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HomeMy WebLinkAbout2000-07-12MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, DULY 12, 2000 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Ron Santos, Ramona Kohlmann (recording secretary) MINUTES: May 24, 2000 Minutes were approved ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO. 00-30NARIANCE NO. 00-12 (HARTMANN GARAGE APPLICANT/ PROPERTY OWNER: Mark Hartmann, 206 Crest Avenue, Huntington Beach, CA 92648 REQUEST: CUP: to construct a 498 square -foot detached garage, accessory to a single-family dwelling, at an existing non -conforming street side setback of four -feet (in lieu of ten feet); and VAR: to allow a three-foot interior side yard setback (in lieu of five feet). LOCATION: 206 Crest Avenue (between Lake Street and Main Street) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed site plans and photographs stating the purpose, location, zoning, and existing use of the proposed project. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report and because the project is compatible with surrounding uses. No written or verbal comments were received in response to the public notification. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mary Beth Broeren, Zoning Administrator, asked staff to modify specific code requirement number 7 to reflect the recent fee change to $43.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. CONDITIONAL USE PERMIT NO.00-30NARIANCE NO. 00-12 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. ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR PROJECTS EXEMPT FROM CEOA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Sections 15303 and 15305 of the CEQA Guidelines, because the project consists of construction of a small structure accessory to an existing single-family dwelling with a minor setback variance. CEQA Guidelines recognize such projects as typically not having a significant effect on the environment, and accordingly as "categorically exempt". FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-30: 1. Conditional Use Permit No. 00-30 for the construction and maintenance of a 498 square -foot detached garage with a four -foot setback from the street side property line (in lieu of ten feet) 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 proposed garage will improve public safety by allowing garage access via a street with lower traffic volume (Crest Avenue) than the street currently providing access to the existing garage (Lake Street). 2. The conditional use permit will be compatible with surrounding uses because the proposed garage will be constructed with a street -side setback matching that of the dwelling existing on the same lot. The proposed garage, as conditioned, will also match the color, exterior finish materials, and roof pitch of the existing dwelling. 3. The proposed garage 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 conditions required for the proposed use in the district in which it would be located, except for the interior side yard setback for which a variance is concurrently granted. 4. The granting of the conditional use permit will not adversely affect the General Plan. The proposed garage is consistent with the Land Use Element designation of Residential Medium Density and Residential Medium High Density of the subject property, which permit single- family dwellings and accessory structures. In addition, it is consistent with the following goals and policies of the General Plan: a. Residential Infill -Land Use Policy 9.2.1(a): maintenance of the predominant or median existing front yard (street side) setbacks. b. Residential Infill - Land Use Policy 9.2.1(b): building orientation that is compatible with the surrounding development. FINDINGS FOR APPROVAL - VARIANCE NO.00-12: The granting of Variance No. 00-12 to allow a three-foot interior side yard setback (in lieu of five) will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification, since the variance addresses ZA Minutes 07/12/00 2 - (OOZM0712) unique development constraints applicable to the subject property, related to its irregular shape and location between two intersecting streets. 2. Because of special circumstances applicable to the subject property, including size, shape and location, 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. The subject site is an irregularly -shaped, three -sided parcel with street frontage on two sides. This configuration limits opportunities to provide garage parking with safe access in conformance with applicable setback requirements. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The variance will facilitate construction of a garage with safe access, in replacement of an existing garage with traffic safety conflicts. In addition, the variance will allow for driveway parking where none exists and expansion of the existing dwelling. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification. Variance No. 00-12, as conditioned, will improve public safety by allowing construction of a garage accessible via a street with lower traffic volume than the street providing access to the existing garage. The proposed garage will also be adequately buffered from the adjoining property by a six-foot high fence. Moreover, a ten foot separation between the proposed garage and the nearest structure on the adjoining property will be maintained. 5. The granting of the variance will not adversely affect the General Plan. The proposed garage is consistent with the applicable Land Use Element designation of Residential Medium Density and Residential Medium High Density of the subject property, which permit single-family dwellings and accessory structures on the subject property. In addition, the proposed 498 square -foot detached garage is consistent with the following policy of the General Plan: Residential Infill - Land Use Policy 9.2.1(d): Maintenance of privacy on abutting residences. The proposed garage will be buffered from the nearest adjoining property by an existing six- foot high block wall. Moreover, the structure existing on the adjoining property nearest to the proposed garage is a garage — a use with a lower expectation of privacy. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.00-30/ VARIANCE NO.00-12: 1. The site plan, floor plans and elevations received and dated May 5, 2000 shall be the conceptually approved layout with the following modifications: a. Elevations of the proposed garage shall depict colors and building materials matching the dwelling existing on the same lot. b. The site plan shall depict only previously approved freestanding walls and fences. ZA Minutes 07/12/00 3 - (OOZM0712) 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the second page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. All Fire Department requirements shall be noted on the building plans. (FD). 3. Prior to issuance of building permits, submit a copy of the revised site plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department. 4. Prior to 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. The existing driveway along Lake Street shall be removed and replaced with curb, gutter and sidewalk per City standards. (PW) 2. Construction of a standard residential drive approach on Crest Avenue per City standards. (PW) 3. 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 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) 5. The Planning Director ensures that all conditions of approval herein are complied with. The Planning Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. ZA Minutes 07/12/00 4 - (OOZM0712) [1 INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 00-30/ Variance No. 00-12 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 00-30/ Variance No. 00-12 shall become null and void unless exercised within one year of the date of final approval which is July 12, 2000, or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Planning a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 00-30/ Variance No. 00-12, 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 fees from the Building and Safety, Public Works and Fire departments shall be paid prior to the issuance of building permits. 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 $43.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the Counjy of Orange and submitted to the Department of Planning within two (2) days of the Zoning Administrator's action. 8. Any applicable state -mandated school impact fees shall be paid prior to issuance of building permits. 9. An encroachment permit shall be required for all work within the right-of-way. (PW) ZA Minutes 07/12/00 - (OOZM0712) ITEM 2: TENTATIVE PARCEL MAP NO.00-126 (NORTH HUNTINGTON CENTER) APPLICANT/ PROPERTY OWNER: Jim Wood, Spieker Properties, 19600 Fairchild Road, Suite 285, Irvine, CA 92612 REQUEST: To divide one 3.7 acre parcel into four parcels, respectively .469 acres, .251 acres, .256 acres, and 2.724 acres. Three of the proposed parcels would circumscribe existing commercial buildings. The fourth parcel would contain the balance of the site and existing shared parking areas. No improvements are proposed in conjunction with the proposed map. LOCATION: 7777, 7887, 7979 Center Avenue (between Huntington Village Way and the 405 freeway) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed site plans and photographs stating the purpose, location and zoning of the proposed project. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. No written or verbal comments -were received in response to the public notification. THE PUBLIC HEARING WAS OPENED. Jim Wood, 19600 Fairchild Road, Suite 285, Newport Beach, applicant, stated he 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. Mary Beth Broeren, Zoning Administrator, asked staff to modify the conditions as follows: 1. Add Condition La to state that the STATISTICS table shall be corrected on the Final Map to identify Parcel 4. 2. Modify specific code requirement number 5 to reflect the recent fee change to $43.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. TENTATIVE PARCEL MAP NO.00-126 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 CEOA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to section 15315 of the CEQA Guidelines, because the project is a minor division of land into four parcels, in conformance with the General Plan and applicable Specific Plan Zoning. The project site has adequate access and all services available, was not involved in a division of a larger C ZA Minutes 07/12/00 6 - (OOZM0712) parcel within the previous two years, and has an average slope less than 20%. CEQA Guidelines recognize such projects as typically not having a significant effect on the environment, and accordingly as "categorically exempt". FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP NO.00-126: Tentative Parcel Map No. 00-126 for the division one 3.7 acre parcel into four parcels, respectively .469 acres, .251 acres, .256 acres, and 2.724 acres is consistent with the General Plan Land Use Element designation of Mixed Use — Specific Plan on the subject property, North Huntington Center Specific Plan, and other applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance, including minimum lot area, minimum lot width, and access requirements. 2. The site is physically suitable for the type and density of development. All improvements are existing and no change in density will occur within the Specific Plan area. 3. The design of the subdivision will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project site is fully improved and located in an urbanized area. The site does not contain fish or wildlife habitat. 