HomeMy WebLinkAbout2001-08-29MINUTES
HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
®
Room B-8 - Civic Center
2000 Main Street
Huntington Beach California
WEDNESDAY, AUGUST 29, 2001 - 1:30 P.M.
ZONING ADMINISTRATOR: Mary Beth Broeren
STAFF MEMBER: Paul Da Veiga, Ramona Kohlmann (recording secretary)
MINUTES: None
ORAL COMMUNICATION: None
ITEM 1: TENTATIVE PARCEL MAP NO. 00-148 (BOWEN COURT)
APPLICANT/
PROPERTY OWNER: City of Huntington Beach Redevelopment Agency, 2000 Main Street,
Huntington Beach, CA 92648
REQUEST: To consolidate five (5) vacant parcels into one 32,670 square foot
parcel
® LOCATION: Southeast corner of Lake Street and Yorktown Avenue
PROJECT PLANNER: Paul Da Veiga
Paul Da Veiga, Staff Planner, displayed project plans stating the purpose, location and zoning of the
proposed project. Staff stated that the proposed project is a required condition under a previously
approved Conditional Use Permit (CUP) No. 94-39. Staff recommended approval of the proposed
project stating that the request satisfies a condition of the original CUP and complies with the
minimum lot size and lot width for property in the RMH-A zone. Staff recommended modifying
Condition No. 13 to state that the term of the restriction shall run a minimum of 30 years from the
date of issuance of the certificate of occupancy.
One telephone call was received inquiring into whether or not the proposed project would increase
density. No other written or verbal comments were received in response to the public notification.
Mary Beth Broeren, Zoning Administrator, confirmed with staff that there has been no change with
the original CUP concerning the parcel map.
THE PUBLIC HEARING WAS OPENED.
Steve Olim, 1931 Lake Street, neighboring property owner, presented a letter opposing the original
CUP and the proposed project. Mr. Olim stated that hundreds of homeowners were denied
notification of this proposed project including the Pacific Ranch homeowners and that notification for
® the CUP was inadequate. He stated that neighboring property owners are on vacation and that the
scheduled time for the Zoning Administrator hearing denies attendance to people working during the
day. Mr. Olim opposed the building of a low-income project in an area where expensive homes exist.
He stated that the actions taken by the Redevelopment Agency and the City Council to go forward
with this project are reprehensible. 0
explained that the purpose for toda 's hearing is to consider the tentative parcel map and
Ms. Broerenp p P today
's
the project itself.
Carolyn Minton, 1925 Lake Street, neighboring property owner, expressed concerns related to the
environment in particular methane problems.
Mary Gardilas, 1927 Lake Street, neighboring property owner, asked why the meeting was not held at
night to accommodate those people working during the day.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
Ms. Broeren asked staff how many people were notified concerning the tentative parcel map. Staff s
response was 155 people within 300 feet of the subject property including Pacific Ranch property
owners. Ms. Broeren confirmed with staff that notification was met in accordance with City and State
law requirements. She also confirmed with staff that conditions exist in the original CUP concerning
the clean-up of the subject site. Ms. Broeren addressed concerns regarding the day -time hearing.
Ms. Broeren stated that staff has recommended approval because the tentative parcel map is consistent
with the original conditional use permit, which has already been approved by the City Council.
Ms. Broeren stated that there is a desperate need for affordable housing in the City for senior citizens •
and that this project will address that need. She stated that she was going to approve the request with
staff s recommended change to Condition No. 13 as follows:
13. The applicant shall enter into an agreement to restrict the project to very low income seniors,
described as persons 55 years of age or older, earning income less than 50% of the County
median. The term of the restriction shall run a minimum of 30 years from the date of issuance
of the first certificate of occupancy. The agreement shall be approved as to form and content
by the City Attorney and recorded with the Orange County Recorder. A copy of the recorded
document shall be submitted to the Planning Department.
TENTATIVE PARCEL MAP 00-148 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 15315 of the CEQA Guidelines, because the project consists of a minor land subdivision in an
urbanized area which is zoned for residential use. The proposed project is in conformance with the
General Plan and Zoning Ordinance and no variances or exceptions are required.
ZA Minutes 08/29/01 2 (Olzm0829)
FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP NO. 00-148:
® 1. Tentative Parcel Map No. 00-148 for the consolidation of five vacant parcels into one 32,670
square foot parcel and a 4,138 square foot lettered lot is consistent with the General Plan Land
Use Element designation of RMH-25-d (Residential Medium -High Density — maximum 25
dwelling units per acre — Design Overlay) and applicable provisions of the Huntington Beach
Zoning and Subdivision Ordinance including minimum lot area and minimum lot width.
