HomeMy WebLinkAbout2000-08-09MINUTES
HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
Room B-6 - Civic Center
2000 Main Street
Huntington Beach California
WEDNESDAY, AUGUST 9, 2000 - 1:30 P.M.
ZONING ADMINISTRATOR: Mike Strange, Acting
STAFF MEMBER: Wayne Carvalho, Sandra Thornton, Amy Wolfe, Ricky Ramos,
Ramona Kohlmann (recording secretary)
MINUTES: None
ORAL COMMUNICATION: None
Item I was moved to the end of the Agenda. Please note the Minutes will reflect actions taken in
their original order.
ITEM 1: TENTATIVE TRACT MAP NO. 15943/CONDITIONAL USE PERMIT NO. 99-
55/VARIANCE NO. 00-14 (SASSOUNIAN 9 SINGLE FAMILY RESIDENCES)
APPLICANT/
PROPERTY OWNER: Bijan Sassounian, 21190 Beach Boulevard, Huntington Beach, CA
92648
REQUEST: To permit a one lot condominium subdivision on approximately one
acre for construction of nine (9) single family residences. The request
includes retaining walls up to five feet in height topped with six foot
high screen walls along the east property line, and a variance for an 18
ft. front garage setback in lieu of minimum 20 ft.
LOCATION: Northeast corner of Huntington Street and Garfield Avenue
PROJECT PLANNER: Wayne Carvalho
Wayne Carvalho, Staff Planner, displayed site plans and photographs stating the purpose and location
of the request. Staff stated that the applicant has agreed to stars modifications to conditions 10.2.a,
b, and c.
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 subdivision committee reviewed the request and
recommended approval. The proposed request is not subject to the Infill Ordinance. One phone call
was received regarding the grade difference.
THE PUBLIC HEARING WAS OPENED.
Mike Adams, P.O. Box 382, Newport Beach, representing the applicant, requested clarification of the
six foot high screen walls along the east property line, and the automatic sprinkler system as reflected
in Condition 7.i (of the conditional use permit). Mr. Adams concurred with condition Lb., and
objected to condition 2.c.
Bijan Sassounian, 21190 Beach Boulevard, the applicant, expressed appreciation for staff s efforts
and cooperation.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
TENTATIVE TRACT MAP NO.15943/CONDITIONAL USE PERMIT NO. 99-
55/VARIANCE NO.00-14 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH
THE FOLLOWING FINDINGS AND MODIFIED CONDITIONS OF APPROVAL. HE
STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE
APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS.
FINDINGS FOR PROJECTS EXEMPT FROM 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 15332 of the CEQA Guidelines, because the proposed project is an infill
development that is consistent with the existing Medium Density Residential general plan and zoning
designations.
FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP NO. 15943:
1. Tentative Tract Map No. 15943 for a one lot condominium subdivision for nine (9) single family
residences is consistent with the General Plan Land Use Element designation of Medium Density
Residential on the subject property, or any applicable specific plan, or other applicable provisions
of this Code except for any variances approved concurrently with this application. With the
exception of the reduced garage setback, the proposed single family subdivision will comply with
all other zoning provisions.
2. The site is physically suitable for the type and density of development. The project site is
relatively flat and is surrounded by multifamily and single family development and will complete
development on the northeast corner of Garfield Avenue and Huntington Street.
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 site will not result in any substantial environmental impacts.
4. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision unless alternative easements, for access or for use, will be provided. The subdivision
will provide all necessary easements and will not affect any existing easements.
ZA Minutes 08/09/00 2 (OOZM0809)
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.99-55•
1. Conditional Use Permit No. 99-55 for the establishment, maintenance and operation of the nine
(9) unit single family residential subdivision, including up to four (4) ft. high retaining walls
topped with six (6) foot high screen walls along the east property line 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 project is consistent with the residential
character of the area. The increased retaining wall height will not impact the views from the
adjacent easterly property; the wall will be designed to minimize visual impacts from the adjacent
apartment complex. Furthermore, the retaining wall will allow for proper drainage within the
tract without impacting adjacent properties.