4. The design of the subdivision will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The applicant will prepare and record a reciprocal parking and access agreement providing for shared use of on -site parking and public access to each parcel. CONDITIONS OF APPROVAL - TENTATIVE PARCEL MAP NO.00-126: 1. The tentative map received and dated June 6, 2000 shall be the approved layout. a. The STATISTICS table shall be corrected on the Final Map to identify Parcel 4. 2. Prior to submittal of the Final Map to the Public Works Department for processing and approval, the applicant shall prepare and submit an irrevocable reciprocal parking and access agreement for review and approval by the Planning Department and City Attorney. This agreement shall reflect common driveway access easements throughout and shall grant all current and future owners of all parcels depicted on the approved map unrestricted use of all parking spaces located within the project boundaries. The approved agreement shall be recorded in the Office of the Orange County Recorder concurrently with the approved Final Map and a copy submitted to the Planning Department. 3. The following conditions shall be completed prior to recordation of the final map unless otherwise stated: (PV) a. The engineer or surveyor preparing the final map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. ZA Minutes 07/12/00 7 - (OOZM0712) b. The engineer or surveyor preparing the final map shall submit to the County Surveyor a digital -graphics file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. 4. A reproducible mylar copy and print of the final parcel map shall be submitted to the Department of Public Works at the time of recordation. (PW) 5. 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 parcel map are proposed as a result of the plan check process. Final map approval shall not be granted 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS - TENTATIVE PARCEL MAP NO.00-126: 1. Tentative Parcel Map No. 00-126 shall not become effective until the ten calendar day appeal period has elapsed. 2. Tentative Parcel Map No. 00-126 shall become null and void unless exercised within two (2) years of the date of final approval (July 13, 2002). An extension of time may be granted by the Planning Director pursuant to a written request submitted to the Planning Department a minimum 60 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Tentative Parcel Map No. 00-126, 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 applicant shall submit a check in the amount of $43.00 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. ZA Minutes 07/12/00 8 - (OOZM0712) ITEM 3: COASTAL DEVELOPMENT PERMIT NO.00-06/CONDITIONAL USE PERMIT NO.00-17 (ALL SPACE SELF -STORAGE) APPLICANT: CT Realty, 20151 S. Birch Street, #200, Newport Beach, CA 92660 PROPERTY OWNER: Southern California Edison, 100 N. Long Beach Boulevard, #1004, Long Beach, CA 90802 REQUEST: To expand a self -storage facility on an adjoining 1.9 acre parcel, including 32,000 square -feet of new container -storage area. LOCATION: 8620 Hamilton Avenue (between Newland Street and Magnolia Street) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed site plans and photographs stating the purpose, location and zoning of the request. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. Staff stated that the project complies with the zoning and subdivision ordinance and conforms to all applicable development standards, including setbacks, building height, site coverage, floor area ratio, parking, and landscaping. In addition, the project is consistent with the policies of the General Plan for screening and design decoration. Staff stated that two letters in opposition to the request were received as follows: 1. Letter dated July 10, 2000 from the Huntington Beach Coastal Communities Association opposing the visibility into the site, the height of the wall, use of metal containers, possible public access onto the site by use of the front fire department gate, and residual lighting in neighboring residences. 2. Letter from Michael Collier, with attached signatures from 23 neighboring residents, asserting that the proposed project does not comply with the General Plan design and development requirements. THE PUBLIC HEARING WAS OPENED. Michael Orduno, 14799 Chestnut Street, Westminster, representing SCE, spoke in favor of the request. Mr. Orduno explained that containers are desirable as an alternative to permanent buildings because they provide the flexibility needed to facilitate the installation of future utility lines. Lance Watkins, 20151 S.W. Birch, Newport Beach, the applicant, presented explanations in favor of the request, in particular compliance with zoning regulations and development standards. Mr. Watkins stated that condition Lc would create an unreasonable hardship; asked for clarification of conditions 4.c and 4.e.4; stated that condition 6 was unnecessary since the project will be in compliance with the Fire Department's requirements; and opposed condition 8.c since the site will have an onsite resident manager. Barry Adnams, 1535 Monrovia Avenue, Newport Beach, architect, spoke in favor of the request stating that the project meets code requirements. Mr. Adnams questioned the necessity for the masonry wall. David Guido, 21241 Lochlea Lane, neighboring resident, expressed concern regarding visibility into the site, lighting, and the potential for deterioration of the containers over time. ZA Minutes 07/12/00 9 . (OOZM0712) Michael Collier, 8412 Doncaster Drive, neighboring resident, opposed the project and disagreed with the findings as outlined in the staff report. Mr. Collier presented a review of the letter he sent to staff (with signatures of 23 neighboring residents). Mr. Collier's major concerns were visibility into the site, a potential negative impact on future development, inappropriate land use, hours of operation, and landscaping. John Scott, Huntington Beach Southeast Neighborhood Association, opposed the project and stated that they were not notified of the proposed item. Mr. Scott stated that they don't want a precedent set for container usage, the NESSI site should be cleaned up first, they have enjoyed the SCE right-of- way, and they want a greenbelt area. 