarding the development and
any construction/ grading activity.
6. Prior to final building permit inspection and approval, the following shall be completed:
a. All improvements to the property shall be completed in accordance with the approved plans
and conditions of approval specified herein, including:
1) Landscaping;
2) Construct new sidewalk, curb, and gutter, and paving as necessary, on Rochester Avenue;
(PW)
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3) Remove and replace one-half of existing asphalt alley and replace with asphalt alley;
(PW)
4) Install new water service, sized to meet minimum requirements set by Uniform Plumbing
Code, and a water meter. Minimum lateral size shall be one -inch; (PW)
5) Install new sewer lateral to each lot per City of Huntington Beach standards; (PW)
6) Address numbers will be installed to comply with City Specification No. 428. (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 shall comply with all provisions of the Huntington Beach Fire Code and City
Specification No. 422, Well Abandonment. (FD)
e. The project will comply will all provisions of Huntington Beach Municipal Code Title
17.04.085 and City Specification No. 429, Methane District Building Permit Requirements.
(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. 99-30 shall not become effective until the ten calendar day appeal period has
elapsed.
2. Variance No. 99-30 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. 99-30, 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.
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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. ' y Construction shaJl be limited to MondaySaturday 7:00 AM to 8:00 PM. Construction shall be
prohibited Sundays and Federal holidays.
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 Zoning
Administrator's action.
8. All landscaping shall be maintained in a neat and clean manner, and in conformance with the
HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of
Planning and Public Works for Code requirements. Substantial changes may require approval
by the Zoning Administrator.
9. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of
Occupancy. (PW )
10. Park Land In -Lieu Fees shall be paid prior to issuance of building permits.
11. State -mandated school impact fees shall be paid prior to issuance of building permits.
12. An encroachment permit shall be required for all work within the right-of-way. (PW )
ITEM 3: ENTITLEMENT PLAN AMENDMENT NO.99-18/VARIANCE NO.00-2/
TENTATIVE PARCEL MAP NO 99-223 (G&M OIL EXPANSION)
APPLICANT:
Andrea Fiscus, G&M Oil Co., 16868 A Street, Huntington Beach, CA
92647
PROPERTY OWNER:
George A. Pearson, 16868 A Street, Huntington Beach, CA 92647
REQUEST:
To amend a previously approved site plan and permit the conversion of
existing warehouse space into office area and expand the second floor
for office. A variance is requested to allow a seven (7) foot landscape
planter (with two (2) feet of vehicle overhang) in lieu of the minimum
ten (10) foot wide planter required. The project also includes
consolidation of the adjacent lot and expansion of the parking area.
LOCATION:
16868 A Street (southeast corner of A Street and Robidoux)
PROJECT PLANNER:
Jane James
Sandra Thornton, Staff Planner (presenting for Jane James), displayed a site plan and photographs,
stating that the proposed project is located at 16868 A Street and is a request to amend a previously
approved site plan to permit the conversion of existing warehouse space into office area and expand
the second floor for office. A variance is requested to decrease the landscaped planter. A
consolidation of the adjacent lot and expansion of the parking area are also requested. Staff has
received one phone call requesting clarification and no written correspondence.
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Staff is recommending approval of the proposed request because it meets all code requirements with
the exception of the variance. Staff supports the variance request because a variance was already
granted for a reduction in landscape planter width along A Street at the time of original construction
and compliance with a full planter width would result in an asymmetrical drive aisle and parking
striping pattern.
THE PUBLIC HEARING WAS OPENED.
Andrea Fiscus, 16868 A Street, applicant, stated that she was available to answer any questions.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
ENTITLEMENT PLAN AMENDMENT NO.99-18NARIANCE NO.00-2/TENTATIVE
PARCEL MAP NO.99-223 WERE 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 15301, Class 1 and Section 15305, Class 5 of the CEQA Guidelines, because the
project involves a minor expansion to an existing facility and a minor variance to landscape
development standards. The office and parking lot expansion will have no adverse impact on the
environment.
FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP NO.99-223:
1. Tentative Parcel Map No. 99-223 for the consolidation of two lots is consistent with the General
Plan Land Use Element designation of General Commercial on the subject property, or any
applicable specific plan, or other applicable provisions of this Code except for the landscape
variance approved concurrently with this application. The proposed lot consolidation is
consistent with General Plan goals and policies to encourage commercial and business
development in areas designated for General Commercial uses.
2. The site is physically suitable for the type and density of development. The two lots for
consolidation are both flat and do not contain any unique topography or vegetation. An office
building exists on the northern lot and the southern lot will be improved with landscaping and
parking in order to incorporate the property into the existing office facility.
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 project consists of a minor office expansion and consolidation of
two lots for new parking and landscaping improvements. The lot consolidation will not cause any
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health problems, will not cause any adverse environmental impacts, and will not involve any fish
or wildlife habitat.
4. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the,Apublic at large, for access through or use of, property within the proposed
subdivision unless alternative easements, for access or for use, will be provided. There are no
existing easements for access through or use of the subject property.
FINDINGS FOR APPROVAL — ENTITLEMENT PLAN AMENDMENT NO 99-18:
1. Entitlement Plan Amendment No. 99-18 for the establishment, maintenance and operation of the
1,522 square foot office expansion and new parking lot expansion 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 office and parking lot expansions will be
harmonious with the adjacent non -conforming residential development and will not create any
adverse environmental impacts.
2. The entitlement plan amendment will be compatible with -surrounding uses because the project
involves a minor expansion of office area and new parking lot which are consistent with the
existing office use at the subject site. The current office building co -exists peacefully with the
adjacent non -conforming residential uses to the south and east and is also compatible with
existing commercial uses to the west.
3. The proposed office and parking lot expansion 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 except for the landscape planter width variance approved concurrently. The project
meets all other development standards in terms of setbacks, maximum building height, and
overall landscaping required. A total of 30 parking spaces are required for the project and 35
spaces will be provided.
4. The granting of the entitlement plan amendment will not adversely affect the General Plan. It is
consistent with the Land Use Element designation of General Commercial on the subject property
and is consistent with the following goals and policies of the General Plan:
a. Goal LU 1: Achieve development that maintains or improves the City's fiscal viability and
reflects economic demands while maintaining and improving the quality of life for the current
and future residents of Huntington Beach.
b. Policy LU 10.1.16: Require that additions to existing office developments be designed to
complement the existing structures and achieve a consistent character.
The office and parking lot expansion will allow a growing business, G & M Oil Company, to
expand their operations. The expansion of the business contributes to the City's fiscal health and
ultimately improves the quality of life for Huntington Beach residents. Also, the office and
parking lot expansion are well designed and consistent with the existing structure and existing site,
improvements, such as fencing and landscaping.
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FINDINGS FOR APPROVAL - VARIANCE NO. 00-2:
1. The granting of Variance No. 00-2 to allow a seven foot wide landscape planter with a two foot
vehicle overhang (total of nine feet) in lieu of a ten foot wide planter with no vehicle overhang
along the west property line will not constitute a grant of special privilege inconsistent with
limitations upon other properties in the vicinity and under an identical zone classification. The
subject property has previously been granted a reduction in landscape planter width along A
Street and other variances to development standards have been granted in the area when
deviations have been warranted.
2. Because of special circumstances applicable to the subject property, including shape and
surroundings, 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 identical zone
classification. Because a variance was already granted for a reduction in landscape planter width
along A Street at the time of original construction, compliance with a full planter width would
result in an asymmetrical drive aisle and parking striping pattern. Granting of the variance allows
expansion of the parking lot and landscaping areas consistent with the existing conditions.
3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial
property rights. Granting of the variance allows the property owner to expand the interior office
square footage and the parking lot while consolidating two parcels of land. The reduction in
landscape planter width along A Street allows the property owner to match the existing landscape
planter width and provide a safe and effective circulation pattern on the site.