2. The conditional use permit will be compatible with surrounding residential uses. The proposed
grading, site layout and design of the nine unit single family residential subdivision properly
adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a
harmonious manner.
3. Conditional Use Permit No. 99-55 will comply with the provisions of the base district and other
applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance
and any specific condition required for the proposed use in the district in which it would be
located, except for any variances approved concurrently. With the exception of the requested
variance and increased retaining wall height, the development will comply with the provisions set
forth in the Zoning and Subdivision Ordinance.
4. The granting of the conditional use permit will not adversely affect the General Plan. It is
consistent with the Land Use Element designation of Medium Density Residential on the subject
property. In addition, it is consistent with the following goals and policies of the General Plan:
LU 9.1.2 —Require that single family residential units be designed to convey a high level of
quality and character considering the following guidelines:
a. Modulate and articulate building elevation, facades and masses (avoiding
undifferentiated "box -like" structures).
b. Encourage innovative and creative design concepts through the use of a multitude
of materials including brick and stone accents, wood shutters, and wrought iron
features, with architectural features such as turrets and building "pop outs."
LU 9.3.2 —Require that the design of new residential subdivisions consider the following:
a. Orient housing to neighborhood and collector streets by designing all residential
driveway access onto the private street, and not from Garfield Avenue.
The subdivision is designed to be architecturally compatible with the adjacent residential uses with
the use of stucco, tile roofs, wood, and brick and stone accents. In addition, the subdivision is
designed to provide the necessary easements and improvements without impacting adjacent uses.
ZA Minutes 08/09/00 3 (OOZM0809)
FINDINGS FOR APPROVAL - VARIANCE NO.00-14:
1. The granting of Variance No. 00-14 for an 18 foot front garage setback in lieu of minimum 20
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 18 foot front garage
setback is consistent with other small lot residential developments including the 29 unit
subdivision located directly across Huntington Street.
2. Because of special circumstances applicable to the subject property, including size, location or
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. The proposed subdivision is located on a corner, surrounded by residential
developments. The structures have been designed to minimize impacts to the adjacent residential
uses while providing a minimum 18 foot front garage setback, which is consistent with existing
small lot residential developments.
3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial
property rights. The reduced garage setback will allow for larger usable rear yards and interior
floor areas without impacting driveway depth permitted within existing small lot subdivisions in
the vicinity. Similar setbacks are present in the adjacent Pacific Landing development across
Huntington Street.
4. The granting of the variance will not be materially detrimental to the public welfare or injurious
to property in the same zone classification. With the conditions imposed, the reduced garage
setback will not negatively impact the value of adjacent properties or neighborhoods.
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO.15943:
1. The tentative map received and dated June 26, 2000 shall be the approved layout with the
following modifications as noted on the tentative map:
a. Angle lot line on southwest corner of Lot 1 and Lot 8
b. Angle lot line on northwest corner of Lot 9
c. Omit lot line at entry (Seagreen Dr.).
d. Omit lot lines at south end of Pelican Way (across landscape easement).
e. Correction of "Area & Unit Tabulation" from 9 lots to 1 lot.
2. Prior to submittal of the final map to the Public Works Department for processing and
approval by the City Council, the following shall be required:
a. An Affordable Housing Agreement Plan shall be submitted to the Planning Department for
review and approval. The agreement shall provide for affordable housing on -site or off -site.
Said agreement shall be executed prior to issuance of the first building permit for the tract.
The contents of the agreement shall include the following:
1) Minimum 10 percent of the units (1 unit) shall be affordable to families of low-income
level (less than 80% of Orange County median) for a period of thirty years.
ZA Minutes 08/09/00 4 (OOZM0809)
2) A detailed description of the type, size, location and phasing of the affordable unit.
3) If affordable unit (new or rehabilitate) is off -site, it must be under the full control of the
applicant.
4) The affordable units shall be constructed prior to or concurrent with the primary project.
