HomeMy WebLinkAbout2001-01-03MINUTES
HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
® Room B-S - Civic Center
2000 Main Street
Huntington Beach California
WEDNESDAY, JANUARY 3, 2001-1:30 P.M.
ZONING ADMINISTRATOR: Mary Beth Broeren
STAFF MEMBER: Wayne Carvalho, Amy Wolfe, Ramona Kohlmann (recording
secretary)
MINUTES: December 6, 2000, Minutes were approved
ORAL COMMUNICATION: None
ITEM 1: COASTAL DEVELOPMENT PERMIT NO.00-24 (PRIGGER-WH LIAMS
RESIDENCE)
APPLICANT: John McInnes, 933 South Coast Highway, Laguna Beach, CA 92651
PROPERTY OWNER: Cynthia Williams, 16542 Somerset Lane, Huntington Beach, CA 92649
REQUEST: To permit the demolition of the existing residence and construction of a
new 4,900 sq. ft. two story residence. The request includes review for
® compliance with the Infill Lot Ordinance. The Infill Lot Ordinance
encourages adjacent property owners to review proposed development
for compatibility/privacy issues, such as window alignments, building
pad height, and floor plan layout.
LOCATION: 16542 Somerset Lane (Gilbert Island)
PROJECT PLANNER: Wayne Carvalho
Wayne Carvalho, Staff Planner, displayed project plans and photographs stating the purpose and
location of the request. Staff stated that the Huntington Harbour Homeowner's Association has
reviewed and approved the request, and that the project complies with the Urban Design Guidelines.
Staff recommended approval of the request based upon the findings and subject to the conditions as
outlined in the staff report. No written or verbal comments were received in response to the public
notification.
Mary Beth Broeren, Zoning Administrator, and staff discussed condition I.a. Staff recommended a
complete revised set of plans thereby deleting condition l.a. Ms. Broeren confirmed with staff that the
placement of the proposed windows is in compliance with the Infill Lot Ordinance.
THE PUBLIC HEARING WAS OPENED.
Bill Prigger, 16542 Somerset Lane, property owner, submitted letters from adjacent property owners.
® Jim Andrews, 17041 Bolero Lane, representing the Huntington Harbour Homeowner's Association
architectural committee stated that they support the proposed request.
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Joe Nissim, 16542 Mariana Circle, neighboring property owner, requested a meeting with the project
architect. •
John McInnes, 933 South Pacific Coast Highway, Laguna Beach, architect, asked if submittal of the
working drawings would be satisfactory and asked for clarification of condition l.c.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
Ms. Broeren asked staff to make the following modifications to the conditions:
1. Add to condition 1 that the site plan and floor plans are dated December 7, 2000.
2. Delete condition La.
3. Add condition 2.d as follows: Submit copy of the revised site plan, floor plans and elevations to
the Planning Department for inclusion in the entitlement file pursuant to Condition No. 1
addressing the maximum 50% site coverage restriction.
COASTAL DEVELOPMENT PERMIT NO.00-24 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) WORKING DAYS.
FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 00-24: 0
1. Coastal Development Permit No. 00-24 for the construction of a 4,900 sq. ft. two story residence,
as modified by conditions of approval, conforms with the General Plan, including the Local
Coastal Program. The new residence conforms with the Low Density Residential land use
designation in the General Plan and Local Coastal Program.
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 residence will comply
with the provision set forth in the Huntington Beach Zoning and Subdivision Ordinance including
setbacks, building height, parking and site coverage.
3. At the time of occupancy the proposed development can be provided with infrastructure in a
manner that is consistent with the Local Coastal Program. All improvements 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. The construction of the new single family residence will not impede
public views or access.
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CONDITIONS OF APPROVAL - COASTAL DEVELOPMENT PERMIT NO.00-24:
® 1. The site plan, floor plans dated December 7, 2000, and elevations received and dated November
7, 2000 shall be the conceptually approved layout with the following modifications:
a. 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)
b. 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)
c. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox facilities
and similar items on the site plan and elevations. If located on a building, they shall be
® architecturally designed into the building to appear as part of the building. They shall be
architecturally compatible with the building and non -obtrusive, not interfere with sidewalk
areas and comply with required setbacks.
d. 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 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. 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.
d. Submit copy of the revised site plan, floor plans and elevations to the Planning Department
® for inclusion in the entitlement file pursuant to Condition No. 1 addressing the maximum
50% site coverage restriction.
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z ' 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.
4. Prior to final building permit inspection and approval, the following shall be completed:
a. The existing water meter may potentially be utilized for domestic, fire and irrigation purposes
if they are of adequate size, conforms to current standards, and are in working condition as
determined by the Water Division. If a new water meter and/or service are necessary, they
shall be installed per Water Division standards and sized to meet the minimum requirements
set by the Uniform Plumbing Code (UPC) and Uniform Fire Code (UFC). The service lateral
shall be a minimum of one -inch in size. Meter shall be a touch -read type. (PW )
b. The existing backflow protection device on the existing water service shall be replaced per •
current Water Division standards. (PW )
c. Provide one 36-inch boxed tree or the palm equivalent in the front yard. (PW )
d. The existing driveway shall be removed and replaced with curb, gutter and sidewalk per City
standards. The new driveway shall be installed per City standards and shall be ADA
compliant. (PW )
e. An automatic fire sprinkler system shall be approved and installed pursuant to Fire
Department regulations. Shop drawings shall be submitted and approved by the Fire
Department prior to system installation. (FD)
f. Address numbers shall be installed to comply with City Specification No. 428. (FD)
g. A fire alarm system shall be installed to comply with Huntington Beach Fire Department and
Uniform Fire Code Standards. Shop drawings shall be submitted to and approved by the Fire
Department prior to installation. The system shall provide the following:
1) manual pulls;
2) water flow, valve tamper and trouble detection; •
3) 24 hour supervision; and
4) voice communication (FD)
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h. Compliance with all conditions of approval specified herein shall be accomplished and
verified by the Planning Department.
i. 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. 00-24 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. 00-24 shall become null and void unless exercised within one
® year of the date of final approval which is January 3, 2002, 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 Coastal Development Permit No. 00-24,
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 Coun
of Orange and submitted to the Planning Department within two (2) days of the Zoning
Administrator's action.
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' 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. State -mandated school impact fees shall be paid prior to issuance of building permits.
10. An encroachment permit shall be required for all work within the right-of-way. (PW)
THE MEETING WAS ADJOURNED AT 1:40 PM BY THE ZONING ADMINISTRATOR TO
THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR
ON WEDNESDAY, JANUARY 10, 2001 AT 1:30 PM.
M eth Broeren
Zoning Administrator
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