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HomeMy WebLinkAbout2001-02-21MINUTES ® HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, FEBRUARY 21, 2001 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Paul Da Veiga, Amy Wolfe, Ramona Kohlmann (recording secretary) MINUTES: November 15, 2000 Minutes were approved ORAL COMMUNICATION: None Please note the Staff Report and Public Hearing for Items 1 and 2 were combined ITEM 1: TEMPORARY USE PERMIT NO. 01-01 (LIGHTHOUSE MODEL HOMES) APPLICANT/ PROPERTY OWNER: JeffRulon/PLC Land Company, 19 Corporate Plaza Dr., Newport Beach, CA 92660 ® REQUEST: To allow the temporary establishment of a model home complex and sales office within a proposed single family home subdivision. LOCATION: Southwest corner of Palm Avenue and Goldenwest Street, within the Boardwalk development area PROJECT PLANNER: Paul Da Veiga Paul Da Veiga, Staff Planner, displayed project plans stating the purpose, location and zoning of the request. Staff noted a correction to the staff report (in the suggested findings for projects exempt from CEQA) stating that the word "condominiums" should be corrected to read "single family homes." 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 compatible with surrounding uses because the area is approved for detached single family residential units. Mary Beth B�roeren, Zoning Administrator, confirmed with the applicant that the trailer will be removed from the premises upon completion of the project. THE PUBLIC HEARING WAS OPENED. Jeff Rulon, PLC Land Company, 19 Corporate Plaza Dr., Newport Beach, applicant, stated that he has read and concurs with staff suggested conditions of approval. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE ® REQUEST AND THE PUBLIC HEARING WAS CLOSED. TEMPORARY USE PERMIT NO.01-01 WAS APPROVED BY THE ZONING • ADMINISTRATOR WITH THE FOLLOWING MODIFIED FINDINGS AND CONDITIONS OF APPROVAL. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR PROJECTS EXEMPT FROM CEQA: The Zoning Administrator finds that the project will not have any significant effect on the environment. Mitigated Negative Declaration No. 98-8 was previously prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines and the City Council found that the project, which involves the construction of single family homes, as mitigated, will not have a significant effect on the environment. The proposed temporary use of the property as a model home complex is categorically exempt pursuant to Class 4, Section 15304 of the California Environmental Quality Act which states that minor temporary uses of land, having negligible or no permanent effects on the environment, do not require any further environmental review. FINDINGS FOR APPROVAL - TEMPORARY USE PERMIT NO. 01-01: Temporary Use Permit No. 01-01 for the establishment, maintenance and operation of the model home complex 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 and is consistent with the character of the development in the area. • Ample parking and directional signage will be provided for the use. Adequate dust control measures will be taken pursuant to recommended conditions of approval. Customer and construction traffic interference will be minimized to the satisfaction of the Public Works Department. 2. The temporary use permit will be compatible with surrounding uses because the area is approved for detached single family residential units. 3. The proposed use will comply with the provisions of the base district and other applicable provisions in the Palm/Goldenwest Specific Plan, 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. The request is allowed by approval of the entitlement and all code requirements will be met including the provision of adequate parking. 4. The granting of the temporary use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use Horizontal -Specific Plan (NIH-sp) on the subject property. • ZA Minutes 02/21/01 2 (OlzmO221) CONDITIONS OF APPROVAL —TEMPORARY USE PERMIT NO. 01-01: 1. The site plan, floor plans, and elevations received and dated January 12, 2001 shall be the conceptually approved layout with the following modifications: a. Building setbacks, siting, and design shall comply with Tentative Tract Map 15795, Coastal Development Permit No. 00-01, and Conditional Use Permit No. 00-68. b. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. A minimum of ten (10) parking spaces shall be provided in the model home complex parking lot. Parking spaces shall be a minimum of 9 feet wide and 19 feet deep and the drive aisle shall be a minimum of 26 feet wide.(Code Requirement) c. The trap fence shall be limited to a maximum height of 42 inches. (Code Requirement) d. The project identification sign shall be located outside the 25-foot by 25-foot corner visibility cut off. All other signs near or adjacent to a driveway must be located outside the 10-foot by 10-foot driveway corner visibility cut off. (Code Requirement) e. Model identification flags shall be limited to a maximum of five. Flag locations shall be identified on the building permit plans. 49 f. 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. g. The driveway entrance to the parking lot shall be a minimum of 27 feet wide. (PW) 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. Show security provisions for the site in compliance with Huntington Beach Fire Department Standard 426 for all gates, locks, fencing, telephones, construction parking, and phasing. (FD) c. Provide a complete site plan of the model complex with finished grades, showing all permanent structures. (BD) d. Names of streets shall be submitted to and approved by the Huntington Beach Fire Department in accordance with City Specification No. 409. (FD) e. Provide Building Code analysis on the plans to show compliance with the 1997 Uniform Building Code. (BD) ZA Minutes 02/21/01 3 (01=0221) f. Plans shall show compliance with the disabled access requirements of the State Building Code, Title 24. 