Final approval (occupancy) of the first residential unit in the tract shall be contingent upon
the completion and public availability, or evidence of the applicant's reasonable progress
towards attainment of completion of the affordable unit.
b. At least 90 days before City Council action on the final map, CC&Rs shall be submitted to the
Planning Department and approved by the City Attorney. The CC&Rs shall reflect the
common driveway access easements, and maintenance of all walls and common landscape
areas by the Homeowners' Association. The CC&Rs must be in recordable form prior to
recordation of the map.
3. The following conditions shall be completed prior to recordation of the final map unless
otherwise stated. Bonding may be substituted for construction in accordance with the provisions
of the Subdivision Map Act. (PW)
a. All vehicular access rights to Huntington Street and Garfield Avenue shall be released
and relinquished to the City of Huntington Beach except at locations approved by the
Zoning Administrator. (PV)
b. 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 items:
1. Tie the boundary of the map into the Horizontal Control System established by the
County Surveyor.
2. Provide a digital -graphics file of said map to the County of Orange and the City with
the following design specifications:
a) Digital date shall be full size (1:1) and in compliance with the California
coordinate system — STATEPLANE Zone 6 (Lambert Conformal Conic
projection), NAD83 datum in accordance with the County of Orange Ordinance
3809.
b) Digital data shall have double precision accuracy (up to fifteen significant digits).
c) Digital date shall have units in US FEET.
d) A separate drawing file shall be submitted for each individual sheet.
e) Digital data shall be in compliance with the Huntington Beach Standards Sheets,
drawing names, pen color and layering conventions.
f) Feature compilation shall include, but shall not be limited to: Assessor's Parcel
Numbers (APN), street addresses and street names with suffix.
ZA Minutes 08/09/00
(OOZM0809)
File Format and Media Specifications:
a) Shall be in compliance with the following file format:
- AutoCAD (version 13 or later) drawing file -.DWG
b) Shall be in compliance with the following media type:
- CD Recordable (CD-R) 650 Megabytes (PW)
c. Hydrology and hydraulic studies for both on and off site areas shall be submitted for
Public Works approval. The developer shall design and construct the drainage system
required to serve the development. (PW)
d. The sewer system located within the private streets shall be private and maintained by the
Homeowner's Association. (PW)
e. All improvement securities (Faithful Performance, Labor & Material and Monument
Bonds) and Subdivision Agreement shall be posted with the Public Works Department
and approved as to form by the City Attorney. (PW)
f. A Certificate of Insurance shall be filed with the Public Works Department and approved
as to form by the City Attorney. (PW)
g. The developer shall dedicate the following for street purposes:
1) 22 feet on Garfield Avenue; and
2) 27 foot radius at the corner of Garfield and Huntington Street. (PW)
h. The following shall be dedicated to the City of Huntington Beach:
1) An easement over the private streets within said tract, for Police and Fire, and Public
Works Department access purposes.
2) The water system and appurtenances as shown on the improvement plans for this
tract.
3) Access rights in, over, across, upon and through the private streets for the purpose of
maintaining, servicing, cleaning, repairing, and replacing the water system.
4) A two (2) foot wide public utility easement along each side of Pelican Way and
Seagreen Drive. (PW)
i. The landscaping along Huntington Street and Garfield Avenue shall be owned and
maintained by the Homeowners Association. (PW)
j. The Final Map shall be accepted. (PW)
k. Water supply for the proposed development shall be taken from the 12-inch diameter
public water main (Zone 1 pressure) in Huntington Street. A hydraulic analysis shall be
prepared to determine if a single connection provides required fire flows; otherwise, a
second connection to Garfield Avenue from Pelican Way may be necessary. (PW)
ZA Minutes 08/09/00 6 (OOZM0809)
1. All common area improvements shall be completed by the developer.
in. The developer shall negotiate with the appropriate school districts with the intent to
mitigate the impact on school facilities. The Planning Department shall be provided with
a copy of the agreement prior to recordation of the final map.
