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HomeMy WebLinkAbout2001-12-12® MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, DECEMBER 12, 2001 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Wayne Carvalho and Ramona Kohlmann (recording secretary) MINUTES: November 28, 2001 Minutes were Approved ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO. 00-48 (HEPPRICH INDUSTRIAL BUILDING) APPLICANT: John Lyles, P.O. Box 1707, Lake Arrowhead, CA 92352 ® PROPERTY OWNER: Eleonore Hepprich, 27252 Westridge Lane, Laguna Hills, CA 92563 REQUEST: To demolish an existing 1,350 sq. ft. industrial building and permit the construction of a new 2,350 sq. ft. speculative industrial building within an existing industrial complex. The request includes allowing up to 20% of the parking spaces as compact spaces. LOCATION: 7552 Warner Avenue (south side of Warner Ave., west of Nichols St.) PROJECT PLANNER: Wayne Carvalho Wayne Carvalho, Staff Planner, displayed project plans and photographs stating the purpose, location and zoning of the requested project. 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. Mary Beth Broeren, Zoning Administrator, confirmed with staff that the increase in square footage would not exceed the allowable floor area ratio. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. ® Ms. Broeren confirmed with the applicant that they have read and understand the suggested conditions of approval. Ms. Broeren asked staff if the colors for the proposed project are reflected in the suggested conditions of approval. Staff stated that the applicant has been asked to depict the colors on the plans. • Discussion ensued with staff' and the applicant concerning the height of the rooftop. Ms. Broeren asked the applicant to submit colors and elevations at the time of plan check. Ms. Broeren asked staff to revise Condition No. l.a as follows: l.a Elevations shall depict colors and building materials proposed and shall be compatible with existing improvements. CONDITIONAL USE PERMIT NO. 00-48 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 APPROVAL - CONDITIONAL USE PERMIT NO.00-48: Conditional Use Permit No. 01-48 for the establishment, maintenance and operation of a new 2,350 sq. ft. industrial building with up to 20% compact parking spaces 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 new building will replace an existing 1,350 sq. ft. industrial building. Based upon the conditions imposed, parking will be provided for the additional floor area in the building. The reconfigured parking area will improve on -site • circulation and parking opportunities. 2. The conditional use permit will be compatible with surrounding uses. The proposed industrial building will allow general industrial uses compatible with existing industrial uses in the complex and surrounding area. The proposed Conditional Use Permit No. 01-48 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 variances are included as part of this request. 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 Industrial on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Require that new and recycled industrial projects be designed and developed to achieve a high level of quality, distinctive character, and be compatible with existing uses. (LU 12.1.4) b. Require that new and recycled industrial structures and sites be designed to convey visual interest and character and to be compatible with adjacent uses, considering the architectural design treatment of building elevations. (LU 12.1.5) The proposed building is designed to enhance the overall appearance of the center by use of • building off -sets along the Warner Avenue street frontage and cornice treatment at the roof line. ZA Minutes 12/12/01 2 (Olzm1212) 5. 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 10 (CEQA) pursuant to Section 15303 of the CEQA Guidelines, because the request involves construction of a small scale industrial building which will replace an existing industrial building of similar size. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 00-48: The site plan, floor plans, and elevations received and dated October 9, 2001 shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors and building materials proposed and shall be compatible with existing improvements. b. Reinforced tempered glass shall be used on building exterior. (PD) Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) 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. 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) f. 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. g. The maximum separation between building wall and property line shall not exceed two (2) inches. Buildings designed to be located near to property line(s) must have their exterior wall adjacent to the property line(s) designed for 2" maximum out of plane displacement ZA Minutes 12/12/01 3 (Olzm1212) resulting from prescribed lateral forces specified by the Uniform Building Code. Maintenance agreement may be required. 0 h. 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. i. The driveway entrance shall have textured and colored pavement (behind sidewalk on private property) for a minimum depth of 10 ft. 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. 0 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. 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 Public Works Department for review and approval. The following public improvements shall be shown on the plan: 1) Remove and replace curb and gutter along the westerly side of Warner Avenue frontage to provide continuous drainage, per City Standard Plan Nos. 202 and 207. 2) The existing tree wells along Warner Avenue shall be replaced with sidewalk. 3) Commercial driveway along Warner Avenue, driveway shall be ADA compliant per City Standard Plan No. 211. 4) Sewer lateral, unless evidence can be provided establishing that an existing sewer lateral is satisfactory for re -use. ZA Minutes 12/12/01 4 (Olzm1212) 5) Relocation of existing on -site water line and fire hydrant to drive aisles, and conversion to ® a private system by installing a double check detector assembly. 6) The existing domestic water service and 3/4-inch meter serving the proposed building may potentially be utilized if it is of adequate size, conforms to current standards, and is in working condition as determined by the Water Division. If a new domestic water service and/or meter is required, the existing service and/or meter shall be abandoned per Water Division standards. The new domestic water service and/or meter shall be installed per Water Division standards, and sized to meet the minimum requirements set by the California Plumbing Code (CPC). The domestic water service shall be a minimum of two - inches in size. The irrigation water service may be combined with the domestic water service. 