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 visited the site and expressed concern because the proposed project is near property designated Public by the General Plan and the item has not been reviewed by the Design Review Board (DRB). Ms. Broeren stated that she will approve the request with the added condition that the project design shall be reviewed by the DRB. Ms. Broeren stated that the proposed facility is a permitted use in the zone, existing self -storage is on the adjacent site, the proposed use would not significantly impact the NESSI site, and industrial uses currently exist in the area. Ms. Broeren asked staff to incorporate the following modifications: Finding No. 1 for the Conditional Use Permit: The last sentence shall read: Proposed storage units will be screened from view from the public right-of-way and residential properties by a decorative masonry wall and landscaping. Conditions: No. La — add: The minimum height of freestanding walls and gates proposed along the project street frontage shall be nine feet. No. Lb — add: Walls and/or fences, as approved by the Design Review Board, shall be constructed along the south and east property lines. No. 1.c — add: The color and finish of the proposed trash enclosure shall match that of the freestanding wall to be constructed along the property street frontage. No. Ld (modify 1.c from the suggested conditions): The masonry wall to be constructed along the property street frontage shall be extended southerly along the west property line a minimum of twenty lineal feet from a point commencing at the northwest corner of the proposed trash enclosure. No. 3.a — add: The Design Review Board and Planning Department shall review and approve the following: 1) Architectural treatment of all proposed structures, including storage units, freestanding walls, fences, gates, trash enclosures and landscaping. 2) Revised site plan and elevations as modified pursuant to Condition No. 1. No. 6 - modify: ... or such number as required by the Fire Department. ZA Minutes 07/12/00 10 - (OOZM0712) No. 8.a - add: All structures, landscaping, paving, etc. shall be maintained in a neat and orderly manner at all times. No. 8.c delete (from the suggested conditions) Specific Code Requirement No. 8: Reflect the recent fee change to $43.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. COASTAL DEVELOPMENT PERMIT NO.00-06/ CONDITIONAL USE PERMIT NO.00-17 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) WORKING DAYS. FINDINGS FOR PROJECTS EXEMPT FROM CEOA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines, because the project is an in -fill development consistent with applicable General Plan policies and zoning regulations. The project site is less than five acres, surrounded by urban uses, has no value as habitat for endangered, rare or threatened species, and may be adequately served by all required utilities and public services. Approval of the project would not result in any significant effects related to traffic, noise, air quality or water quality. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO.00-06: 1. Coastal Development Permit No. 00-06 for the development project as modified by conditions of approval, is consistent with the General Plan Land Use Element designation of I-F2-d (Industrial — maximum 0.5 F.A.R. — Design Overlay) and the Local Coastal Program. The proposed storage facility will be consistent with the following goals and policies of the General Plan: a. Objective ED 2.5: Revitalize, renovate and expand available industrial lands and facilities while attracting new industrial uses. b. Policy ED 2.5.1: Encourage and assist existing and potential industrial owners to update, modernize and expand their industrial properties. 2. The project is consistent with the requirements of the CZ Overlay District, the base zoning district, and other applicable provisions of the Municipal Code. The proposed storage facility is a permitted use in the Limited Industrial District and complies with all zoning regulations and development standards. 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. The project site is located in an urbanized area with all services and facilities available. 4. The development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. The proposed industrial project will not impede public access nor impact public views to coastal resources. ZA Minutes 07/12/00 11 (OOZM0712) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-17: 1. Conditional Use Permit No. 00-17 for the expansion of a self -storage facility on an adjoining 1.9 acre parcel, including 32,000 square -feet of new container -storage area, will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The proposed facility expansion is a low - intensity use designed to complement the existing facility by providing larger storage units. Proposed storage units will be screened from view from the public right-of-way and residential properties by a decorative masonry wall and landscaping. 2. The proposed project will be compatible with industrial uses existing on adjacent properties, including the self -storage facility located to the west, the industrial park located to the east, and the Edison sub -station to the south. Residential properties existing to the north, across Hamilton Avenue, are buffered from the project site by a landscaped utility right-of-way, 180 feet in width. 