4. The Departments of Planning, Public Works and Fire 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 tract 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 — CONDITIONAL USE PERMIT NO.99-55NARTANCE
NO.00-14:
1. The site plan, floor plans and elevations received and dated February 11, 2000 shall be the
conceptually approved layout with the following modifications:
a. The corners of Lots 1 and 9 adjacent to the intersection of Huntington Street and Seagreen
Drive shall be angled to soften the entryway and street scene.
b. The second story shall include additional windows at the vanity (Right Side Elevation) and
Bedroom 2 (Left Side Elevation).
c. Elevations shall depict colors and building materials proposed.
d. 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)
e. 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)
f. 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
ZA Minutes 08/09/00 7 (OOZM0809)
architecturally compatible with the building and non -obtrusive, not interfere with sidewalk
areas and comply with required setbacks.
g. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall
be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan
and elevations.
h. The driveway entrances shall have textured and colored pavement (behind sidewalk on private
property) as depicted on the landscape concept plan.
2. The preliminary grading and fencing plan received and dated June 26, 2000 shall be the
conceptually approved layout with the following modifications:
a. The maximum retaining wall height along the east property line shall be four (4) feet.
b. The perimeter wall along the east property line shall include a decorative cap and alternate
course design to minimize visual impacts from the easterly property to the satisfaction of the
Planning Director or designee.
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. Names of streets shall be submitted to and approved by the Huntington Beach Fire
Department in accordance with City Specification No. 409. (FD)
c. Submit three (3) copies of the site plan and the processing fee to the Planning Department for
addressing purposes after street name approval by the Fire Department. (FD)
d. All Fire Department requirements shall be noted on the building plans. (FD)
e. Residential type structures on the subject property, whether attached or detached, shall be
constructed in compliance with the State acoustical standards set forth for units (Unit Nos. 5-
9) that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist
of submittal of an acoustical analysis report and plans, prepared under the supervision of a
person experienced in the field of acoustical engineering, with the application for building
permit(s). (Code Requirement)
f. An engineering geologist shall be engaged to submit a report indicating the ground surface
acceleration from earth movement for the subject property. All structures within this
development shall be constructed in compliance with the g-factors as indicated by the
geologist's report. Calculations for footings and structural members to withstand anticipated
g-factors shall be submitted to the City for review prior to the issuance of building permits.
(Code Requirement)
ZA Minutes 08/09/00 8 (OOZM0809)
g. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of
clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water
heaters and central heating units.
4. The following conditions shall be completed prior to issuance of a grading permit:
a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted for review and
approval. Final grades and elevations on the grading plan shall not vary by more than one (1)
foot from the grades and elevations on the approved Tentative Map. (PW)
b. A Street Improvement Plan for Garfield Avenue and Huntington Street, prepared by a
Registered Civil Engineer, shall be submitted for review and approval. The plans shall show
construction of curb, gutter, sidewalk and pavement widening. Signing and striping shall be
shown on a separate plan. Also, the interconnect conduit shall be shown on a separate plan.
(PW)
c. The existing mature trees that were removed shall be replaced on a 2 to 1 ratio with 36 inch
box trees or palm equivalent. (Existing trees — 3, total replacement — 6). (PW)
d. A Landscape and Irrigation Plan shall be submitted to the Department of Public Works for
review and approval by the Park, Tree and Landscape Division. (PW)
e. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall
include Phase II Environmental on -site soil sampling and laboratory testing of materials to
provide detailed recommendations for grading, landscaping, liquefaction, ground water,
chemical and fill properties, retaining walls, streets, and utilities. (PW)
f. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be
prepared by a Civil or Environmental Engineer. "Best Management Practices" shall be
identified and incorporated into the design. Catch basins shall be grated. (PW)
g. A remediation plan shall be submitted to the Planning, Public Works and Fire Departments
for review and approval in accordance with City Specification No. 431-92 and the conditions
of approval, including methods to minimize remediation related impacts on the surrounding
properties. (PW)
h. The name and phone number of a field supervisor hired by the developer who is on -site shall
be submitted to the Departments of Planning and Public Works. In addition, clearly visible
signs shall be posted on the perimeter of the site indicating whom 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.
