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HomeMy WebLinkAbout2002-01-23MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, JANUARY 23, 2002 - 1:30 P.M. ZONING ADMINISTRATOR: Mike Strange, Acting STAFF MEMBER: Rami Talleh, Paul Da Veiga, Ramona Kohlmann (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO. 01-77 (BOEING PARKING) APPLICANT: John Kapica, 2401 E. Wardlow Road, Long Beach, CA 90807-5309 PROPERTY OWNER: WCC Phase II Realty Holding Co., LLC, c/o Bruce Bearer, 18802 10 Bardeen Avenue, Irvine, CA 92612 REQUEST: To permit a reduction in the parking requirement based on a specific industrial user (Boeing) proposed to occupy approximately 66,200 sq. ft. of a 123,000 sq. ft. industrial building. LOCATION: 15400 Graham Street, Suite 101 (northeast corner of Graham Street at McFadden Avenue) PROJECT PLANNER: Wayne Carvalho Wayne Carvalho, Staff Planner, displayed project plans stating the purpose, location and zoning of the requested project. Staff presented a review of the suggested findings and conditions of approval. 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. Mike Strange, Acting Zoning Administrator, asked what the building use will be and was advised it will be for the manufacturing and fabrication of military aircraft parts. THE PUBLIC HEARING WAS OPENED. Walter Trotechaud, 25446 Claveles Court, Lake, Forest, CA 92630, representing Boeing, stated that they had no questions or comments. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mr. Strange and staff discussed Condition No. 6.e and staff recommended modifying the condition to state that the Planning Director conduct the review and approval of a subsequent parking study as follows: Condition No. 6.e: Any intensification or change in the uses identified on the site plan and analyzed in the parking study dated December 6, 2001 shall be subject to review and approval of a subsequent parking study by the Planning Director, prepared at the expense of the property owner. CONDITIONAL USE PERMIT NO. 01-77 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED CONDITIONS OF APPROVAL. HE 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. 01-77: Conditional Use Permit No. 01-77 for the reduced parking requirement based on the specific use of a the 66,200 sq. ft. industrial building by the Boeing Company 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. Based upon the conditions imposed, the operation of the Boeing facility will be provided with sufficient parking. The removal of 22 spaces at the rear of the building will provide area for outdoor equipment required for the industrial operation. The 103 space parking supply will support the 90 space parking demand for employees and customers. 2. The conditional use permit will be compatible with surrounding industrial uses. The manufacturing operation and parking areas will be compatible with the adjacent manufacturing, warehouse and office uses in the area. 3. The proposed Conditional Use Permit No. 01-77 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. In addition, any specific condition required for the proposed use in the district in which it would be located. With the conditions imposed, the industrial use will comply with setback, floor area ratio, parking and landscape requirements. 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 Limited on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Provide for the continuation of existing and the development of additional industrial uses that capitalize upon the existing and emerging types of industries, offer opportunities for the clustering of key economic sectors, and maintain the character and quality of the City. (LU 12.1) ZA Minutes 01/23/02 2 (02zm0123) 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. (LU 12.1.5) ® The Boeing facility will operate from and occupy an existing industrial building which is architecturally compatible with other buildings in the West County Commerce Center industrial park. The manufacturing use is compatible with other light industrial uses in the Lusk Industrial Park. 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 of the CEQA Guidelines, because the project will occupy and operate out of an existing building. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 01-77: 1. The site plan, floor plans, and elevations received and dated December 4, 2001 shall be the conceptually approved layout with the following modifications: a. 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) b. 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, 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. 3. Prior to issuance of building permits, the following shall be completed: a. Revised Irrigation Plans shall be submitted to the Public Works Department 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. "Best Management Practices" shall be identified and incorporated into the design. (PW) ZA Minutes 01/23/02 3 (02zm0123) c. For Fire Department approval, submit a Fire Protection Plan in compliance with City Specification No. 426 — Fire Safety Requirements for Construction Sites. (FD) d. Fire access roads shall be provided in compliance with Fire Dept. City Specification 401 — • Minimum Access for Fire Department Access. Include the Circulation Plan and dimensions of all access roads. (FD) e. An automatic sprinkler system shall be installed throughout. For Fire Department approval, plans shall be submitted to the Building and Safety Department as separate plans for permits. (FD) f. A Class III wet standpipe system shall be installed. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) g. A fire alarm system in compliance with Huntington Beach Fire Code is required. For Fire Department approval, shop drawings shall be submitted to the Building and Safety Department as separate plans for permits. The system shall provide the following (FD): 1. Manual pulls, horns and strobes; 2. Water flow, valve tamper and trouble detection; and 3. 24 hour supervision h. All Fire Department requirements shall be noted on the building plans. (FD) 4. The structure 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. The existing domestic water service and/or meter 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. A new domestic water service and/or meter shall be installed per the Water Division standards and sized to meet the minimum requirements set by the California Plumbing Code (CPC). The new domestic water service shall be a minimum of two -inches in size. (PW) b. The existing irrigation water service and/or meter 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 irrigation water service and/or meter is required, the existing service and/or meter shall be abandoned per Water Division standards. A new irrigation water service and/or meter shall be installed per the Water Division standards and sized to meet the minimum requirements set by the California Plumbing Code (CPC). The new irrigation water service shall be a minimum of two -inches in size. (PW) c. Secondary emergency access gates must be secured with KNOX and association (if any) hardware. (FD) d. Fire extinguishers shall be installed and located in areas to comply with Huntington Beach Fire is Code Standards found in City Specification No. 424 — Portable Fire Extinguishers. (FD) ZA Minutes 01/23/02 4 (02zm0123) e. Address numbers shall be installed to comply with Fire Dept. City Specification 428. (FD) f. Exit signs and exit path markings shall be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. (FD) g. Service roads and fire access lanes, as determined by the Fire Department, shall be posted, marked, and maintained per City Specification No. 415. If fire lane violations occur prior to approved signage and the services of the Fire Department are required, the applicant may be liable for expenses incurred. (FD) h. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department. i. All improvements pursuant to the City's Transportation Demand (TDM) Ordinance (Section 230.36) shall be completed. j. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. k. 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. 5. During 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. 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) 6. The use shall comply with the following: a. A minimum of 103 parking spaces shall be designated and provided for Boeing Company. 0 b. The maximum number of employees on any one shift shall be 90 persons. c. There shall be a minimum 30 minute stagger between the end of one shift and start of another. ZA Minutes 01/23/02 5 (02zm0123) d. All exterior equipment and associated screening shall be removed upon the vacating the premises by the Boeing Company, unless the subsequent tenant receives City approval. e. Any intensification or change in the uses identified on the site plan and analyzed in the parking study dated December 6, 2001 shall be subject to review and approval of a subsequent parking study by the Planning Director, prepared at the expense of the property owner. 7. 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. . 8. 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. 01-77 shall not become effective until the ten calendar day appeal period has elapsed. 2. Conditional Use Permit No. 01-77 shall become null and void unless exercised within one year of the date of final approval which is January 23, 2003, 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. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 01-77, 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. 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. State -mandated school impact fees shall be paid prior to issuance of building permits. 0 ZA Minutes 01/23/02 6 (02zm0123) 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 Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. 9. 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. 10. An encroachment permit shall be required for all work within the right-of-way. (PW) 11. The development shall meet all local and State regulations regarding installation and operation of all underground storage tanks. (FD) 12. A Certificate of Occupancy must be approved by the Planning Department and issued by the Building and Safety Department prior to occupying the building. ITEM 2: COASTAL DEVELOPMENT PERMIT NO. 01-22/CONDITIONAL USE PERMIT NO. 01-79 (GALKETSIS RESIDENCE) • APPLICANT: PROPERTY OWNER: Louis Hernandez, 19092 Callaway Circle, Huntington Beach, CA 92648 Frank Galketsis, 16151 Santa Barbara Lane, Huntington Beach, CA 92649 REQUEST: A Coastal Development Permit for the construction of a 1,107 square foot first and second story addition to an existing residence and a Conditional Use Permit to construct a second story addition along a non -conforming front yard second -story setback of 7.5 feet in lieu of the required 15 feet. LOCATION: 16151 Santa Barbara Lane (west side of Santa Barbara Lane, south of Edinger Avenue) PROJECT PLANNER: Paul Da Veiga Paul Da Veiga, Staff Planner, displayed project plans and photographs stating the purpose, location and zoning of the requested project. Staff presented a review of the suggested findings and conditions of approval. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. Mike Strange, Acting Zoning Administrator, reviewed the elevations with staff and discussed the 7.5 ft. second -story setback. Staff suggested that Finding No. 1 of the Conditional Use Permit be modified to reflect that the ® setback is located in the front yard. ZA Minutes 01/23/02 7 (02zm0123) THE PUBLIC HEARING WAS OPENED. Louis Hernandez, 19092 Callaway Circle, applicant, came forward to review the site plan and discussed the 7.5 ft. setback. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mr. Strange confirmed with staff that no written or verbal comments were received in response to the public notification. COASTAL DEVELOPMENT PERMIT NO. 01-22/CONDITIONAL USE PERMIT NO. 01-79 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING MODIFIED FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) WORKING 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 15301 since the project will result not result in an expansion of the existing use and is located in an urbanized area. 0 FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 01-22: Coastal Development Permit No. 01-22 for the development project, as modified by conditions of approval, conforms with the General Plan and 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 (Residential Low Density). The proposed addition will not impact public views or access to coastal amenities as none currently exist at the subject 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 to all applicable codes including setbacks, parking, building height, and site coverage. 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 required infrastructure currently exists on the subject 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. 0 ZA Minutes 01/23/02 8 (02zmOI23) FINDWGS FOR APPROVAL — CONDITIONAL USE PERMIT NO. 01-79: 1 . Conditional Use Permit No. 0 1-79 to allow a second story addition along a non -conforming front yard second -story setback of 7.5 feet in lieu of the required 15 feet, 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 story homes with reduced front yard setbacks for properties with rear yard access to the Huntington Harbor. 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 proposed addition will compliment other existing dwellings in the surrounding neighborhood. The proposed first and second story addition 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. 01-22/CONDITIONAL USE PERMIT NO. 01-79: 1. The site plan, floor plans, and elevations received and dated November 7, 2001 shall be the conceptually approved layout with the following modifications: a. The site plan shall be amended to reflect the location of the 40% required front yard landscaping. b. The existing three -car garage shall be maintained clear of any obstructions with a minimum interior dimension of 27 feet in width and 19 feet in length. c. No portion of the proposed addition shall encroach within the existing seven and a half foot front yard setback. d. The bonus room shall have a wall opening of 50 percent or more at the entrance. ZA Nfinutes 01/23/02 9 (02zm0123) 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 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 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. 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 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. 3. Prior to issuance of demolition permits, the following shall be completed: a. Wet down areas in the late morning and after work is completed for the day. b. Use low sulfur fuel (.05%) by weight for construction equipment. c. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts). d. Discontinue construction during second stage smog alerts. 4. Prior to issuance of building permits, the following shall be completed: For Fire Department approval, submit a Fire Protection Plan in compliance with City Specification #426-Fire Safety Requirementsfor Construction Sites. (FD) b. All Fire Department requirements shall be noted on the building plans. (FD) 0 ZA Minutes 01/23/02 10 (02zmO 123) 5. 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) A new domestic water service and meter shall be installed per Water Division standards, and sized to meet the minimum requirements set by the California Plumbing Code (CPC). The water service shall be a minimum of one -inch in size. (PW) 2) A separate backflow protection device shall be installed, per Water Division standards for the domestic water service. (PW) 3) The existing water service and meter shall be abandoned per Water Division standards. (PW) 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. d. Address numbers shall be installed to comply with City Specification #428-Premise Identification. (FD) 6. 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 BBZSO. 7. All proposed cantilevered deck, dock, and ramp improvements shall require separate permits for the improvements located in the public waterway. INFORMATION ON SPECIFIC CODE REQUIREMENTS: Coastal Development Permit No. 0 1 -22 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. 01-22 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 18 the expiration date. ZA Nfinutes 01/23/02 11 (02zmO123) The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 0 1 -22, 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. 0 4. All applicable fees from the Building, Public Works, and Fire Departments shall be paid prior to the issuance of Building Permits. 5, An encroachment permit shall be required for all work within the City's right of way. 6. 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. 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 BBZSO. 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. 0 THE MEETING WAS ADJOURNED AT 1:45 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JANUARY 30,2002 AT 1:30 PM. Mike Strange, Acting Zoning Administrator rmk ZA Minutes 01/23/02 12 (02=0123)