HomeMy WebLinkAbout2001-10-10MINUTES
® HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
Room B-8 - Civic Center
2000 Main Street
Huntington Beach California
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WEDNESDAY, OCTOBER 10, 2001- 1:30 P.M.
ZONING ADMINISTRATOR: Mary Beth Broeren
STAFF MEMBER: Rami Talleh, Amy Wolfe, Kathy Schooley (recording secretary)
MINUTES: None
ORAL COMMUNICATION: None
ITEM 1: COASTAL DEVELOPMENT PERMIT NO. 01-18/CONDITIONAL USE PERMIT
NO. 01-52 (HARBOUR BAY HOMES)
APPLICANT:
David Pacheco, 19531 Brookline Circle, Huntington Beach, CA 92646
PROPERTY OWNER:
Harbour Bay Homes, 1614 Warwick Lane, Newport Beach, CA 92660
REQUEST:
To permit the demolition of a single family dwelling and construction of
two (2) new residences (6,030 sq. ft. with a 31 ft. building height and
5,499 sq. ft. with a 35 ft. building height, respectively). The Conditional
Use Permit 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:
16302 and 16306 Niantic Circle (terminus of Niantic Circle cul-de-sac
on Humboldt Island)
PROJECT PLANNER:
Rami Talleh
Rami Talleh, Staff Planner, displayed project plans stating the purpose, location and zoning of the
requested project. Staff stated that in order to provide the required three open parking spaces, the
applicant proposed the construction of driveways with decorative concrete and accent pavers to
accommodate the loss of the landscaping. Staff presented reasons as to why the applicant applied for
a demolition permit prior to the issuance of the Coastal Development Permit.
Staff recommended approval of the request based upon the findings and subject to the conditions as
outlined in the staff report. One letter was received from a neighboring property owner requesting
that the hours of construction be reduced. One telephone call was received from a neighboring
property owner concerning demolition. No other written or verbal comments were received in
response to the public notification.
Mary Beth Broeren, Zoning Administrator, reviewed the plans with staff and discussed the open
parking spaces, landscaping and decorative driveway.
THE PUBLIC HEARING WAS OPENED. •
J. S. Wayne, representing the Huntington Harbour Property Owner's Association (HOA), asked for a
clarification of the construction hours.
Ms. Broeren confirmed with Mr. Wayne that the HOA has reviewed and approved the plans for the
proposed project.
Marlene Dauger, 3801 Ragtime Circle, neighboring property owner residing across the channel from
the proposed project, questioned the construction times and the City's requirement for one tree per
dwelling.
Ms. Broeren, staff and Jim Caldwell (applicant) engaged in discussions addressing the concerns
expressed above in particular the current construction related to the demolition. Ms. Broeren advised
that Code Enforcement is available to respond to any construction complaints.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
COASTAL DEVELOPMENT PERMIT NO.01-18/CONDITIONAL USE PERMIT NO.01-52
WERE 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.
,ftNDINGS FOR PROJECTS EXErUPT FRO1 l 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 of the CEQA Guidelines because the proposed project consists of construction of less
than 3 single-family residences.
FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO.01-18:
Coastal Development Permit No. 01-18 for demolition of a single-family dwelling and construction
of two (2) new residences (6,030 sq. ft. with a 31 ft. building height and 5,499 sq. ft. with a 35 ft.
building height, respectively), as modified by conditions of approval, conforms with the General
Plan, including the Local Coastal Program Land Use Designation of Residential Low -Density. The
project will riot impact public views or access to coastal resources.
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 project, as conditioned, meets
all development regulations for Low Density residential zoning district, including building height,
setbacks, site coverage and parking, and is consistent with the City Design Guidelines. •
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. The proposed dwellings will be
ZA Minutes 10/10/01 2 (01=1010)
constructed on a previously developed site in an urbanized area with all -necessary services and
infrastructure available.
4. The development conforms with the public access and public recreation policies of Chapter 3 of
the California Coastal Act. The project will not impede public access or impact public views to
coastal resources.
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 01-52:
Conditional Use Permit No. 01-52 for the establishment, maintenance and operation of two (2)
new residences (6,030 sq. ft. with a 31 ft. building height and 5,499 sq. ft. with a 35 ft. building
height, respectively) 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 project is proposed within a single family residential neighborhood primarily developed with
two and three story homes. The new structures are designed to be integrated within the existing
neighborhood and will comply with all development standards.
2. The conditional use permit for the new residential construction will be compatible with
surrounding uses because the proposed colors, materials and design of the new residences will
compliment other existing dwellings in the surrounding neighborhood.
3. The proposed two single family dwellings 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. No special considerations or variances are requested.