In addition, clearly visible signs shall be posted on the perimeter of the site (every 250 feet)
indicating who to contact for information regarding grading and construction activities, and to
call "1-800-CUTSMOG" if there are concerns regarding fugitive dust and compliance with
AQMD Rule No. 403. (PW)
ZA Minutes 08/09/00 9 (OOZM0809)
i. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of
the property of Condition No. 4.h as well as a schedule of a tentative grading schedule at least
30 days prior to such grading. (PW)
j. The developer shall coordinate with the Department of Public Works, Traffic Engineering
Division in developing a truck and construction vehicle routing plan. This plan shall include
the approximate number of truck trips and the proposed truck haul routes. It shall specify the
hours in which transport activities can occur and methods to mitigate construction related
impacts to adjacent residents. The plan shall take into consideration any street improvement
construction occurring in the vicinity. These plans must be submitted for approval to the
Department of Public Works. (PW)
k. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule
403 as related to fugitive dust control. (PW)
1. A plan shall be prepared and submitted to the Public Works Department for review and
approval that details how all drainage associated with the remediation efforts shall be retained
on site and no wastes or pollutants shall escape the site. (PW)
in. A plan shall be prepared and submitted to both Public Works and Planning Departments
identifying wind barriers around remediation equipment. (PW)
n. 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.
5. During grading operations, the following shall be complied with:
a. Water trucks will be utilized on the site and shall be available to be used throughout the day in
the areas where vehicles travel and the soils are processed to keep the soils damp enough to
prevent dust raised by the operations.
b. All haul trucks shall arrive at the site no earlier than 8:00 a.m., or leave the site no later than
5:00 p.m., and shall be limited to Monday through Friday only.
c. Wet down areas to be or that are being remediated in the late morning and after work is
completed for the day.
d. The construction disturbance area shall be kept as small as possible. (PW)
ZA Minutes 08/09/00 10 (OOZM0809)
e. All haul trucks shall be covered prior to leaving the site to prevent dust from impacting the
surrounding areas.
f. Prior to leaving the site, all haul trucks shall be washed off on -site on a gravel surface to
prevent dirt and dust from leaving the site and impacting public streets.
g. Comply with applicable sections of AQMD Rule 403, particularly to minimize fugitive dust
and noise to surrounding areas.
h. Wind barriers shall be installed along the perimeter of the site.
i. Construction equipment shall be maintained in peak operating condition to reduce emissions.
j. Use low sulfur (0.5%) fuel by weight for construction equipment.
k. Truck idling shall be prohibited for periods longer than 10 minutes.
1. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts.
in. Discontinue operation during second stage smog alerts.
6. Prior to issuance of building permits, the following shall be completed:
a. The Final Map shall be accepted by the City Council, recorded with the Orange County
Recorder and a copy filed with the Planning Department. (Code Requirement)
b. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural
and Landscape Standards and specifications. (PW)
c. Comply with applicable Conditional Use Permit No. 99-55 and Variance No. 00-14
conditions of approval.
7. Prior to final building permit inspection and approval of the first residential unit, the following
shall be completed:
a. Each proposed dwelling unit shall have a separate domestic water meter and service, sized to
meet the minimum requirements set by the Uniform Plumbing Code and Uniform Building
Code. The domestic water service lateral size shall be a minimum of 1 inch in diameter and
the meters shall be the "touch -read" type. (PW)
b. The common area landscaping shall have a separate irrigation meter, service and backflow
protection device, and an appropriate Homeowners Association Agreement with CC&R's
instituted to provide for the billing and maintenance of any common area landscape irrigation.