4. The granting of the variance will not be materially detrimental to the public welfare or injurious
to property in the same zone classification. Granting of the variance actually encourages a safe
circulation pattern on the site. If a full landscape planter width was provided it would not match
existing conditions and may cause a hazard by resulting in an asymmetrical drive aisle and
parking striping pattern.
5. The granting of the variance will not adversely affect the General Plan. It is consistent with the
Land Use Element designation of General Commercial on the subject property because it allows
the property owner to expand a growing business and encourages commercial development in
commercially designated areas.
CONDITIONS OF APPROVAL — TENTATIVE PARCEL MAP NO.99-223:
1. The tentative map received and dated December 8, 1999 shall be the approved layout.
2. A reproducible mylar copy and a print of the recorded parcel map, along with digital graphic files
of the recorded map per the City of Huntington Beach "CAC Standards Manual for Consultants,"
shall be submitted to the Department of Public Works at the time of recordation. (PW)
3. 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 item: Tie the boundary of the map into the Horizontal Control System
established by the County Surveyor. (PW)
ZA Minutes 02/23/00 13 (OOZM0223)
4. The Final Parcel Map shall be recorded with the County of Orange prior to issuance of building
permits. (PW)
5. The property, owper shall dedicate five feet of A Street. (PW)
6. The property owner shall dedicate two feet, six inches off of the alley. P
7. The Departments of Planning and Public Works are responsible for compliance with all
conditions of approval herein as noted after each condition. The Planning Director and Public
Works Director shall be notified in writing if any changes to the parcel map are proposed as a
result of the plan check process. Permits shall not be issued until the Planning Director and Public
Works Director have 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.
CONDITIONS OF APPROVAL — ENTITLEMENT PLAN AMENDMENT NO.99-18/
VARIANCE NO.00-2:
1. The site plan, floor plans, and elevations received and dated December 8, 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)
b. Outdoor lighting shall utilize energy -saving lamps. All outside lighting shall be directed to
prevent "spill -over" onto adjacent properties, shall be shown on the site plan and elevations,
and shall not emit glare skyward. Lighting shall be capable of being dimmed to a minimum
security level during hours of non -operation of the facility. (PW)
c. The site plan shall be revised to depict proper dimensions for landscaping, parking stalls, and
required back-up space within the new parking lot. A minimum seven foot wide landscape
planter, including two feet for vehicle overhang, shall be provided along the south property
line. Parking stalls shall be depicted as 17 feet long with two feet of overhang into the
landscape planter. Back-up area between the parking stalls and the building shall be a
minimum of 26 feet.
d. A six foot high block wall shall be provided on the east property line between the building
and the south property line. A minimum three foot wide planter shall be provided on the
interior side of the block wall.
e. Provide one parking stall as turnaround space adjacent to east property line landscape and new
block wall.
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V
2. Prior to issuance of grading permits, the following shall be completed:
a. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be
prepared by a Civil or Environmental Engineer. (PW)
b. A detailed soils analysis shall be prepared by a registered Soils Engineer. This analysis shall
include on -site soil sampling and laboratory testing of materials to provide detailed
recommendations for grading, chemical and fill properties, foundations, retaining walls,
streets, and utilities. (PW)
c. A Grading Plan, prepared by a Registered Civil Engineer, shall be submitted for review and
approval. (PW)
d. Street Improvement Plans, prepared by a Registered Civil Engineer, shall be submitted for
review and approval. (PW)
e. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be
submitted to the Department of Public Works for review and approval by the Park, Trees, and
Landscape Division. The Developer shall submit irrigation demands to ensure proper
irrigation service sizing. (PW)
f. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule
403 as related to fugitive dust control. (PW)
g. Blockwall/fencing plans shall be submitted to an approved by the Department of Planning.
Double walls shall be avoided to the greatest extent feasible. Applicant shall coordinate with
adjacent property owners and make reasonable attempts to construct one common property
wall. If coordination between property owners can not be accomplished, the applicant shall
construct a six (6) foot high wall located entirely within the subject property and with a
maximum two (2) inch separation from property line. Any removal of walls on private
residential property and construction of new common walls 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. The applicant shall
provide proof to the City that all adjacent property owners have been contacted.