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 Residential Low Density — Coastal Zone
(RL-CZ) on the subject property. In addition, it is consistent with the following goals and policies
of the General Plan:
a. Require that all new residential development within existing neighborhoods be compatible with
existing structures (LU 9.1.2).
b. Ensure that structures and sites are designed and constructed to maintain their long-term
quality (LU 4.2).
CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 01-18/
CONDITIONAL USE PERMIT NO.01-52:
The site plan received and dated September 19, 2001, and the floor plans, and elevations received
and dated September 13, 2001 shall be the conceptually approved layout with the following
modifications:
a. Provide height dimensions from the highest adjacent sidewalk to the top of slab and from top
is of slab to the peak of the roof (code requirement).
b. Provide a minimum 5/12-roof pitch for all portions of the building greater than 30 feet in
height (code requirement).
ZA Minutes 10/10/01 3 (01Zm1010)
c. Provide exact square footage of the existing home to be demolished.
d. 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).
e. Plans shall be revised to demonstrate compliance with HBZSO Section 230.22 — Residential
Infill Lot Developments — Privacy Design Standards, by means of the following: Plotting and
labeling by floor of all windows on the proposed dwelling on the site plan.
f. Plans shall be revised to demonstrate compliance with HBZSO Section 230.68 — Building
Projections Into Yards and Courts, and the City's Policy on Bay Window Side Yard
Projections (CI-33) for the bay windows proposed on the north side of the dwelling, by means
of the following:
i) A dimension showing a 30-inch minimum setback from the property line shall be added
to the site plan.
ii) A dimension showing an 18-inch minimum clearance above the respective floor line for
all bay window projections into the required setback.
g. Depict the location of all gas meters, water meters, electrical panels, air conditioning units,
mailboxes (as approved by the United States Postal Service), 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.
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. The applicant shall disclose the method of demolition on the demolition permit application for
review and approval by the Building and Safety Director.
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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. The following public improvements shall be shown
on the plan: (PW)
i) Sewer lateral for each lot.
ii) New domestic water services and meters shall be installed for each dwelling unit, per
Water Division standards, and sized to meet the minimum requirements set by the
California Plumbing Code (CPC) and Uniform Fire Code. The water service shall be a
minimum of 1-inch in size.
iii) Separate backflow protection devices shall be installed, per Water Division Standards
for domestic water services.
iv) The existing domestic water service and meter shall be abandoned per Water Division
standards.
v) A 36" box tree or palm equivalent is required.
b. A detailed soils analysis shall be prepared by a licensed engineer. This analysis shall include
on -site soil sampling and laboratory testing of materials to provide detailed recommendations
for grading, chemical and fill properties, liquefaction, retaining walls, street, and utilities. (PW)
® 4. Prior to submittal for building permits, the following shall be completed:
a. Zoning entitlement conditions of approval shall be printed verbatim on one of the first three
pages of all the working drawing sets used for issuance of building permits (architectural,
structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The
minimum font size utilized for printed text shall be 12 point.
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. 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.
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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.
6. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities
cannot be released for the first residential unit until the following has been completed:
a. All improvements shown for construction on the approved Grading Plan are completed.
b. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department
regulations. Shop drawings shall be submitted and approved by the Fire Department prior to
system installation. (FD)
c. For Fire Department approval, submit a fire protection plan in compliance with City
Specification No. 426. (FD)
d. A fire alarm system will be installed to comply with Huntington Beach Fire Department and
Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire
Department prior to installation. (FD)
e. Address numbers will be installed to comply with City Specification No. 428. (FD)
7. Any proposed cantilevered deck, dock, and/or ramp improvements located in the public waterway
shall require separate permits.
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 Huntington Beach Zoning and Subdivision
Ordinance.
9. The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all
plans and information submitted to the City for review and approval.
INFORMATION ON SPECIFIC CODE REOUIREMENTS:
Coastal Development Permit No. 01-18/Conditional Use Permit No. 01-52 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. 01-18/Conditional Use Permit No. 01-52 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.
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3. The Zoning Administrator reserves the right to revoke Coastal Development Permit
No. 01-18/Conditional Use Permit No. 01-52, 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 Chapter 232. Prior to removing or replacing any landscaped areas, check with the
Departments of Planning and Public Works for Code requirements. Substantial changes may
require approval by the Zoning Administrator.
9. State -mandated school impact fees shall be paid prior to issuance of building permits.
10. The replacement of one house with two single-family dwellings requires that Traffic Impact Fees
be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW)
11. An encroachment permit shall be required for all work within the right-of-way. (PW)
THE MEETING WAS ADJOURNED AT 1:50 PM BY THE ZONING ADMINISTRATOR TO
THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR
ON WEDNESDAY, OCTOBER 17, 2001 AT 1:30 PM.
May Bebi Broeren
Zoning Administrator
rink
ZA Minutes 10/10/01 7 (01=1010)