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HomeMy WebLinkAbout2001-03-07MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, MARCH 7, 2001-1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Sandra Thornton, Amy Wolfe, Ramona Kohlmann (recording secretary) MINUTES: February 7 and 21, 2001 Minutes were approved ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO. 01-02 (REUTER FENCE) APPLICANT/ PROPERTY OWNER: Steve and Jenny Reuter, 311 Huntington Street, Huntington Beach, CA 92648 REQUEST: To permit a 4 ft. 7 in. wall atop a 1 ft. 5 in. retaining wall within the front yard setback area. LOCATION: 311 Huntington Street (east side of Huntington Street between Chicago Avenue and Detroit Avenue) PROJECT PLANNER: Sandra Thornton Sandra Thornton, Staff Planner, displayed project plans and photographs and stated that the request is for an existing wall. Staff recommended denial of the request based upon the findings as outlined in the staff report and because the requested project is not in conformance with the City's General Plan. One letter was received from an adjacent neighbor in support of the request. No other written or verbal comments were received in response to the public notification. Mary Beth Broeren, Zoning Administrator, confirmed with staff that the request is a result of a Code Enforcement violation. THE PUBLIC HEARING WAS OPENED. Steve Reuter, 311 Huntington Street, property owner, stated that they were not aware of the fact that the wall was non -permitted when they purchased the property. Mr. Reuter presented reason as to why the wall should be allowed to remain. Steve Anderson, 21162 Breton Lane, a real estate agent, expressed support for the request. ® Mr. Anderson stated that the property is the highest priced saleable home in the area and presented reasons as to why he felt the request should be approved. Brad Smith, 314A Huntington Street, adjacent neighbor, expressed support of the request stating that the wall adds charm to the residence .and serves as a deterrent in keeping children away from the dogs residing on the subject property. is THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren and staff reviewed photographs of the site as well as photographs of other properties with similar type walls. Ms. Broeren explained the City ordinance specific to the downtown area. She stated that she was not aware of any similar type requests having been approved by the City. The property owner agreed to a continuance in order to allow staff time to explore options that could meet findings of approval. CONDITIONAL USE PERMIT NO. 01-02 WAS CONTINUED TO THE MARCH 14, 2001 MEETING. ITEM 2: COASTAL DEVELOPMENT PERMIT NO. 01-02 (MC LEMORE RESIDENCE APPLICANT: John Sweeny, 5861 Navajo Rd., Westminster, CA 92683 PROPERTY OWNER: Romie and Yahne McLemore, 16982, Baruna Lane, Huntington Beach, CA 92649 REQUEST: To construct a 726 sq. ft. addition to an existing two-story single family dwelling. • LOCATION: 16982 Baruna Lane (east side of Baruna Lane between Legend Circle and Kitten Circle — Davenport Island/Huntington Harbor) PROJECT PLANNER: Amy Wolfe Amy Wolfe, Staff Planner, displayed project plans, photographs and elevations, stating the purpose, location and zoning of the requested project. Staff stated that the proposed project complies with all applicable codes and Development Standards. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report and because the project will not be incompatible with the neighborhood. No -written or verbal comments were received in response to the public notification. THE PUBLIC HEARING WAS OPENED. J. S. Wayne, Chairman of the Huntington Harbor Property Owner's Architectural Review Committee, stated that they approve the request and asked questions related to the Building Department. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. COASTAL DEVELOPMENT PERMIT NO. 01-02 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) WORKING DAYS. . ZA Minutes 03/07/01 2 (01=0307) • 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 15301 Class 1 (e) 1 of the CEQA Guidelines, because the addition will neither result in an increase of more than 50% of the floor area of the structure before the addition nor exceed 2,500 sq. ft. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 01-02: Coastal Development Permit No. 01-02 for the development project, as modified by conditions of approval, conforms with the General Plan, including the Local Coastal Program. The project is an addition to an existing single family dwelling which conforms to the General Plan land use designation of RL-7 (Residential Low Density-7du/ac). The proposed 726 sq. ft. addition will not impact public views or access to coastal amenities as none currently exist at the site. 2. The project is consistent with the requirements of the CZ Overlay District, the base zoning district, as well as other applicable provisions of the Municipal Code. The proposed addition will conform with all applicable codes including setbacks, parking, building height 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 infrastructures currently exist to the site. 4. The development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. No public access or recreational opportunities will be affected by the new construction. CONDITIONS OF APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 01-02: The site plan, floor plans and elevations received and dated January 22, 2001 shall be the conceptually approved layout with the following modifications: a. The proposed laundry room wall encroachment into the existing garage area shall be deleted. 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 ZA Minutes 03/07/01 3 (01=0307) 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, 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. 3. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. 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. 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. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) The existing water meter shall be abandoned per City of Huntington Beach Water Division Standards. (PW) 2) A new separate water meter and service 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 water service lateral shall be a minimum of one -inch in size. Meter shall be touch -read type. (PW) 3) A backflow protection device is required for all water services. (PW) • 4) Provide one 36-inch boxed tree or the palm equivalent in the front yard. (PW) Z.A Minutes 03/07/01 4 (01=0307) b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. c. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 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: Coastal Development Permit No. 01-02 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. 01-02 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 Coastal Development 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 Coun of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. is 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 ZA Minutes 03/07/01 5 (O1zm0307) Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. • THE MEETING WAS ADJOURNED AT 2:00 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, MARCH 14, 2001 AT 1:30 PM. Mary heth B oeren Zoning Administrator rmk • • ZA Minutes 03/07/01 6 (01=0307)