3. Conditional Use Permit No. 00-17, 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. The proposed storage facility is a permitted use in the Limited Industrial District and conforms to all applicable development standards, including setbacks, building height, site coverage, floor area ratio, parking and landscaping. 4. The granting of the conditional use permit will not adversely affect the General Plan. The proposed use is consistent with the Land Use Element designation of I-F2-d (Industrial - maximum 0.5 F.A.R. - Design Overlay) on the subject property. In addition, it is consistent with the following policies of the General Plan: a. Policy LU 12.1.5: Require that new and recycled industrial sites be designed to convey visual interest and character and to be compatible with adjacent uses, considering (d) the enclosure of storage areas with decorative screening or walls. b. Policy LU 12.1.8: Require that industrial uses incorporate landscape setbacks, screening walls, berms, and/or other appropriate elements that mitigate visual and operational impacts on adjacent land uses. CONDITIONS OF APPROVAL - COASTAL DEVELOPMENT PERMIT NO.00-06/ CONDITIONAL USE PERMIT NO.00-17: 1. The site plan, floor plans, and elevations received and dated May 24, 2000 shall be the conceptually approved layout, with the following modifications: a. The minimum height of freestanding walls and gates proposed along the project street frontage shall be nine feet. b. Walls and/or fences, as approved by the Design Review Board, shall be constructed along the south and east property lines. ZA Minutes 07/12/00 12 - (OOZM0712) c. The color and finish of the proposed trash enclosure shall match that of the freestanding wall to be constructed along the property street frontage. d. The masonry wall to be constructed along the property street frontage shall be extended southerly along the west property line a minimum of twenty lineal feet from a point commencing at the northwest corner of the proposed trash enclosure. e. All utility apparatus, such as but not limited to, back flow devices and Edison transformers shall be depicted 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) 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 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. h. Energy saving lamps shall be used for all outdoor lighting. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. 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. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer for review and approval by the Public Works Department.(PW ) c. 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, liquefaction, retaining walls, street, and utilities. (PW ) ZA Minutes 07/12/00 13 - (OOZM0712) d. The name and phone number of a field supervisor who is on -site shall be submitted to the Planning Department and Public Works Department. In addition, clearly visible signs shall be posted on the perimeter of the site indicating who to contact for information regarding this development and any construction/ grading activity. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. He/she will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. e. Site plans and elevations depicting the height and material of all retaining walls, freestanding 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. The Design Review Board and Planning Department shall review and approve the following: 1) Architectural treatment of all proposed structures, including storage units, freestanding walls, fences, gates, trash enclosures and landscaping. 2) Revised site plan and elevations as modified pursuant to Condition No. 1. b. 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. c. Submit three (3) copies of the site plan to the Planning Department for addressing purposes, along with the corresponding processing fee. d. A letter from the City's designated trash service provider regarding the adequacy of. (1) proposed trash storage capacity; and (2) truck accessibility for trash collection, shall be solicited and submitted to the Planning Department. Project plans shall be revised as deemed necessary by the Planning Director to address trash storage and collection requirements. e. All Fire Department requirements shall be noted on the building plans. (FD) f. 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 07/12/00 14 - (OOZM0712) g. Plans submitted for building permits shall indicate/include the following (BD): 1. Distance to all interior property lines and center line of streets. 2. Clear distance to other buildings on the same property and overhangs. 3. Type of construction of all buildings. 4. Occupancy classification of all areas. 5. Building Code Analysis showing compliance with the 1997 Uniform Building Code for occupancy requirements (Chapter 3), allowable area (Chapter 5), and exiting (Chapter 10). 6. Structural calculations showing compliance with the 1997 Uniform Building Code. 7. Compliance with accessibility standards for persons with disabilities as required per Title 24, Sections 1101B.1 and 4.1.1(1). 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. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Planning. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing 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. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees and shall be incorporated into the project's landscape plan. (PW) (Code Requirement) c. The subject property shall enter into irrevocable reciprocal driveway and parking easement, between the subject site and the property located contiguously to the southwest. The subject property owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Planning Department a minimum of 30 days prior to building permit issuance. The document shall be approved by the Planning Department and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder prior to final building permit approval. A copy of the recorded document shall be filed with the Planning Department for inclusion in the entitlement file prior to final building permit approval. (Code Requirement) d. 