(PW)
ZA Minutes 08/09/00 11 (OOZM0809)
c. Installation of required landscaping and irrigation systems shall be completed prior to final
inspection.
d. All landscape irrigation and planting shall be certified to be in conformance to the City
approved landscape plans by the Landscape Architect of record in written form to the City
Landscape Architect prior to the final landscape inspection and approval. (PW)
e. Applicant shall provide the City with Microfilm copies (in City format) and CD (AutoCAD
only) copy of complete City approved landscape construction drawings as stamped
"Permanent File Copy" prior to starting landscape work. Copies shall be given to the City
Landscape Architect for permanent City record. (PW)
f. Retain existing W53 sign (Not a through street) on Huntington Street. (PW)
g. All existing mature trees that are to be removed shall be replaced at a two for one ratio with
new 36-inch box trees or the Palm equivalent. (PW)
h. The developer shall have completed the construction of the street improvements consisting of
the following:
1) Curb, gutter and sidewalk on Huntington Street and Garfield Avenue.
2) Widen pavement and replace any deteriorated pavement along Huntington Street and
Garfield Avenue.
3) All existing and new utilities, less than 66KV, shall be undergrounded.
4) Relocate the existing power pole at the corner of Huntington Street and Garfield Avenue
to be compatible with the new curb return.
5) Construct new curb return (35 foot radius) with curb access ramp at the corner of
Huntington Street and Garfield Avenue.
6) Install traffic signal interconnect conduit (3", Schedule 40 PVC) under the new sidewalk
along Garfield Avenue frontage, with #6 pullboxes and 45 degree sweeps at either end of
the run, for future use.
7) Install wheelchair ramps per current CalTrans standards at the corner of Huntington Street
and Garfield Avenue in front of the project, and at the two new curb returns proposed on
Huntington Street.
8) Garfield Avenue shall be restriped as necessary to add a westbound bike lane and remove
transitions.
9) Edison -owned street lighting shall be installed along the property frontage as necessary to
achieve required roadway lighting levels. (PW)
i. Automatic sprinkler systems shall be installed throughout on Units 2, 3, 7, and 8 or as deemed
necessary by the Fire Department. Shop drawings shall be submitted to and approved by the
Fire Department prior to system installation. (FD)
j. Fire hydrants must be installed before combustible construction begins. Prior to installation,
shop drawings shall be submitted to the Public Works Department and approved by the Fire
Department. (City Specification 407) (FD)
ZA Minutes 08/09/00 12 (OOZM0809)
0
1
11
k. Fire lanes shall be designated and posted to comply with City Specification No. 415. (FD)
1. Fire access roads shall be provided in compliance with City Specification 401. Include the
Circulation Plan and dimensions of all access roads. (FD)
in. The project shall comply with all provisions of the HBMC Section 17.04.085 and City
Specification 429, Methane District Building Permit Requirements. (FD)
n. Address numbers shall be installed to comply with City Specification 428. (FD)
o. All improvements to the property shall be completed in accordance with the approved plans
and conditions of approval specified herein.
p. Compliance with all conditions of approval specified herein shall be accomplished and
verified by the Planning Department.
q. 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.
r. The project will comply with all provisions of the Huntington Beach Fire Code and City
Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. (FD)
s. 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)
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 - TENTATIVE MAP NO
15943/CONDITIONAL USE PERMIT NO.99-55NARIANCE NO.00-14:
1. Tentative Tract Map No. 15943, Conditional Use Permit No. 99-55 and Variance No. 00-14
shall not become effective until the ten calendar day appeal period has elapsed.
2. Tentative Tract Map No. 15943, Conditional Use Permit No. 99-55 and Variance No. 00-14 shall
become null and void unless exercised within two (2) years of the date of final approval (August
21, 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 Tract Map No. 15943,
Conditional Use Permit No. 99-55 and Variance No. 00-14 pursuant to a public hearing for
ZA Minutes 08/09/00 13 (OOZM0809)
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 $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.
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. (PW )
10. Park Land In -Lieu Fees shall be paid based upon the August, 1998 City park land appraisal
value of $516,500 per acre pursuant to Section 254.08.H. of the HBZSO prior to approval of
the final map by the City.
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 2: LOT LINE ADJUSTMENT NO.00-05 (MASTRO RESIDENCE)
APPLICANT/
PROPERTY OWNER:
Michael Mastro, 6822 Bar Harbor Drive, Huntington Beach, CA 92648
REQUEST:
To permit a lot line adjustment between a single family residence and
the Seacliff Golf Course.
