Loading...
HomeMy WebLinkAbout2000-12-20MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY DECEMBER 20 2000 - 1.30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren Mike Strange, Acting (Item 1) STAFF MEMBER: Jane James, Ron Santos, Amy Wolfe, Ramona Kohlmann (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO. 00-64 (GUSTAFSON BROTHERS AUTOMOTIVE REPAIR) APPLICANT/ PROPERTY OWNER: John Gustafson, 19161 Gothard Street, Huntington Beach, CA 92648 REQUEST: To permit construction of a new masonry facade wall, a new masonry screen wall, a new 13,450 square foot roof structure, and a new parking lot at an existing automotive repair business. LOCATION: 19161 Gothard Street (west side of Gothard between Clay Avenue and Garfield Avenue) PROJECT PLANNER: Jane James Mary Beth Broeren, Zoning Administrator, excused herself from this item due to a potential conflict of interest. Jane James, Staff Planner, displayed project plans, photographs and elevations stating the purpose of the request, the location and zoning. Staff stated that the project was reviewed by the Design Review Board wherein conditions no. La and Lb were recommended. Staff stated that the property owner requested a phased development as follows: 1. Phase 1 will consist of the screenwall, landscaping and facade wall. 2. Phase 2 will consist of the roof structure and waiting room. 3. Phase 3 will consist of abandoning the oil well and parking lot improvements. Staff stated that the phased development is reflected in the suggested conditions of approval, and the applicant may pursue doing the development in a phased manner. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. THE PUBLIC HEARING WAS OPENED. John Gustafson, 19161 Gothard Street, the applicant, presented a brief histdry of the requested project. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.00-64 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 CEQA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to section 15301 of the CEQA Guidelines, because the project involves operation and minor alteration of an existing facility. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 00-64: Conditional Use Permit No. 00-64 for the establishment, maintenance and operation of the new masonry facade wall, new masonry screen wall, new 13,450 square foot roof structure, and new parking lot at an existing automotive repair business 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 existing property will be upgraded to provide a more attractive facility, on -site circulation and parking will be improved, and additional landscaping will be added to the site area. 2. The conditional use permit will be compatible with surrounding uses because the project will provide adequate parking, enhanced landscaping, and an improved exterior facade. Additionally, the subject automotive repair business has been in operation in this location for more than 20 years and is surrounded by other automotive and industrial business facilities. 3. The proposed new masonry facade wall, new masonry screen wall, new 13,450 square foot roof structure, and new parking lot at an existing automotive repair business 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 project complies with all aspects of the Holly Seacliff Specific Plan including parking, landscaping, and setbacks. In addition, the proposed building upgrade and landscape expansion is consistent with the Design Guidelines. 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 General Industrial on the subject property. In addition, it is consistent with the following goal of the General Plan: ZA Minutes 12/20/00 2 (OOZM1220) LU 12: Achieve the development of industrial uses that provide job opportunities for existing and future residents, as well as the surrounding subregion, and generate revenue for the City. The project allows for the upgrade and improvement of an existing automotive repair business in the City of Huntington Beach. Modernization of the existing facilities may provide new job opportunities and will better serve the automotive needs of the community. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.00-64: 1. The site plan and floor plans received and dated September 26, 2000 and the elevations received and dated November 16, 2000 shall be the conceptually approved layout with the following modifications: a. An additional pilaster shall be centered along the expanse of the screenwall on the north side of the southern access gate (between the building fagade and the southern vehicle access gate). (DRB) b. The applicant shall research the feasibility of adding spandrel glass to the top row of windows on the front building fagade. The additional glazing is intended to create the look of a bank of window glass rather than individual windows. The proposed glazing shall be subject to approval by the Planning Director. (DRB) c. An accurate dimension of the south property line shall be provided on the site plan. d. Each parking stall adjacent to a wall or sliding security gate shall be increased in width by three feet for a total parking stall width of twelve (12) feet. e. A minimum five-foot wide landscape planter shall be provided along the north property line of Assessor Parcel Number 111-140-19 and along the west property lines of Assessor Parcel Numbers 111-140-18 and 19. f. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) g. 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) h. 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) ZA Minutes 12/20/00 3 (OOZM1220) 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. 2. Prior to issuance of demolition permits, the applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District (SCAQMD) and any other local, state, or federal law regarding the removal and disposal of any hazardous material including asbestos, lead, and PCB's. These requirements include but are not limited to: survey, identification of removal methods, containment measures, use and treatment of water, proper truck hauling, disposal procedures, and proper notification to any and all involved agencies. 3. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a licensed 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 (WQMP) shall be prepared by a licensed civil or environmental engineer and shall be submitted for review and approval by the Public Works Department. (PW) 4. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the index. b. The Planning Department shall review and approve the revised site plan and elevations as modified pursuant to Condition No. 1. c. The two parcels shall be consolidated or tied so they may not be sold off separately and code required parking (total of 85 parking spaces) is permanently provided for the approved use. The applicant shall submit a proposal for a Covenant to Hold as One for review and approval by the Public Works, City Attorney's Office, and Planning Departments. An irrevocable reciprocal access and parking agreement shall also be submitted for review and approval by the above City departments. The legal instruments shall be submitted to the Planning Department a minimum of 30 days prior to building permit issuance. The documents 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. All Fire Department requirements shall be noted on the building plans. (FD) 5. 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 and ZA Minutes 12/20/00 4 (OOZM1220) C submit 8 inch by 10 inch colored photographs of all colored renderings, elevations, and materials sample board to the Planning Department for inclusion in the entitlement file. 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 Water Ordinance #14.52, the "Water Efficient Landscape Requirements" apply for projects with 2500 square feet of landscaping and larger. (PW) d. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. (PW) e. The Covenant to Hold as One and Irrevocable Reciprocal Access and Parking Agreement (as described in Condition No. 4.c. above) shall be recorded on the two properties prior to issuance of any building permit. A copy of the recorded copy shall be submitted to the Planning Department. 6. 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 12/20/00 (OOZM1220) 7. 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) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards found in City Specification #424. (FD) 2) An automatic fire sprinkler system and associated fire alarm system shall be approved and installed throughout pursuant to Fire Department regulations. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) 3) A Class III wet standpipe system shall be installed. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) 4) Fire hydrants shall be provided in number and at locations specified by the Fire Department. They 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. Plans shall indicate hydrant locations and fire department locations. Your project may require up to two on -site fire hydrants. (FD) 5) The applicant should refer to Division of Oil, Gas, and Geothermal Resources Map #134 for locations of abandoned/active oil wells. The project shall comply with all provisions of the Huntington Beach Fire Code and Fire Department City Specification No. 422, Well Abandonment. In order to comply with City Specification No. 422, an abandoned oil well must meet all requirements set forth in these documents. Specifically, prior to paving over an abandoned oil well with concrete or asphalt, it must meet current Division of Oil, Gas, and Geothermal Resources standards for well plugging and abandonment. A well plugging and abandonment plan shall be provided to the Fire Department for approval prior to paving the site. (FD) 6) The project will comply with all provisions of Huntington Beach Municipal Code Title 17.04.085 and Fire Department City Specification No. 429, Methane District Building Permit Requirements. In order to comply with City Specification No. 429, an abandoned oil well must meet all requirements set forth in these documents. Specifically, prior to paving over an abandoned oil well with concrete or asphalt, it must be vented per ciyt specification No. 429 Section 4.2. A well -vent plan shall be provided to the fire department for approval prior to paving the site. (FD) 7) Installation and/or removal of underground flammable or combustible liquid storage tanks shall comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. Treatment areas may require conformance to City Specification #431, Gas Fired Appliances. (FD) 8) Address numbers shall be installed to comply with Fire Department City Specification No. 428. (FD) ZA Minutes 12/20/00 6 (OOZM1220) 9) Exit signs and exit path markings shall be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. (FD) 