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. ZA Minutes 07/12/00 15 - (OOZM0712) e. A plan specifying proposed security measures shall be submitted to the Planning Department for review and approval. The plan shall incorporate the following measures, or equivalent (as determined by the Planning Director) (PD): 1. Installation of a 24-hour-recorded surveillance camera at the entrance to the facility. 2. Individually assigned code -number -entry required for admission to the facility. 3. Maintenance of copies of driver's license or other legal identification of each person renting space or otherwise authorized to enter the facility, at the facility office. 4. Installation of reinforced metal hasps with lock guards designed to prevent unauthorized entry into storage units. 5. During demolition, 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 commencement of combustible construction, four fire hydrants (or such number as required by the Fire Department) shall be installed per City specification 407. Prior to installation, shop drawings shall be submitted to the Public Works Department and approved by the Fire Department. (FD) 7. Prior to final building pemit inspection and approval, and commencement of use, 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 per requirements of Chapter 232 of the Huntington Beach Zoning And Subdivision Ordinance. 2) The existing driveway shall be removed and replaced with new curb, gutter and sidewalk to match existing per City Standard Plan Nos. 202 and 207. (PW) ZA Minutes 07/12/00 16 (OOZM0712) C 3) The new driveway shall be per City Standard Plan Nos. 211 A and B, and shall have a minimum width of 27 feet. The SCE guy shall be relocated as necessary to provide clearance. (PW) 4) Fire extinguishers shall be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 5) Fire lanes shall be designated and posted to comply with City Specification No. 415. (FD) 6) Fire access roads shall be provided in compliance with City Specification 401. A Circulation Plan with dimensions of all access roads shall be submitted for review and approval by the Fire Department. (FD) 7) Address numbers shall be installed to comply with City Specification No. 428. The numbers shall be a minimum of six (6) inches tall with a brush stroke of one and one- half (1%) inches. (FD) 8) Service roads and fire lanes, as required by the Fire Department, shall be posted and marked. (FD) 9) Security Gates shall be designed to comply with City Specification 403. Knox Padlock or Switch shall be provided at each access gate. (FD) b. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department. c. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. d. 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. e. The project will comply will all provisions of Huntington Beach Municipal Code Section 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) 8. The use shall comply with the following: a. All structures, landscaping, paving, etc. shall be maintained in a neat and orderly manner at all times. b. 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) ZA Minutes 07/12/00 17 (OOZM0712) c. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. d. Only the uses described in the narrative shall be permitted. 9. The Planning Director ensures that all conditions of approval herein are complied with. The Planning Director shall be notified in writing of any proposed changes to the site plan, elevations and/or floor plans. 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 noted herein. Approval of an Entitlement Plan Amendment by the Zoning Administrator, pursuant to provisions of the HBZSO, shall be required for changes of a substantial nature. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Parking shall conform with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) 2. Coastal Development Permit No. 00-06/Conditional Use Permit No. 00-17 shall not become effective until the ten work -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. 3. Coastal Development Permit No. 00-06/Conditional Use Permit No. 00-17 shall become null and void unless exercised within one year of the date of final approval (July 12, 2001) or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum of 30 days prior to the expiration date. 4. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 00- 06/Conditional Use Permit No. 00-17, pursuant to a public hearing for revocation, if any violation of adopted conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 5. All applicable fees from the Building, Public Works, and Fire Departments shall be paid prior to the issuance of Building Permits. 6. The project 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. 7. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 8. The applicant shall submit a check in the amount of $43.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the Coup of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. ZA Minutes 07/12/00 18 - (OOZM0712) I C C 9. 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. 10. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing of sign faces, a building permit shall be obtained from the Planning Department. 11. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 12. State -mandated school impact fees shall be paid prior to issuance of building permits. 13. An encroachment permit shall be required for all work within the right-of-way. (PW) 14. 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 3:10 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JULY 19, 2000 AT 1:30 PM. A.aBeth roeren Zoning Administrator :rmk ZA Minutes 07/12/00 19 (OOZM0712)