LOCATION:
6822 Bar Harbor Lane (on Bar Harbor Lane north of Palm Avenue,
west of Goldenwest Street)
PROJECT PLANNER:
Sandra Thornton
Sandra Thornton, 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. One letter signed by neighboring residents
was received concerning loss of view.
ZA Minutes 08/09/00 14 (OOZM0809)
THE PUBLIC HEARING WAS OPENED.
Mike Mastro, 6822 Bar Harbor Lane, applicant, stated that he had no comments.
Miwa Arai, 19791 Quiet Bay, neighboring property owner, stated that she had no concerns with the
requested project.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
LOT LINE ADJUSTMENT NO.00-05 WAS APPROVED BY THE ZONING
ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF
APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING
ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN
TEN (10) CALENDAR DAYS.
FINDINGS FOR PROJECTS EXEMPT FROM CEOA:
The Zoning Administrator finds that the project will not have any significant effect on the
environment and is exempt from the provisions of the California Environmental Quality Act (CEQA)
pursuant to section 15305 of the CEQA Guidelines, because the proposal is a minor lot line
adjustment which will not result in the creation of a new parcel.
FINDINGS FOR APPROVAL - LOT LINE ADJUSTMENT NO.00-05:
1. The granting of Lot Line Adjustment No. 00-05 for a lot line adjustment between a single family
residence and the Seacliff Golf Course will not create any additional parcels or building sites. The
adjustment of lot lines will result in a minor change to the two parcels.
2. The resulting parcels from the lot line adjustment will conform to Titles 20-24 of the Huntington
Beach Zoning and Subdivision Ordinance because the adjusted lots comply with the requirements
for minimum area, width, frontage, setbacks, and site coverage.
3. The lot line adjustment will not sever any existing structure on either of the two parcels. The
proposed lot lines do not span the existing residence.
4. The lot line adjustment will not allow a greater number of dwelling units than allowed prior to the
adjustment. The subject lot is zoned for single family residential use, allowing one unit per lot,
and will remain so after the recordation of the lot line adjustment. The Seacliff Golf Course area
is zoned open space and will remain so after the recordation of the lot line adjustment.
5. A plat map showing the lot line adjustment has been prepared and approved and will be filed in
accord with the provisions of Section 253.24.
ZA Minutes 08/09/00 15
(OOZM0809)
CONDITIONS OF APPROVAL — LOT LINE ADJUSTMENT NO.00-05:
The lot line adjustment received and dated April 20, 2000 shall be the conceptually approved
layout.
2. No structures of any type shall be located on the newly acquired area which has a General Plan
Land Use and Zoning Designation of Open Space (OS).
3. At least 60 days before recordation of the lot line adjustment, a covenant which states that no
structures will be located in the area which has a General Plan Land Use and Zoning Designation
of Open Space (OS) shall be submitted to the Department of Planning and approved by the City
Attorney. Submit a copy of the recorded document to the Planning Department for inclusion in
the entitlement file.
INFORMATION ON SPECIFIC CODE REQUIREMENTS:
1. Lot Line Adjustment No. 00-05 shall not become effective until the ten calendar day appeal
period has elapsed.
2. Lot Line Adjustment No. 00-05 shall become null and void unless exercised within one year of
the date of final approval which is August 9, 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
30 days prior to the expiration date.
3. The Zoning Administrator reserves the right to revoke Lot Line Adjustment No. 00-05, pursuant
to a public hearing for revocation, if any violation of these conditions or the Huntington Beach
Zoning and Subdivision Ordinance or Municipal Code occurs.
4. The 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.
ITEM 3: COASTAL DEVELOPMENT PERMIT NO.00-11 (RAYHAN RESIDENCE)
APPLICANT/
PROPERTY OWNER:
REQUEST:
LOCATION:
PROJECT PLANNER:
Syrus and Elaheh Rayhan, 3612 Venture Drive, Huntington Beach, CA
92649
Second story addition (917 square feet) to existing single family
dwelling.