3. Prior to submittal for building permits, the following shall be completed:
a. Zoning entitlement conditions of approval shall be printed verbatim on all the working
drawing sets used for issuance of building permits (architectural, structural, electrical,
mechanical and plumbing) and shall be referenced in the index.
b. All Fire Department requirements shall be noted on the building plans. (FD)
4. Prior to issuance of building permits, the following shall be completed:
a. Submit a copy of the revised site plan pursuant to Condition No. 1 for review and approval
and inclusion in the entitlement file to the Planning Department.
ZA Minutes 02/23/00 15 (OOZM0223)
b. All applicable Public Works fees shall be paid. (PW)
c. A grading p�ixpit shall be issued. (PW)
d. A Final Parcel Map shall be recorded with the County of Orange. (PW)
e. The developer shall dedicate 5.00 feet off of "A" Street. (This may be shown on the Parcel
Map) (PW)
f. The developer shall dedicate 2.50 feet off of the alley. (This may be shown on the Parcel
Map) (PW)
5. During grading, site development, and/or construction, the following shall be adhered to:
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.
f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and
phone number of a field supervisor to contact for information regarding the development and
any construction/ grading activity.
6. Prior to final building permit inspection and issuance of a Certificate of Occupancy, 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) Landscaping;
2) All new and existing utilities shall be installed underground. (PW)
3) Construct curb, gutter, and sidewalk along frontage of lot to be consolidated with existing
site, per City of Huntington Beach standards. (PW)
1
4) The applicant shall construct alley half -width along frontage of lot to be consolidated.
(PW)
ZA Minutes 02/23/00 16 (OOZM0223)
5) The existing water services and meters serving the site may potentially be utilized if they
are of adequate size, conform to current standards, and are in working condition as
determined by the Water Division. If new services are required, they shall be installed per
Water Division standards and sized to meet the minimum requirements set by the Uniform
Plumbing Code (UPC) and Uniform Fire Code (UFC). (PW)
6) An automatic fire sprinkler and fire alarm system shall be installed throughout. Shop
drawings shall be submitted and approved by the Fire Department prior to system
installation. (FD)
7) Address numbers will be installed to comply with City Specification No. 428. (FD)
8) Exit signs and exit path markings will be provided in compliance with the Huntington
Beach Fire Code and Title 24 of the California Administrative Code. (FD)
10) Fire extinguishers will be installed and located in areas to comply with Huntington Beach
Fire Code Standards found in City Specification No. 424. (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.
7. The use shall comply with the following:
a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted,
marked, and 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. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers.
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. Entitlement Plan Amendment No. 99-18/Variance No. 00-2/Tentative Parcel Map No. 99-223
shall not become effective until the ten calendar day appeal period has elapsed.
2. Entitlement Plan Amendment No. 99-18/Variance No. 00-2/Tentative Parcel Map No. 99-223
shall become null and void unless exercised within two years of the date of final approval or
ZA Minutes 02/23/00 17 (OOZM0223)
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 Entitlement Plan Amendment No. 99-
18Nariance No,.°,60-2/Tentative Parcel Map No. 99-223, 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.
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. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be
prohibited Sundays and Federal holidays.
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 Zoning
Administrator's action.
8. All landscaping shall be maintained in a neat and clean manner, and in conformance with the
HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of
Planning and Public Works for Code requirements. Substantial changes may require approval'
by the Zoning Administrator.
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. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of
Occupancy. (PW)
1 L State -mandated school impact fees shall be paid prior to issuance of building permits.
12. A Public Works construction permit shall be required for all work within the City right-of-way.
(PW)
13. A Certificate of Occupancy must be issued by the Planning Department and Building and Safety
Department prior to occupying the building.
THE MEETING WAS ADJOURNED AT 1:50 PM BY THE ZONING ADMINISTRATOR TO
THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR
ON WEDNESDAY, MARCH 1, 2000 AT 1:30 PM.
Mary B�--�roeren
Zoning Administrator
:kjl
ZA Minutes 02/23/00 18 (OOZM0223)