10) Security Gates shall be designed to comply with Fire Department City Specification 403. (FD) 11) The future location of Huntington Beach Historic Pump No. 3, shall be revised to a minimum of 10-feet clear of the existing 8-inch public sewer main which follows the old Crystal Street alignment. (PW) 12) The improvements along Gothard Street shall include a new ADA compliant driveway and 6-foot sidewalk, in accordance with current City standards. (PW) 13) Install new sewer lateral, unless the existing lateral can be verified to be of adequate size, satisfactory condition and is at a location acceptable to the Public Works Department. (PW) 14) The existing water service and meter serving the site may potentially be utilized for domestic/irrigation purposes if they are of adequate size, conform to current standards, and are in working condition as determined by the Water Division. If a new water meter and/or service are necessary, then they shall be installed per the Uniform Plumbing Code. The service lateral shall be a minimum of 2-inches in size. Meter shall be touch -read type. (PW) 15) The existing backflow device on the existing water service shall be replaced per the Water Division's standards. (PW) 16) Separate backflow protection shall be installed, per the City's Water Division standards for domestic, irrigation and fire water services. (PW) 17) A separate fire service line to the building shall be installed per the City's Water Division standards and Fire Department's requirements. (PW) 18) Installation of required landscaping and irrigation systems shall be completed prior to final inspection/within twelve months of entitlement. (PW) 19) All landscape irrigation and planting installation 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) 20) 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) 21)Motor Fuel Concrete Dispensing Areas — Areas used for fuel dispensing shall be paved with concrete (no use of asphalt). Concrete surfacing to extend 6 '/2' from the corner of each fuel dispenser in any direction. This distance may be reduced to OR the maximum ZA Minutes 12/20/00 7 (OOZM1220) length that the fuel dispensing hose and nozzle assembly may be operated in any direction plus one (1) foot. In addition, the fuel dispensing area shall be graded and constructed so as to prevent drainage flow either through or from the fuel dispensing area. (PW) 22) Motor Fuel Dispensing Area Canopy — All motor fuel concrete dispensing areas are to have a canopy structure for weather protection, extending over the motor fuel concrete fuel dispensing area. (PW) 23) Motor Fuel Concrete Dispensing Area Interruptible Drainage — The concrete motor fuel dispensing area will be graded and constructed so as to drain to an underground clarifier/sump/tank equipped with a shut-off valve that can stop the further draining of storm water or spilled material therefrom into the street or storm drain system. Spills will be immediately cleaned up according to Spill Contingency Plan. (PW) 24) Trash Container (dumpster) Areas — Trash container (dumpster) areas to have drainage from adjoining roofs and pavements diverted around the area(s). (PW) 25) For trash container areas associated with fuel dispensing, vehicle repair/maintenance, and industry, such areas are to be roofed over or drained to a water quality inlet, engineered infiltration/filtration system, or equally effective alternative. (PW) 26) Self-contained Areas for Washing/Steam Cleaning/Maintenance/Repair/Material processing — Self-contained areas are required for washing/steam cleaning, wet material processing, and maintenance activities specifically where vehicle repair/maintenance occurs. Impermeable berms, drop inlets, trench catch basins, or overflow containment structures shall be provided around repair bays to prevent spilled materials and wash - down waters from entering the storm drain system. (PW) 27) Water Quality Inlets — Water Quality Inlets designed to remove free phase liquid petroleum compounds, grease, floatable debris, and settleable solids can be used. (PW) b. The applicant shall restripe the parking lot so that it conforms to provisions of Chapter 231 of the Huntington Beach Zoning & Subdivision Ordinance. c. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department. d. All signs shall be brought into compliance with the Chapter 233 of the Huntington Beach Zoning & Subdivision Ordinance. e. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. Construction of the project may occur in the following three phases: 1) screenwall, landscaping, and fagade wall, 2) roof structure and waiting room, and 3) grading and improvements to the southerly parking lot. Phasing shall be subject to a written request and approval of the Building and Safety, Public Works, Fire, and Planning Departments. ZA Minutes 12/20/00 8 (OOZM1220) f. 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. 8. The use shall comply with the following: a. All repair work shall be conducted wholly within the building. 9. 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 REOUIREMENTS: 1. Conditional Use Permit No. 00-64 shall not become effective until the ten -calendar day appeal period has elapsed. 