3612 Venture Drive (west side of Venture Drive, south of Sundancer
Lane)
Amy Wolfe
n
ZA Minutes 08/09/00 16 (OOZM0809)
Amy Wolfe, Staff Planner, displayed site plans stating the purpose and location of the request. Staff
stated that the requested project was previously approved by the Zoning Administrator, and that the
current changes are the elimination of one bedroom and the addition of two bathrooms.
Staff recommended approval of the request based upon the findings and subject to the conditions as
outlined in the staff report. The project will be in compliance with code and General Plan land use
designations and development standards.
Mike Strange, Acting Zoning Administrator, confirmed with staff that the previously approved
coastal development permit had expired.
THE PUBLIC HEARING WAS OPENED.
Phil Edmondson, 8611 Bayonne Drive, #B, architect, stated that he was present to answer any
questions and was pleased with staff s recommendation for approval.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
COASTAL DEVELOPMENT PERMIT NO.00-11 WAS APPROVED BY THE ZONING
ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF
APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING
ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN
TEN (10) 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 Class 1 (e) 1 of the CEQA Guidelines, because the addition will neither
result in an increase of more than 50% of the floor area of the structure before the addition nor exceed
2,500 sq. ft.
FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO.00-11:
1. Coastal Development Permit No. 00-11 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 dwelling which conforms to the General
Plan land use designation of RL-7 (Residential Low Density-7du/ac). The proposed 917 sq. ft.
addition will not impact public views or access to coastal amenities as none currently exist at the
site.
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 proposed addition will
conform with all applicable codes including setbacks, building height and site coverage.
ZA Minutes 08/09/00 17 (OOZM0809)
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 infrastructures currently exist to
the site.
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 will be affected by the
new construction.
CONDITIONS OF APPROVAL - COASTAL DEVELOPMENT PERMIT NO.00-11:
1. The site plan, floor plans, and elevations received and dated June 26, 2000 shall be the
conceptually approved layout.
2. 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)
c. An engineering geologist shall be engaged to submit a report indicating the ground surface
acceleration from earth movement for the subject property. All structures within this
development shall be constructed in compliance with the g-factors as indicated by the
geologist's report. Calculations for footings and structural members to withstand anticipated
g-factors shall be submitted to the City for review prior to the issuance of building permits.
(Code Requirement)
3. 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.
ZA Minutes 08/09/00 18 (OOZM0809)
C
0
4. 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) Address numbers will be installed to comply with City Specification No. 428. The size
of the numbers will be a minimum of six (6) inches with a brush stroke of one and one-
half (1-1 /2) inches. (FD)
2) The existing domestic meter shall be replaced with a touch read meter, and shall be sized
to meet the minimum requirements set by the Uniform Plumbing Code (UPC) and the
Uniform Fire Code (UFC). (PN�
3) The existing water service serving the site may be potentially utilized for domestic/
irrigation services if it is of adequate size, conforms to current standards, and is in
working condition as determined by the Water Division. If a new service and/ or meter
are necessary, they shall be installed per Water Division standards. Minimum service
lateral shall be 1-inch. (PN )
4) A backflow protection device is required for all water services. (PW )
5) Standard Landscape code requirements apply (Chapter 232 of the Zoning and
Subdivision Ordinance). (PW)
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.
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.
INFORMATION ON SPECIFIC CODE REQUIREMENTS:
1. Coastal Development Permit No. 00-11 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. 00-11 shall become null and void unless exercised within one
year of the date of final approval which is August 9, 2001 or such extension of time as may be
ZA Minutes 08/09/00 19 (OOZM0809)
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 Coastal Development Permit No. 00-11,
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, 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 Counly
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.
THE MEETING WAS ADJOURNED AT 1:50 PM BY THE ZONING ADMINISTRATOR TO
THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR
ON WEDNESDAY, AUGUST 16, 2000 AT 1:30 PM.
Mike Strange, Acting
Zoning Administrator
:rmk
0
ZA Minutes 08/09/00 20 (OOZM0809)