7) The public water system and appurtenances located within the project site shall be dedicated to the City of Huntington Beach by separate instrument. The easement shall include access rights in, over, across, upon and through the project site for the purpose of maintaining, servicing, cleaning, repairing, and replacing the water system. The easement shall be unobstructed, paved or landscaped surface (no surface features, including structures, parking spaces, trees, enhanced paving, etc.); and, shall be a total minimum width of 10-feet (5-feet on both sides of the water pipeline), pursuant to Water Division standards. Relocate the existing 6-inch on -site fire hydrant lateral to be clear of all surface features. ® 8) Alternatively, a separate backflow protection device could be installed on the fire hydrant lateral per Water Division standards to convert it to a private hydrant, whereby the property owner assumes the liability for the hydrant and lateral piping. All portions of this existing on -site fire water main, which are not utilized, shall be abandoned per Water Division standards. 9) Separate backflow protection devices shall be installed, per Water Division standards for all domestic and irrigation water services. 10) The plan shall show the existing traffic signal interconnect conduit and cable along the frontage to be protected in place. (PW) b. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. "Best Management Practices" shall be identified and incorporated into the design. An oil/water separator shall be utilized as part of the BMPs. (PW) c. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, retaining walls, streets 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, ZA Minutes 12/12/01 5 (01=1212) 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. Submit three (3) copies of the site plan and floor plans and the processing fee to the Planning - Department for addressing purposes. (FD) c. All Fire Department requirements shall be noted on the building plans. (FD) 5. Prior to issuance of building permits, the following shall be completed: a. Evidence of the recorded Lot Line Adjustment demonstrating consolidation of the two lots into one shall be received by the Departments of Planning and Public Works. b. An interim parking and building materials storage plan shall be submitted to the Planning Department to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The plan shall also be reviewed and approved by the Fire Department and Public Works Department. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. 6. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released and issuance of a Certificate of Occupancy until the following has been completed: a. All improvements on the approved Grading plan shall be completed. (PW) • b. An Automatic sprinkler and fire alarm system shall be installed in all shop areas due to a change reducing roadway widths. This changed condition will create a problem for fire department units to adequately respond through the driveway and or from around the back turn. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) c. Fire hydrants must be installed before combustible construction begins. Prior to installation, shop drawings shall be submitted to the Public Works Department and approved by the Fire Department. Indicate hydrant locations and fire department connections. Your project requires two hydrants. (Fire Dept. City Specification 407) (FD) d. Fire lanes will be designated and posted to comply with Fire Dept. City Specification No. 415. (FD) e. Fire access roads shall be provided in compliance with Fire Dept. City Specification 401. Include the Circulation Plan and dimensions of all access roads. (FD) f. A Fire Protection Plan shall be submitted to the Fire Department for review and approval in compliance with City Specification No. 426. (FD) 0 ZA Minutes 12/12/01 6 (01zm1212) g. Installation and/or removal of underground flammable or combustible liquid storage tanks shall is may with Orange County Environmental Health and HBFD requirements. Treatment areas may require conformance to City Specification No. 431, Gas Fired Appliances. (FD) h. Address numbers shall be installed on structures to comply with Fire Dept. City Specification 428. (FD) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards found in City Specification No. 424. (FD) j. Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. (FD) k. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. in. 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. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. Construction equipment shall be maintained in peak operating condition to reduce emissions. b. Use low sulfur (0.5%) fuel by weight for construction equipment. c. Truck idling shall be prohibited for periods longer than 10 minutes. d. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. e. Discontinue operation 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. g. Compliance with all Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays. (Code Requirement) ZA Minutes 12/12/01 7 (Olzm1212) 8. The uses in the building shall comply with the following: • a. The new building shall be restricted to general industrial uses (manufacturing, warehouse/distribution, etc.). Automotive repair uses shall be prohibited. b. The office areas within the building shall not exceed 10% (235 sq. ft.) of the total building floor area. c. There shall be no outside storage without the approval of the Planning Department. 9. 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. 10. 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 REQUIREMENTS: 1. Conditional Use Permit No. 01-48 shall not become effective until the ten calendar day appeal period has elapsed. 2. Conditional Use Permit No. 01-48 shall become null and void unless exercised within one year of the date of final approval which is December 12, 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. 01-48, 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. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 5. All applicable fees from the Building, Public Works, and Fire Departments shall be paid prior to the issuance of Building Permits. L� ZA Minutes 12/12/01 8 (01=1212) 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. Traffic Impact Fees shall be paid at a rate of $120 per net new added daily trip. (PW) 8. State -mandated school impact fees shall be paid prior to issuance of building permits. 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 permanent, temporary, or promotional signs shall conform to Chapter 233 of the HBZSO. Prior to installing any new signs, changing sign faces, or installing promotional signs, applicable permit(s) shall be obtained from the Planning Department. Violations of this ordinance requirement may result in permit revocation, recovery of code enforcement costs, and removal of installed signs. 11. An encroachment permit shall be required for all work within the right-of-way. (PW) 12. The development shall meet all local and State regulations regarding installation and operation of all underground storage tanks. (FD) 13. A Certificate of Occupancy must be approved by the Planning Department and issued by the Building and Safety Department prior to occupying the building. THE MEETING WAS ADJOURNED AT 1:45 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, DECEMBER 19, 2001 AT 1:30 PM. MaA BeAt Broeren Zoning Administrator : rmk ZA Minutes 12/12/01 9 (01=1212)