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HomeMy WebLinkAbout2001-02-28MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR ® Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, FEBRUARY 28, 2001- 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Ron Santos, Paul Da Veiga, Amy Wolfe, Ramona Kohlmann (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: ENTITLEMENT PLAN AMENDMENT NO. 00-14 (CONTINUED FROM THE DECEMBER 20, 2000 MEETING) (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 for a self -storage facility to: a) allow a modified site layout, b) 2,440 sq. ft. of additional storage space, and c) delete a condition of approval requiring an irrevocable access agreement to the project site from the adjacent property. LOCATION: 8620 Hamilton Avenue (north side of Hamilton Avenue, east of Newland Street) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, stated the purpose of the requested project and displayed the originally approved project plans, as well as the revised project plans, which reflect both Options A and'B. Staff stated that Option B would be implemented in the event that reciprocal access is no longer available. 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. No revised recommended conditions were received from departments within the City. THE PUBLIC HEARING WAS OPENED. Dave Ball, 20151 S.W. Birch Street, #200, Newport Beach, applicant, stated that they intend to implement Option A with reciprocal access. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE • REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mary Beth Broeren, Zoning Administrator, asked staff to modify Finding No. 1 to state that the • proposed storage units will be screened from view from the public right-of-way and residential properties by a decorative masonry wall and increased landscaping in the front yard setback. ENTITLEMENT PLAN AMENDMENT NO. 00-14 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING MODIFIED FINDING AND CONDITIONS OF APPROVAL. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR PROJECTS EXEMPT FROM CEOA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines, because the project is an in -fill development consistent with applicable General Plan policies and zoning regulations. The project site is less than five acres, surrounded by urban uses, has no value as habitat for endangered, rare or threatened species, and may be adequately served by all required utilities and public services. Approval of the project would not result in any significant effects related to traffic, noise, air quality or water quality. FINDINGS FOR APPROVAL — ENTITLEMENT PLAN AMENDMENT NO. 00-14 (COASTAL DEVELOPMENT PERMIT NO.00-06/CONDITIONAL USE PERMIT NO.00- 17): . 1. Entitlement Plan Amendment No. 00-14 to amend Conditional Use Permit No. 00- 1 7/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 will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The proposed facility expansion is a low -intensity use designed to complement the existing facility by providing larger storage units. Proposed storage units will be screened from view from the public right-of-way and residential properties by a decorative masonry wall and increased landscaping in the front yard setback. 2. The entitlement plan amendment will maintain compatibility with existing surrounding uses on adjacent properties, including the self -storage facility located to the west, the industrial park located to the east, and the Edison sub -station to the south. Existing residential properties to the north, across Hamilton Avenue, are buffered from the project site by a 180 foot wide landscaped utility right-of-way. 3. The entitlement plan amendment will maintain compliance with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. The proposed facility is a permitted use in the Industrial Limited District and conforms to all applicable development standards, including setbacks, building height, site coverage, floor area ratio, parking and landscaping. 4. The granting of this entitlement plan amendment will not adversely affect the General Plan. The proposed use is consistent with the Land Use Element designation of I-F2-d (Industrial- maximum ZA Minutes 02/28/01 2 (01zm0228) 0.5 F.A.R. - Design Overlay) on the subject property. In addition, it is consistent with the following policies of the General Plan: is a. Policy LU 12.1.5: Require that new and recycled industrial sites be designed to convey visual interest and character and to be compatible with adjacent uses, considering (d) the enclosure of storage areas with decorative screening or walls. b. Policy LU 12.1.8: Require that industrial uses incorporate landscape setbacks, screening walls, berms, and/or other appropriate elements that mitigate visual and operational impacts on adjacent land uses. CONDITIONS OF APPROVAL - ENTITLEMENT PLAN AMENDMENT NO.00-14 (COASTAL DEVELOPMENT PERMIT NO. 00-06/CONDITIONAL USE PERMIT NO. 00- 17): 1. The elevations received and dated November 7, 2000, and site plan received and dated February 23, 2001, and identified as "Option A" — a plan depicting the proposed self -storage facility as an expansion of the self -storage facility existing contiguously to the west and providing for reciprocal access between parcel 148-121-05 and parcel 148-121-03, shall be the conceptually approved layout, with the following modifications: a. Required walls and fences shall be constructed of materials approved by the Design Review Board August 10, 2000. (DRB) b. The applicant shall submit manufacturer specifications for the proposed chain -link fence which documents the corrosion resistive qualities and life expectancy of the fence material. Said documentation shall serve as a basis for a determination by the Planning Department to approve the proposed fence or require an alternative. (DRB) c. Segments of fence proposed along the east property line shall be eliminated where a zero building setback occurs on the adjacent property. d. The color and finish of the proposed trash enclosure shall match that of the freestanding wall to be constructed along the property street frontage. e. All utility apparatus, such as but not limited to, back flow devices and Edison transformers shall be depicted on the site plan. Utility meters shall be screened from view from public rights -of -way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) f. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be ZA Minutes 02/28/01 3 (O1zm0228) submitted for review and approval with the application for building permit(s). (Code Requirement) 11 as meters water meters electrical panels, air conditioning units and similar items g. Depict a g on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non -obtrusive, not interfere with sidewalk areas and comply with required setbacks. h. Energy saving lamps shall be used for all outdoor lighting. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. 2. Conformance with the plan identified as "Option A", including provision of primary access to the proposed facility via a driveway on the adjacent parcel, shall be maintained, except: a. When rendered infeasible by dissolution of the partnership between the applicant and the operator of the self -storage facility existing contiguously to the west, and pursuant to the following: (1) The facility may be modified to conform with the elevations received and dated November 7, 2000, and the site plan dated February 20, 2001 and identified as "Option B" — a plan depicting a stand-alone facility with on -site administrative office use and publicly accessible parking spaces. (2) The applicant shall notify the Planning Director in writing a minimum of 30 days prior to implementation of "Option B" and independent operation of the proposed facility. (3) All required permits for site modifications necessary to achieve conformance with "Option B" shall be obtained prior to independent operation of the proposed facility. (4) "Option B" shall not be implemented until reviewed and approved by the Planning Director for conformance with all applicable ordinances in effect at the time of application. At the discretion of the Planning Director, "Option B" may be referred to the Zoning Administrator for review and approval. 3. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) b. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer for review and approval by the Public Works Department.(PW) c. The name and phone number of a field supervisor who is on -site shall be submitted to the Planning Department and Public Works Department. In addition, clearly visible signs shall be posted on the perimeter of the site indicating who to contact for information regarding this development and any construction/ grading activity. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the . construction activity. He/she will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. ZA Minutes 02/28/01 4 (01=0228) d. Site plans and elevations depicting the height and material of all retaining walls, freestanding • walls, and fences consistent with the grading plan shall be submitted to and approved by the Planning Department. Double walls shall be prohibited. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 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. A letter from the City's designated trash service provider regarding the adequacy of. (1) proposed trash storage capacity; and (2) truck accessibility for trash collection, shall be solicited and submitted to the Planning Department. Project plans shall be revised as deemed necessary by the Planning Director to address trash storage and collection requirements. c. All Fire Department requirements shall be noted on the building plans. (FD) d. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and ® laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (Code Requirement) e. Plans submitted for building permits shall indicate/include the following (BD): 1) Distance to all interior property lines and center line of streets. 2) Clear distance to other buildings on the same property and overhangs. 3) Type of construction of all buildings. 4) Occupancy classification of all areas. 5) Building Code Analysis showing compliance with the 1997 Uniform Building Code for occupancy requirements (Chapter 3), allowable area (Chapter 5), and exiting (Chapter 10). 6) Structural calculations showing compliance with the 1997 Uniform Building Code. 7) Compliance with accessibility standards for persons with disabilities as required per Title 24, Sections 1101B.1 and 4.1.1(1). 5. Prior to issuance of building permits, the following shall be completed: a. 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 40 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, ZA Minutes 02/28/01 5 (Olzm0228) 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 or palm equivalent (13' — 14' of trunk height for Queen Palms and 8'-9" of brown trunk) and shall be incorporated into the project's landscape plan. (PW) (Code Requirement) b. Submit gated entryway (access control devices) plans to the Planning Department. The gated entryway shall comply with Fire Department Standard No. 403. Prior to the installation of any gates, such plan shall be reviewed and approved by the Planning, Fire and Public Works Departments. Knox Padlock or Switch shall be provided at each access gate. (FD) c. A plan specifying proposed security measures shall be submitted to the Planning Department for review and approval. The plan shall incorporate the following measures, or equivalent (as determined by the Planning Director) (PD): 1) Installation of a 24-hour-recorded surveillance camera at the entrance to the facility. 2) Individually assigned code -number -entry required for admission to the facility. 3) Maintenance of copies of driver's license or other legal identification of each person renting space or otherwise authorized to enter the facility, at the facility office. 