3. Prior to issuance of grading permits, the following shall be completed: a. A precise grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) b. The name and phone number of the developer and a field supervisor hired by the developer, who is on -site, shall be submitted to the departments of Planning and Public Works. 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 the name and telephone number of the developer and field supervisor for information regarding grading and construction activities and information on contacting "1-800-CUTSMOG" for questions regarding compliance with AQMD Rule No. 403 and fugitive dust standards. (PW) (Code Requirement) c. The applicant shall abide by the provisions AQNM's Rule 403 as related to fugitive dust control and provide a plan to the Planning and Public Works Departments indicating such compliance. d. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of the information required under Condition 3.b as well as the schedule for grading at least 30 days prior to such grading. 4. Prior to issuance of building permits, the following shall be completed: a. Submit a copy of the revised site plan pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department. b. A $4,000 cash bond shall be posted with the City to guarantee compliance with the conditions of approval and all Code requirements. c. 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 plan shall be in conformance with the Palm/Goldenwest Specific Plan, Chapter 232 of the Zoning and Subdivision Ordinance and applicable design guidelines. (PW) (Public Works) U ZA Minutes 02/21/01 4 (Olzm0221) 5. During construction and grading operations, the applicant shall: ® a. Wet down areas in the late morning and after work is completed for the day. b. Use low sulfur fuel (.05%) by weight for construction equipment. c. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); d. Discontinue construction during first stage smog alerts. e. Water trucks shall be available on the site and shall be used throughout the day in areas where the vehicles travel and the soils are processed to keep the soils damp enough to prevent dust raised by the construction activity. f. 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. g. Construction equipment shall be maintained in peak operating condition to reduce emissions. h. Truck idling shall be prohibited for periods longer than 10 minutes. i. All haul trucks shall be covered prior to leaving the site to prevent dust from impacting the ® surrounding areas. • j. Wind barriers shall be installed along the perimeter of the site. 6. Prior to final building permit inspection and approval and commencement of use, the following shall be completed: a. The on -site street system between (and including) the entryway and the farthest model home shall be completed prior to commencing sales operations. This includes, but is not limited to, signs, striping, and activation of street lighting. (PW) b. All facilities shall be accessible as defined by the Americans with Disabilities Act. (PW) c. Roadways and fire hydrants shall be paved and in service prior to the existence of combustibles on -site. (FD) d. Street lighting at the entrance, in front of the model homes, along the side yards, and in the parking area shall be functional or temporary lighting shall be used. (PW) e. 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. ZA Minutes 02/21/01 5 (OlzmO221) 7. The model home sales office shall be discontinued within 30 days following the close of escrow of the last unit and shall not be expanded into a general business office for the contractor or developer. (Code Requirement) • 8. The temporary trailer sales office shall not be converted or expanded into a general business office for the contractor or developer. The applicant shall remove the temporary trailer from the subject site within 30 days following final building permit inspection and approval for the model home complex. 9. Temporary signs and flags shall be permitted as part of the temporary use permit. The signs and flags shall be removed upon the close of escrow of the last unit. 10. All conditions of approval of Tentative Tract Map No. 15795, Coastal Development Permit No. 00-01, and Conditional Use Permit 00-68 shall remain in effect. 11. 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. Temporary Use Permit No. 01-01 shall not become effective until the ten calendar day appeal • period has elapsed. 2. Temporary Use Permit No. 01-01 shall become null and void unless exercised within one year of the date of final approval which is February 21, 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 Temporary Use Permit No. 01-01, 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. • ZA Minutes 02/21/01 6 (Olzm0221) 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. All signs shall conform to the HBZSO. Prior to installing any new signs, a building permit shall be obtained from the Planning Department. ITEM 2: TEMPORARY USE PERMIT NO.01-02 (SHORELINE MODEL HOMES) APPLICANT/ PROPERTY OWNER: JeffRulon/PLC Land Company, 19 Corporate Plaza Dr., Newport Beach, CA 92660 REQUEST: To allow the temporary establishment of a model home complex and sales office within a proposed single family home subdivision. LOCATION: Southwest corner of Palm Avenue and Goldenwest Street, within the Boardwalk development area PROJECT PLANNER: Paul Da Veiga Paul Da Veiga, Staff Planner, displayed project plans stating the purpose, location and zoning of the request. Staff noted a correction to the staff report (in the suggested findings for projects exempt from CEQA) stating that the word "condominiums" should be corrected to read "single family homes." 