2. Conditional Use Permit No. 00-64 shall become null and void unless exercised within one year of the date of final approval which is December 20, 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 Conditional Use Permit No. 00-64, pursuant o 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 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. ZA Minutes 12/20/00 9 (OOZM1220) 9. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Planning Department. 10. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 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) 13. A Certificate of Occupancy must be issued by the Planning Department and Building and Safety Department prior to occupying the building. ITEM 2: CONDITIONAL USE PERMIT NO. 00-71 (YMCA APPLICANT: Mike Adams, P.O. Box 382, Huntington Beach, CA 92648 PROPERTY OWNER: YMCA of Orange County, 13821 Newport Ave, Ste. 200, Tustin, CA 92780 REQUEST: To establish 1920 sq. ft. temporary office and classroom facility for the West County Family YMCA. LOCATION: 7262 Garfield Ave (south side of Garfield Avenue, east of Gothard Avenue) PROJECT PLANNER: Amy Wolfe Amy Wolfe, Staff Planner, displayed project plans and photographs stating the purpose and location of the request. Staff stated that the request is to allow for the use of the facility for a period of five years. The request was reviewed and approved by the Design Review Board. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. Staff recommended that the plans be modified in conjunction with a modification to condition no. 2.b. Staff stated that this modification would allow both passenger vehicle and truck turnaround maneuvers to occur on the site. Mary Beth Broeren, Zoning Administrator, confirmed with staff the number of parking spaces, which are six (one per staff member and one per classroom). THE PUBLIC HEARING WAS OPENED. James Morgan, 7451 Warner Avenue, Executive Director for the YMCA, stated that the program on the proposed premises would accommodate primarily the Father/Son Indian Guides meetings with a maximum of 10 participants at any time. The facility will not be used as a daycare facility. Mike Adams, P.O. Box 382, the applicant, discussed the modification to condition no. 2.b and stated that the fencing change out would not be a problem. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. 11 ZA Minutes 12/20/00 10 (OOZM1220) Ms. Broeren confirmed with staff that the request was for a five-year approval period. Staff stated that the applicant could return in five years to request an extension. Ms. Broeren stated that she was going to approve the request with the deletion of condition no. 2.b, and modification of condition no. Lb to state: A vehicle turn -around space shall be provided at the terminus of the driveway adjacent to the trash enclosure to accommodate passenger vehicle and truck turn -around maneuvering. CONDITIONAL USE PERMIT NO. 00-71 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED CONDITIONS OF APPROVAL. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR PROJECTS EXEMPT FROM 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 15303 of the CEQA Guidelines, because the development proposal consists of construction of a new small office and classroom facility which will be designed for an occupancy load of 30 persons or less. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-71: 1. Conditional Use Permit No. 00-71 for the establishment, maintenance and operation of a 1920 sq. R ft. temporary office and classroom facility for the West County Family YMCA, as conditioned, 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 use is temporary in nature and will be permitted for a five-year period. The proposed structures and site improvements will meet all applicable development standards and Design Review Board recommendations and will improve the overall appearance and existing condition of the site. 2. The project will be compatible with surrounding uses because the proposed building and play area will be sited in considerable distance (80 ft.) from existing residential uses to the east. In addition, the proposed facility will accommodate parking for 13 vehicles on -site, which exceeds the minimum number of required parking spaces (6 parking spaces) necessary to satisfy project needs. No circulation or parking impacts to surrounding areas are anticipated as a result of this development. 3. The proposed West County Family YMCA temporary office and classroom facility will comply with the provisions of the Holly Seacliff Specific Plan base district, 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, including parking, setbacks and landscaping. 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 (RM-15-sp) Residential Medium Density on ZA Minutes 12/20/00 11 (OOZM1220) the subject property. In addition, it is consistent with the following goals and policies of the General Plan: L U 9.4 Provide for the inclusion of recreational, institutional, religious, educational and service uses that support the resident needs within residential neighborhoods. LU 9.4.1 Accommodate the development of parks, sports facilities, libraries, schools, community meeting facilities, religious facilities, and similar community -serving uses in all residential areas, provided that they are compatible with adjacent residential uses and subject to review and approval by the City and other appropriate agencies. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 00-71: 1. The site plan, floor plans and elevations received and dated November 3, 2000 shall be the conceptually approved layout with the following modifications: a. The proposed driveway width shall be a minimum of 26'-0". (Code Requirement) (DRB) b. A vehicle turn -around space shall be provided at the terminus of the driveway adjacent to the trash enclosure to accommodate passenger vehicle and truck turn -around maneuvering. (DRB) c. A 15 ft. (min.) wide decorative pavement area shall be provided at the driveway entrance. (DRB) d. All setback areas visible from the public right-of-way shall be landscaped as follows: 1) Front yard landscaped setback: 15 ft. min. , 2) Interior side yard landscaped setback: 5 ft. min. (or 7 ft. w/ parking overhang) 3) Rear yard landscaped setback: 5 ft. min. (DRB) e. The existing chain link fence shall be removed. A decorative open view fence shall be provided along the northerly (Garfield Avenue frontage) and the westerly property line. A solid masonry wall or wood fence shall be provided along the southerly property line. (DRB) f. The new decorative open view fence along the Garfield Ave. frontage shall be setback 15 ft. (DRB) g. Elevations shall depict colors and building materials as approved by the Design Review Board. (DRB) h. The south and west building elevation shall incorporate window treatment, to the satisfaction of the Planning Director. (DRB) i. The proposed architectural building design shall be enhanced to the greatest extent possible to achieve the quality level depicted on the sample modular building specifications which were presented to DRB on December 14, 2000. (DRB) j. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) ZA Minutes 12/20/00 12 (OOZM1220) 11 k. 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) 1. 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) m. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non -obtrusive, not interfere with sidewalk areas and comply with required setbacks. n. 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. 2. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a licensed Civil Engineer, shall be submitted to the Department of Public Works for review and approval. The installation of a Southern California Edison (SCE) owned streetlight on Garfield Avenue along the property frontage, in a location to be approved by Traffic Engineering, shall be incorporated into the grading design. (PW) b. In accordance with NPDES requirements, a Water Quality Management Plan (WQMP) shall be prepared by a licensed Civil or Environmental Engineer and shall be submitted for review and approval by the Public Works Department. (PW) c. Existing mature trees that are proposed to be removed shall be replaced at a two to one ratio with a 36" mature box tree or palm equivalent (13'-14' of trunk height for Queen Palms and a 8'-9' of brown trunk). Applicant shall provide a consulting arborist report on all existing trees. Said report shall quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk. (PW) 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 whom to contact for information regarding this development and any construction/ grading activity. This contact person shall be available ZA Minutes 12/20/00 13 (002M1220) 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, walls, and fences consistent with the grading plan shall be submitted to and approved by the Planning Department. Double walls shall be prohibited. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 3. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the index. b. All Fire Department requirements shall be noted on the building plans. (FD) 4. Prior to issuance of building permits 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 pf 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. (Code Requirement) 5. An Arborist's Report assessing the health and condition of existing trees on site shall be submitted to the City Landscape Architect for review. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. (DRB) 6. During grading, site development, and/or construction, the following shall be adhered to: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site; b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); ZA Minutes 12/20/00 14 (OOZM1220) J 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. 7. Prior to final building permit inspection and approval the following shall be completed: a. Install new sewer lateral unless the existing lateral can be verified to be of adequate size, satisfactory condition and is at a location acceptable to the Public Works Department. (PW) b. The proposed building shall have a new domestic water service and meter sized to meet the minimum requirements set by the Uniform Plumbing Code (UPC). Irrigation service may be combined with the domestic service. The service lateral shall be a minimum of two -inches in size. Meter shall be a touch -read type. (PW) c. A separate backflow protection device shall be installed, per the City's Water Division standards for domestic and irrigation water services. (PW) d. The existing water service shall be abandoned per the City Water Standards. (PW) e. Installation of required landscaping and irrigation systems shall be completed prior to final inspection or within twelve months of entitlement. (PW) f. 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 record keeping. (PW) g. Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards found in City Specification No. 424. (FD) h. A manual fire alarm system shall be installed throughout. Shop drawings shall be submitted and approved by the Fire Department prior to system. (FD) i. Fire lanes will be designated and posted to comply with Fire Department City Specification No. 415. (FD) j. Address numbers will be installed to comply with Fire Department 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) k. Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. (FD) 1. The project will comply with all provisions of the Huntington Beach Fire Code and Fire Department City Specification Nos. 422 for the abandonment of oil wells and site restoration. ZA Minutes 12/20/00 15 (OOZM1220) A site plan accurately plotting the abandoned well HB 6, API # 059-04329 must be submitted for Fire Department approval and safety systems designation. (FD) in. The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and Fire Department City Specification No. 429 for new construction within the methane gas overlay districts. It is recommended that representatives meet with Fire Department staff for guidance through the Division of Oil, Gas and Geothermal Resources site plan procedures and other items as required in City Specification No. 429. (FD) n. The applicant shall stripe the parking lot so that it conforms to provisions of Chapter 231 of the Huntington Beach Zoning & Subdivision Ordinance. o. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department. 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. 8. The proposed use shall be limited to a five-year period. 9. 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 REOUIREMENTS: 1. Conditional Use Permit No. 00-71 shall not become effective until the ten day appeal period has elapsed. 2.. Conditional Use Permit No. 00-71 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 00-71, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable Public Works fees shall be paid. (PW) ZA Minutes 12/20/00 16 (OOZM1220) 5. A traffic impact fee may be required if the new YMCA generates more traffic than the previous center. The baseline year for the existing trip generation (to be credited) will be 1990. The fee will be $75 per trip and shall be paid prior to final inspection. (PW) 6. An encroachment permit shall be required for all work within the right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Planning Department prior to occupying the building. 8. State -mandated school impact fees shall be paid prior to issuance of building permits. 9. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 10. Standard landscape requirements apply (Chapter 232 of the Zoning and Subdivision Ordinance). (PW) 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. All signs shall conform to the HBZSO. Prior to installing any new signs, a building permit shall be obtained from the Planning Department. 13. 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.00-23 (KLISTOFF RESIDENCE) APPLICANT: Doug Martin, 5305 Fanwood Drive, Huntington Beach, CA 92649 PROPERTY OWNER: Mike and Elaine Klistoff, 10243 Lesterford Avenue, Downey, CA 90241 REQUEST: To construct a 1,420 square -foot second -floor addition to an existing single-family dwelling. LOCATION: 16935 Edgewater Lane (east side of Edgewater Lane, south side of Davenport Drive) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans, stating the purpose and location of the request. Staff stated that the requested project meets all regulations for the Low -Density Residential zoning district, including building height, setbacks, site coverage and parking, and is consistent with the City Design Guidelines. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. ZA Minutes 12/20/00 17 (OOZM1220) Mary Beth Broeren, Zoning Administrator, asked staff if the project is subject to the Infill Ordinance requirements, and it was concluded that it is not. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. COASTAL DEVELOPMENT PERMIT NO.00-23 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. ITEM 4• ENTITLEMENT PLAN AMENDMENT NO.00-14 (ALL SPACE SELF -STORAGE) APPLICANT: CT Realty, 20151 S.W.Birch Street, #200, Newport Beach, CA 92660 PROPERTY OWNER: Southern California Edison, 100 N. Long Beach Boulevard, #1004, Long Beach, CA 90802 REQUEST: To amend Conditional Use Permit No. 00-17/Coastal Development Permit No. 00-06 to allow a modified site layout and 2,440 square -feet of additional storage space at a previously approved self -storage facility. LOCATION: 8620 Hamilton Avenue (north side of Hamilton Avenue, east of Newland Street) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, stated that the applicant has requested a continuance to a date uncertain in order to explore ways to comply with the previous conditions of approval. AS THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST THE PUBLIC HEARING WAS NOT OPENED. ENTITLEMENT PLAN AMENDMENT NO.00-14 WAS CONTINUED TO A DATE UNCERTAIN. 