4) Installation of reinforced metal hasps with lock guards designed to prevent unauthorized entry into storage units. • 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 commencement of combustible construction, four fire hydrants (or such number as required by the Fire Department) shall be installed per City specification 407. Prior to installation, • shop drawings shall be submitted to the Public Works Department and approved by the Fire Department. (FD) ZA Minutes 02/28/01 6 (01=0228) 8. Prior to final building permit inspection and approval, and commencement of use, the following ® shall be completed: a. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) Landscaping per requirements of Chapter 232 of the Huntington Beach Zoning And Subdivision Ordinance. 2) The existing driveway shall be removed and replaced with new curb, gutter and sidewalk to match existing per City Standard Plan Nos. 202 and 207. (PW) 3) The new driveway shall be per City Standard Plan Nos. 211 A and B, and shall have a minimum width of 27 feet. The SCE guy shall be relocated as necessary to provide clearance. (PW) 4) An SCE owned street light shall be installed along the property frontage; type and location shall be approved by Traffic Engineering. 5) Fire extinguishers shall be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 6) Fire lanes shall be designated and posted to comply with City Specification No. 415. (FD) 7) Fire access roads shall be provided in compliance with City Specification 401. A Circulation Plan with dimensions of all access roads shall be submitted for review and ® approval by the Fire Department. (FD) 8) Address numbers shall be installed to comply with City Specification No. 428. The numbers shall be a minimum of six (6) inches tall with a brush stroke of one and one-half (1'/2) inches. (FD) 9) Service roads and fire lanes, as required by the Fire Department, shall be posted and marked. (FD) b. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department. c. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. d. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. e. The project will comply will all provisions of Huntington Beach Municipal Code Section 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) ZA Minutes 02/28/01 7 (01=0228) 9. The use shall comply with the following: a. All structures, landscaping, paving, etc. shall be maintained in a neat and orderly manner at all • times. b. Service roads and fire access lanes, as determined by the Fire Department, shall be posted, marked, and maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. (FD) c. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. d. Only the uses described in the narrative shall be permitted. 10. The Planning Director ensures that all conditions of approval herein are complied with. The Planning Director shall be notified in writing of any proposed changes to the site plan, elevations and/or floor plans. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions noted herein. Approval of an Entitlement Plan Amendment by the Zoning Administrator, pursuant to provisions of the HBZSO, shall be required for changes of a substantial nature. INFORMATION ON SPECIFIC CODE REOUIREMENTS: 1. Parking shall conform with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) 0 2. Entitlement Plan Amendment No. 00-14 shall not become effective until the ten work -day appeal period has elapsed. For projects in the appealable area of the coastal zone, there is an additional ten working day appeal period that commences when the California Coastal Commission receives the City's notification of final action. 3. Entitlement Plan Amendment No. 00-14 shall become null and void unless exercised within one year of the date of final approval (February 28, 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 of 30 days prior to the expiration date. 4. The Zoning Administrator reserves the right to revoke Entitlement Plan Amendment No. 00-14, pursuant to a public hearing for revocation, if any violation of adopted conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 5. All applicable fees from the Building, Public Works, and Fire Departments shall be paid prior to the issuance of Building Permits. 6. The project shall comply with all applicable provisions of the Municipal Code, Building Department, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. • ZA Minutes 02/28/01 8 (O1zm0228) 7. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 8. The applicant shall submit a check in the amount of $43.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 9. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. 10. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing of sign faces, a building permit shall be obtained from the Planning Department. 11. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 12. 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: ENTITLEMENT PLAN AMENDMENT NO. 00-16 (CONTINUED FROM THE JANUARY 24, 2001 MEETING WITH THE PUBLIC HEARING OPEN) (WIRELESS COMMUNICATION FACILITY) APPLICANT: TACIT Communications, 3001 Redhill Avenue, Building 5, Suite 222, Costa Mesa, CA 92626 PROPERTY OWNER: Sparks Enterprises, P.O. Box 1477, Huntington Beach, CA 92647 REQUEST: An Entitlement Plan Amendment to relocate a previously approved monopalm to the westerly portion of the subject property fronting along Springdale Street, and to increase the height of the monopalm from 50 feet to 55 feet. LOCATION: 6034 Warner Avenue (southeast corner of Warner Avenue and Springdale Street) PROJECT PLANNER: Paul Da Veiga Paul Da Veiga, Staff Planner, stated that the applicant has requested a continuance to the March 14, 2001 meeting in order to allow sufficient time to revise the project plans. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST ® AND THE PUBLIC HEARING WAS CLOSED. ZA Minutes 02/28/01 9 (01=0228) Mary Beth Broeren, Zoning Administrator, confirmed with staff that re -notification of the continuance will not be required. 0 ENTITLEMENT PLAN AMENDMENT NO.00-16 WAS CONTINUED TO THE MARCH 14, 2001 MEETING AT THE APPLICANT'S REQUEST. THE MEETING WAS ADJOURNED AT 1:50 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, MARCH 7, 2001 AT 1:30 PM. Maryeth roeren Zoning Administrator :rmk • • ZA Minutes 02/28/01 10 (01=0228)