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 compatible with surrounding uses because the area is approved for detached single family residential units. Mary Beth Broeren, Zoning Administrator, confirmed with the applicant that the trailer will be removed from the premises upon completion of the project. THE PUBLIC HEARING WAS OPENED. Jeff Rulon, PLC Land Company, 19 Corporate Plaza Dr., Newport Beach, applicant, stated that he has read and concurs with staffs suggested conditions of approval. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. TEMPORARY USE PERMIT NO.01-02 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING MODIFIED FINDINGS AND CONDITIONS ® OF APPROVAL. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ZA Minutes 02/21/01 7 (Olzm0221) 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. Mitigated Negative Declaration No. 98-8 was previously prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines and the City Council found that the project, which involves the construction of single family homes, as mitigated, will not have a significant effect on the environment. The proposed temporary use of the property as a model home complex is categorically exempt pursuant to Class 4, Section 15304 of the California Environmental Quality Act which states that minor temporary uses of land, having negligible or no permanent effects on the environment, do not require any further environmental review. FINDINGS FOR APPROVAL - TEMPORARY USE PERMIT NO.01-02: Temporary Use Permit No. 01-02 for the establishment, maintenance and operation of the model home complex 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 and is consistent with the character of the development in the area. Ample parking and directional signage will be provided for the use. Adequate dust control measures will be taken pursuant to recommended conditions of approval. Customer and construction traffic interference will be minimized to the satisfaction of the Public Works Department. 0 2. The temporary use permit will be compatible with surrounding uses because the area is approved for detached single family residential units. 3. The proposed use will comply with the provisions of the base district and other applicable provisions in the Palm/Goldenwest Specific Plan, 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. The request is allowed by approval of the entitlement and all code requirements will be met including the provision of adequate parking. 4. The granting of the temporary use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use Horizontal -Specific Plan (MH-sp) on the subject property. CONDITIONS OF APPROVAL —TEMPORARY USE PERMIT NO.01-02: 1. The site plan, floor plans, and elevations received and dated January 12, 2001 shall be the conceptually approved layout with the following modifications: a. Building setbacks, siting, and design shall comply with Tentative Tract Map 15795, Coastal Development Permit No. 00-01, and Conditional Use Permit No. 00-68. b. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. A minimum of ten (10) parking ZA Minutes 02/21/01 8 (01=0221) spaces shall be provided in the model home complex parking lot. Parking spaces shall be a • minimum of 9 feet wide and 19 feet deep and the drive aisle shall be a minimum of 26 feet wide.(Code Requirement) c. The trap fence shall be limited to a maximum height of 42 inches. (Code Requirement) d. The project identification sign shall be located outside the 25-foot by 25-foot corner visibility cut off. All other signs near or adjacent to a driveway must be located outside the 10-foot by 10-foot driveway corner visibility cut off. (Code Requirement) e. Model identification flags shall be limited to a maximum of five. Flag locations shall be identified on the building permit plans. f. 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. g. The driveway entrance to the parking lot shall be a minimum of 27 feet wide. (PW) 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. Show security provisions for the site in compliance with Huntington Beach Fire Department Standard 426 for all gates, locks, fencing, telephones, construction parking, and phasing. (FD) c. Provide a complete site plan of the model complex with finished grades, showing all permanent structures. (BD) d. Names of streets shall be submitted to and approved by the Huntington Beach Fire Department in accordance with City Specification No. 409. (FD) e. Provide Building Code analysis on the plans to show compliance with the 1997 Uniform Building Code. (BD) f. Plans shall show compliance with the disabled access requirements of the State Building Code, Title 24. 3. Prior to issuance of grading permits, the following shall be completed: a. A precise grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) ® b. The name and phone number of the developer and a field supervisor hired by the developer, who is on -site, shall be submitted to the departments of Planning and Public Works. This contact person shall be available immediately to address any concerns or issues raised by ZA Minutes 02/21/01 9 (01=0221) 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 the name and telephone number of the developer and field supervisor for information regarding grading and construction activities and information on contacting "1-800-CUTSMOG" for questions regarding compliance with AQMD Rule No. 403 and fugitive dust standards. (PW) (Code Requirement) c. The applicant shall abide by the provisions AQMD's Rule 403 as related to fugitive dust control and provide a plan to the Planning and Public Works Departments indicating such compliance. d. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of the information required under Condition 3.b as well as the schedule for grading at least 30 days prior to such grading. 4. Prior to issuance of building permits, the following shall be completed: a. Submit a copy of the revised site plan pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department. b. A $4,000 cash bond shall be posted with the City to guarantee compliance with the conditions of approval and all Code requirements. c. 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 plan shall be in conformance with the Palm/Goldenwest Specific Plan, Chapter 232 of the Zoning and Subdivision Ordinance and applicable design guidelines. (PW) (Public Works) 5. During construction and grading operations, the applicant shall: a. Wet down areas in the late morning and after work is completed for the day. b. Use low sulfur fuel (.05%) by weight for construction equipment. c. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); d. Discontinue construction during first stage smog alerts. e. Water trucks shall be available on the site and shall be used throughout the day in areas where • the vehicles travel and the soils are processed to keep the soils damp enough to prevent dust raised by the construction activity. ZA Minutes 02/21/01 10 (O1zm0221) • f. 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. g. Construction equipment shall be maintained in peak operating condition to reduce emissions. h. Truck idling shall be prohibited for periods longer than 10 minutes. i. All haul trucks shall be covered prior to leaving the site to prevent dust from impacting the surrounding areas. j. Wind barriers shall be installed along the perimeter of the site. 6. Prior to final building permit inspection and approval and commencement of use, the following shall be completed: a. The on -site street system between (and including) the entryway and the farthest model home shall be completed prior to commencing sales operations. This includes, but is not limited to, signs, striping, and activation of street lighting. (PW) b. All facilities shall be accessible as defined by the Americans with Disabilities Act. (PW) c. Roadways and fire hydrants shall be paved and in service prior to the existence of combustibles on -site. (FD) d. Street lighting at the entrance, in front of the model homes, along the side yards, and in the parking area shall be functional or temporary lighting shall be used. (PW) e. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 7. The sales office shall be discontinued within 30 days following the close of escrow of the last unit and shall not be expanded into a general business office for the contractor or developer. (Code Requirement) 8. The temporary sales office shall not be converted or expanded into a general business office for the contractor or developer. The applicant shall remove the temporary trailer from the subject site within 30 days following final building permit inspection and approval for the model home complex. 9. Temporary signs and flags shall be permitted as part of the temporary use permit. The signs and flags shall be removed upon the close of escrow of the last unit. 10. All conditions of approval of Tentative Tract Map No. 15795, Coastal Development Permit No. 00-01, and Conditional Use Permit 00-68 shall remain in effect. ® 11. 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 ZA Minutes 02/21/01 11 (01=0221) 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 is 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: Temporary Use Permit No. 01-02 shall not become effective until the ten calendar day appeal period has elapsed. 2. Temporary Use Permit No. 01-02 shall become null and void unless exercised within one year of the date of final approval which is February 21, 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 Temporary Use Permit No. 01-02, 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 County of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 8. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. 9. All signs shall conform to the HBZSO. Prior to installing any new signs, a building permit shall be obtained from the Planning Department. • ZA Minutes 02/21/01 12 (O1zm0221) ITEM 3: CONDITIONAL USE PERMIT NO. 00-80 (WALLACE RESIDENCE) ® APPLICANT: William O. Wallace, 19482 Summer Breeze Lane, Huntington Beach, CA 92648 PROPERTY OWNER: William O. Wallace and Valerie K. Schurman, 19482 Summer Breeze Lane, Huntington Beach, CA 92648 REQUEST: To demolish an existing single -story dwelling on a substandard lot and construct a three-story 4,611 sq. ft. single-family dwelling with a 31 ft. 4 inch building height. The request includes a review and analysis 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: 421 Crest Avenue (southeast corner of Crest Avenue and 12"' Street) PROJECT PLANNER: Amy Wolfe Amy Wolfe, Staff Planner, displayed project plans and photographs stating the purpose, location and zoning of the requested project. Staff stated that the proposed project will comply with the provisions of the Zoning and Subdivision Ordinance and will be compatible with surrounding uses. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. The project is in compliance with the Residential Low Density requirements, which includes building height and setback requirements. Three residents inquired into the nature of the project. No other written or verbal comments were received in response to the ® public notification. THE PUBLIC HEARING WAS OPENED. Gilbert R. Figueroa, 715 12th Street, neighboring property owner, questioned the address change from 12th Street to Crest Avenue and stated that he was not notified of the address change. Mr. Figueroa asked if a six foot high wall could be built along the 12th Street property line at some point in the future (and, if so, what recourse would be available to him). He questioned why the plans reflect a 4556 square foot dwelling when the proposed project was advertised at 4611 square feet. Raul Duarte, 515 Crest Avenue, neighboring property owner, questioned the compatibility of the proposed project with the surrounding uses stating that three-story homes do not exist in the neighborhood. Jennifer Brown, 710 12th Street, neighboring property owner, stated that she did not receive the public notification and opposed the request for a third story dwelling. Dan Fink, 415 Crest Avenue, neighboring property owner, opposed the proposed project stating that the dwelling will be too big, questioned the height of the pad expressing drainage concerns, questioned what the Infill-Lot Ordinance requirement means, and asked if the skylight would create a privacy issue. ® Gilbert E. Figueroa, 1204 Palm Avenue, neighboring property owner, opposed the height of the dwelling. ZA Minutes 02/21/01 13 (Olzm0221) Linda Burnette, 716 130' Street, neighboring property owner, opposed the proposed project stating that the houses are getting bigger in the neighborhood thereby diminishing the current houses. Joan Seely, 719 12u` Street, neighboring property owner, opposed the height of the dwelling stating that the lot is too small. William O. Wallace, 19482 Summer Breeze Lane, applicant, spoke on behalf of the project stating that there is no intent to build a wall along 12'' Street, the third floor will be a loft with a sloping ceiling, and the skylights will be too high to see out and down onto the adjacent properties. Mr. Wallace stated that he is prepared to discuss any concerns with the neighbors. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mary Beth Broeren, Zoning Administrator, staff and the applicant responded to the above concerns as raised by the members of the public. Ms. Broeren stated that she did drive through the neighborhood. She stated that the proposed project is below the height and site coverage requirements, the loft is setback and within the confines of the roof thereby giving the appearance of a two-story dwelling (as required by City ordinance), and the request meets the intent of the City. Ms. Broeren explained the parking requirements as dictated by the City's zoning code. Ms. Broeren asked staff to add the following condition: La.Only one of the two required on -site open parking spaces shall be located within the exterior • side yard area. The second on -site open parking space shall be located in the rear yard area between the garage and the interior property line. CONDITIONAL USE PERMIT NO. 00-80 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 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 15303, Class 3 of the CEQA Guidelines, because the project site is located within an urbanized area and involves construction of one single-family residence. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-80: 1. Conditional Use Permit No. 00-80 for the demolition of an existing single -story dwelling on a substandard lot and construction of a three-story 4,611 sq. ft. single-family dwelling with a 31 ft. 4 inch building 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. The • ZA Minutes 02/21/01 14 (OlzmO221) project site is physically suitable for this type of development and the design of the residence inclusive of building height, will integrate well with the existing neighborhood. 2. The conditional use permit will be compatible with surrounding uses because the proposed building massing and height will be comparable with existing multi -story homes in the immediate vicinity. The subject development will be consistent with limitations imposed upon other properties in the immediate area. The proposed Conditional Use Permit No. 00-80 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 the provision requiring development on a site with a minimum 6,000 sq. ft. area. 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 RL-7 (Residential Low Density - 7 DU/acre) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: LU 9.1.1 Accommodate the development of single and multi -family residential units in areas designated by the Land Use Map, as stipulated by the Land Use and Density Schedules. L U 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. Avoid building materials, colors, and construction elements that visually dominate their setting and contrast significantly with the character of their neighborhood. c. Minimize the amount and width of the paving of front yards for driveway and garage access. d. Encourage innovative and creative design concepts. e. Locate and design garages so that they do not dominate the street frontage. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 00-80: 1. The site plan dated December 26, 2000, first floor plan dated January 30, 2001, second floor plan, loft floor plan, roof plan and sections dated December 21, 2000, and elevations received and dated January 30, 2001 shall be the conceptually approved layout with the following modifications: a. Only one of the two required on -site open parking spaces shall be located within the exterior side yard area. The second on -site open parking space shall be located in the rear yard area between the garage and the interior property line. b. 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) ZA Minutes 02/21/01 15 (O1zm0221) c. 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) d. 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. e. 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 following shall be completed: a. 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. b. Pursuant to the requirements of the South Coast Air Quality Management District, an asbestos survey shall be completed. c. The applicant shall complete all Notification requirements of the South Coast Air Quality Management District. d. The City of Huntington Beach shall receive written verification from the South Coast Air Quality Management District that the Notification procedures have been completed. e. All asbestos shall be removed from all buildings prior to demolition of any portion of any building. f. A truck hauling and routing plan for all trucks involved in asbestos removal and demolition of the existing structures shall be submitted to the Department of Public Works and approved by the Director of Public Works. g. The applicant shall disclose the method of demolition on the demolition permit application for review and approval by the Building and Safety Director. • ZA Minutes 02/21/01 16 (O1zmO221) 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. The following improvements shall be incorporated into the grading plan: (PW) 1) New curb and gutter, sidewalk, and curb access ramp in accordance with current City standards along the site frontage of Crest Avenue and 12'' Street. 2) New concrete alley approach per City standard plan No. 210. 3) New sewer lateral. 4) Remove and replace half -width of existing alley pavement and construct new pavement over 2.5 ft. strip of additional alley right-of-way. (A service life of 20-years shall be provided). 5) A new domestic water meter and service shall be installed per water Division standards, and sized to meet the minimum requirements set by the Uniform Plumbing Code. The service shall be a minimum of 1-inch in size. The irrigation service may be combined with domestic service. 6) A separate backflow protection device shall be installed, per the Water Division standards ® for the domestic water service. 7) The existing water service shall be abandoned per Water Division standards. • b. A copy of the soils report, prepared by a licensed Civil Engineer shall be provided to the Public Works Department for reference only. (PW) c. 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 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. d. 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. ZA Minutes 02/21/01 17 (01=0221) 4. Prior to submittal for building permits, the following shall be completed: is 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. 5. Prior to issuance of building permits, the following shall be completed: a. Dedicate an additional 2.5 ft. of alley right-of-way along the southerly frontage. (PW) b. The property owner shall execute and have recorded with the County Recorder a covenant assuring that Lots 23 and 24 shall be held together as a single parcel as long as the property is used for single family residence purposes. (PW) 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. 7. Prior to final building permit inspection and approval the following shall be completed: a. All improvements shall be completed in accordance with the approved Grading Plan and conditions of approval specified herein. (PW) b. A landscape plan shall be submitted to Public Works for review and approval. The standard • code requirements for trees shall be addressed in the plan. (PW) ZA Minutes 02/21/01 18 (O1zm0221) c. 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) d. An automatic fire sprinkler and fire alarm system shall be installed throughout. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) e. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 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. g. 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. (FD) h. 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. (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 REOUIREMENTS: 1. Conditional Use Permit No. 00-80 shall not become effective until the ten calendar day appeal period has elapsed 2. Conditional Use Permit No. 00-80 shall become null and void unless exercised within one year of the date of final approval which is February 21, 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 Conditional Use Permit No. 00-80, 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. ZA Minutes 02/21/01 19 (O1zm0221) 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:90 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. Standard landscape code requirements apply (Chapter 232 of the Huntington Beach Zoning and Subdivision Ordinance). 9. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. 10. All applicable Public Works fees shall be paid. (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 City's right-of-way. (PW) • THE MEETING WAS ADJOURNED AT 2:28 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 28, 2001 AT 1:30 PM. Ma e—thbroeren Zoning Administrator rmk 0 ZA Minutes 02/21/01 20 (O1zm0221)