2. The site is physically suitable for the type and density of development. The proposed 32,670
square foot parcel and a 4,13 8 square foot lettered lot will accommodate the development of a
previously approved 21-unit senior apartment complex, which will be compatible with existing
development in the immediate area. The surrounding neighborhood consists of low and medium
density residential uses including small -lot single-family residences and condominiums.
3. The design of the subdivision or the proposed improvements will not cause serious health
problems or substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat. The creation of one lot from five existing lots and subsequent development of a
21-unit senior apartment complex will have no adverse impacts on any fish or wildlife or their
habitats as none exist on site.
4. The design of the subdivision or the type of improvements will not conflict with easements
acquired by the public at large for access through, or use of property within the proposed
development. All necessary easements for public access will be provided with the creation of the
new parcel and the subsequent development of the site.
CONDITIONS OF APPROVAL - TENTATIVE PARCEL MAP NO. 00-148:
1. The tentative map received and dated May 11, 2000 shall be the approved layout.
2. A reproducible mylar copy and a print of the recorded parcel map shall be submitted to the
Department of Public Works at the time of recordation. (PW)
3. The engineer or surveyor preparing the final map shall comply with Sections 7-9-330 and 7-9-
337 of the Orange County Subdivision Code and Orange County Subdivision Manual,
subarticle 18 for the following item(s):
a) Tie the boundary of the map into the Horizontal Control System established by the
County Surveyor. (PW)
b) Provide a digital graphics file of said map to the County of Orange and the City of
Huntington Beach. (PW)
4. The final parcel map shall be recorded with the County Recorder prior to issuance of the
building permits. (PW)
® 5. All vehicular access rights to Yorktown Avenue and Lake Street shall be released and
relinquished to the City of Huntington Beach except at locations approved by the Zoning
Administrator. (PW)
ZA Minutes 08/29/01 3 (O1zm0829)
6. The north -south alley, along the east side of the parcel, shall be vacated on the map. The area
vacated shall be reserved for future transportation purposes. (PW) •
7. The developer shall dedicate five feet of alley along the south property line. (PW)
8. All required street improvements shall be constructed prior to occupancy. (PW)
9. For Fire Department approval, submit a Fire Protection Plan in compliance with City
Specification No. 426. (FD)
10. Street names must be approved by the Fire Department. Please refer to City Specification No.
409. (FD)
11. Exit signs and exit path markings shall be provided in compliance with the HBFC and the
California Administrative Code, Title 24. (FD)
12. Tentative Parcel Map No. 00-148 shall comply with all applicable conditions of Conditional
Use Permit No. 94-39.
13. The applicant shall enter into an agreement to restrict the project to very low income seniors,
described as persons 55 years of age or older, earning income less than 50% of the County median.
The term of the restriction shall run a minimum of 30 years from the date of issuance of the first
certificate of occupancy. The agreement shall be approved as to form and content by the City
Attorney and recorded with the Orange County Recorder. A copy of the recorded document shall
be submitted to the Planning Department.
14. The Departments of Planning, Public Works and Fire are responsible for compliance with all
conditions of approval herein as noted after each condition. The Planning Director and Public
Works Director shall be notified in writing if any changes to tract map are proposed as a result of
the plan check process. Permits shall not be issued until the Planning Director and Public Works
Director have 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 - TENTATIVE PARCEL
MAP NO. 00-148:
1. Tentative Parcel Map No. 00-148 shall not become effective until the ten calendar day appeal
period has elapsed.
2. Tentative Parcel Map No. 00-148 shall become null and void unless exercised within two (2)
years of the date of final approval which is August 29, 2003. An extension of time may be
granted by the Planning Director pursuant to a written request submitted to the Planning
Department a minimum 60 days prior to the expiration date. .
ZA Minutes 08/29/01 4 (Olzm0829)
3. The Zoning Administrator reserves the right to revoke Tentative Parcel Map No. 00-148,
pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington
® Beach Zoning and Subdivision Ordinance or Municipal Code occurs.
4. All applicable Public Works fees shall be paid.
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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. 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.
7. Park and Recreation Fees shall be paid prior to the City Engineer approval of the final map.
THE MEETING WAS ADJOURNED AT 1:55 PM BY THE ZONING ADMINISTRATOR TO
THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR
ON WEDNESDAY, SEPTEMBER 5, 2001 AT 1:30 PM.
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Maroeth roeren
Zoning Administrator
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ZA Minutes 08/29/01 5 (OlzmO829)