1 ZA Minutes 12/20/00 18 (OOZM1220) ITEM 5: CONDITIONAL USE PERMIT NO. 00-34NARIANCE NO.00-25 APPLICANT: The Louie Group, 20902 Brookhurst, #201, Huntington Beach, CA 92646 PROPERTY OWNER: Angelo Rinaldi and Dewey Davide, P.O. Box 911, Huntington Beach, CA 92648 REQUEST: CUP to (a) construct two three-story single-family dwellings on separate contiguous lots with a grade differential greater than three feet; (b) to construct two 24-inch tall tiered retaining walls in the front yard setback of each lot, in lieu of the 18 inch maximum permitted height; and VAR to exceed the 37-foot maximum building height by 1.09 feet for both dwellings. LOCATION: 3 13 -3 15 Nineteenth Street (west side of Nineteenth Street, south of Orange Avenue) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans, elevations, and photographs of the project site, as well as neighboring dwellings, and stated the purpose and location of the request. Staff recommended denial of the conditional use permit and the variance based upon the suggested findings as outlined in the staff report. Staff recommended retraction of the finding, which references the lot coverage, because the applicant intends to comply with the minimum lot coverage requirements. The applicant has been encouraged to redesign the plans in order to create a distinction between the two dwellings. Staff stated that alternative recommendations for conditions of approval for the conditional use permit were prepared should the Zoning Administrator find such action appropriate. No written or verbal comments were received in response to the public notification. THE PUBLIC HEARING WAS OPENED. Louie Hernandez, 19092 Callaway Circle, the applicant, addressed the variance elevations and presented changes to the color of the roof, windowpane and fagade. Mr. Hernandez stated that the height variance is only 8% of the entire roof area. Mr. Hernandez stated that the variance is requested because of a potential drainage hardship based on the site because the lot is four feet above the street level versus 2 feet or below for the majority of the lots in the area. Mr. Hernandez presented photographs of neighboring homes in excess of the height limit. Dewey Davide, P.O. Box 911, the property owner, stated that the same home has been built numerous times with those same elevations and stated that he felt any changes would be unfair. Mr. Davide stated that they would have to accept a potential liability in the future for any drainage problems that might occur. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. ZA Minutes 12/20/00 19 (OOZM1220) Mary Beth Broeren, Zoning Administrator, staff, the applicant, and the property owner engaged in a general discussion concerning the design limitations and height. Ms. Broeren indicated that she did visit the site and noticed that notably higher dwellings were built before the code was changed. Ms. Broeren stated that the circumstances applicable to this property are not unique enough to grant the variance, and she is not aware of any previous variances granted to exceed the maximum height limitation. Ms. Broeren stated that she would grant the conditional use permit with alternate conditions of approval as provided by staff. Ms. Broeren confirmed with the applicant that they understood and agreed to the alternative conditions of approval as well as compliance with the Infill Ordinance. Ms. Broeren asked staff to add to the findings of the conditional use permit the following: Other single-family homes similar to those proposed exist in the vicinity of the project site on comparable grades. CONDITIONAL USE PERMIT NO.00-34 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING MODIFIED FINDINGS AND CONDITIONS OF APPROVAL. VARIANCE NO. 00-25 WAS DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR 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 15303 of the CEQA Guidelines because the project consists of construction of two single- family dwellings in an urbanized residential zone. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-34: 1. Conditional Use Permit No. 00-34 to (a) construct two three-story single-family dwellings on separate contiguous lots with a grade differential greater than three feet; and (b) to construct two 24-inch tall tiered retaining walls in the front yard setback of each lot, in lieu of the 18 inch maximum permitted height 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. Other single-family homes similar to those proposed exist in the vicinity of the project site on comparable grades. The retaining walls proposed in the front setback are similar to those existing on adjacent properties and will include landscaping to help soften their appearance. 2. The proposed development, as conditioned, is compatible with surrounding uses because the adjacent homes are built at the same grade as the project site and have similar retaining walls in the front setback. 3. The proposed project, as conditioned, complies 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 including maximum height, maximum lot coverage, setbacks and parking. ZA Minutes 12/20/00 20 (OOZM1220) 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Residential Medium High Density on the subject property. In addition, it is consistent with the following policy of the General Plan: a. Policy LU 9.2.1 - Require that all new residential development within existing residential neighborhoods (i.e., infill) be compatible with existing structures, including the use of building heights, grade elevations, orientation, and bulk that are compatible with the surrounding development. FINDINGS FOR DENIAL - VARIANCE NO.00-25: The granting of Variance No. 00-25 to exceed the 37-foot maximum building height by 1.09 feet for both dwellings would constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. New development on lots with comparable topographic circumstances to those existing on the project site has been achieved in compliance with HBZSO building height requirements. This finding is made with consideration of the two foot increase in height allotted by the Zoning and Subdivision Ordinance to address the site's existing 4.09 foot grade differential between top -of -curb and subfloor. 2. The granting of a variance is not necessary to preserve the enjoyment of one or more substantial property rights. The proposed development may be redesigned to achieve conformance with the applicable height standard by reducing floor to ceiling height, grading or a combination thereof, while maintaining conformance with prevailing design standards. 3. The granting of the variance will be materially detrimental to the public welfare and injurious to property in the same zone classification. The proposed variance would allow dwellings which exceed the height limit applicable in the zone and consequently would negatively impact views and restrict transmission of natural light. In addition, the height and design of the proposed dwellings is inconsistent with the character of development desired in the district, as identified in the General Plan. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.00-34: 1. The site plan, floor plans and elevations received and dated November 30, 2000 shall be the conceptually approved layout with the following modifications: a. Proposed dwellings shall be designed to comply with the building height and lot coverage restrictions applicable in the RMH-A zone. b. Proposed dwellings shall be redesigned to achieve a substantial distinction in architectural design between each of the proposed units, to the satisfaction of the Planning Director. c. A note shall be added on the plans, which indicates that all bathroom windows and windows which align with windows located on adjacent dwellings will be made of opaque glass. ZA Minutes 12/20/00 21 (OOZM1220) 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. The following improvements shall be shown to be constructed: curb, gutter, sidewalk, approximately 10-feet of street pavement along Nineteenth Street, replacement of half width of existing alley pavement and new pavement over 2.5-foot strip of additional alley right-of-way. (PW) b. Dedicate 2.5-foot wide strip of right-of-way along the northerly side of both lots for public alley purposes. (PW) 3. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the index. b. All Fire Department requirements shall be noted on the building plans. (FD) 4. Prior to issuance of building permits, the following shall be completed: a. Submit a copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Planning. b. Compliance with the Infill Lot Ordinance and notification requirements shall be verified. 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. ZA Minutes 12/20/00 22 (OOZM1220) L 0 6. Prior to final building permit inspection and approval, the following shall be completed: a. Construct new street improvements as shown on the Grading Plan. (PW) I b. A new sewer lateral shall be installed to serve each lot. (PW) c. Address numbers shall be installed to comply with City Specification 428. (FD) d. Install new, separate domestic water service, one -inch minimum size, with touch read meter in accordance with current Water Division standards and sized to meet the minimum requirements set by the Uniform Plumbing Code (UPC). (PW) e. Separate backflow protection shall be installed per the Water Division standards for the domestic water services. (PW) f. The project shall comply with all provisions of the Huntington Beach Fire Code and City Specification 422, Well Abandonment. (FD) g. The project shall comply with all provisions of the Huntington Beach Municipal Code Section 17.04.085 and City Specification 429, Methane District Building Permit Requirements. (FD) h. The project shall comply with City Specification 431-92, City of Huntington Beach Soil Cleanup Standards. (FD) 7. The Planning Director ensures that all conditions of approval herein are complied with. The Planning Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REOUIlMMENTS: 1. Conditional Use Permit No. 00-34 shall not become effective until the ten calendar day appeal period has elapsed. 2. Conditional Use Permit No. 00-34 shall become null and void unless exercised within one year of the date of final approval which is November 20, 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 Conditional Use Permit No. 00-34, 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. ZA Minutes 12/20/00 23 (OOZM1220) 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 VXX 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. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 9. State -mandated school impact fees shall be paid prior to issuance of building permits. 10. Park Land In -Lieu fees shall be paid prior to issuance of building permits. 11. An encroachment permit shall be required for all work within the right-of-way. (PW) THE MEETING WAS ADJOURNED AT 2:25 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, DECEMBER 27, 2000, AT 1:30 PM. Mary)Beth broeren Zoning Administrator rmk ZA Minutes 12/20/00 24 (OOZM1220)