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HomeMy WebLinkAbout2002-04-100 MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, APRIL 10, 2002 -1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Ron Santos, Ramona Kohlmann (recording secretary) MINUTES: NONE ORAL COMMUNICATION: NONE ITEM 1: VARIANCE NO.00-15 (BRAUN/DREIER SETBACK VARIANCE — CONTINUED FROM THE SEPTEMBER 27, 2000, MEETING WITH THE PUBLIC HEARING OPEN) is APPLICANT: Harry Monk, 303 Cleveland Drive, Huntington Beach, CA 92648 PROPERTY OWNER: John Braun and Susan Dreier, 707 Eleventh Street, Huntington Beach, CA 92648 REQUEST: To allow a porch cover to encroach 5 ft. into the required 15 ft. front yard setback. LOCATION: 707 1 lth Street (west side of 1 lth Street, north of Palm Avenue) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans, elevations and photographs stating the purpose, location and zoning of the requested project. Staff recommended modifying Condition No. 1 as follows: 1. The site plan, floor plans, and elevations received and dated March 18, 2002, shall be the conceptually approved layout, with the following modification: • Plans, including dimensions, lot area and lot coverage figures, shall reflect the net (after alley dedication) lot size. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report, and with the modification to the suggested conditions of approval as recommended above. Staff stated that one letter dated September 18, 2000, was received from a neighboring property g gP p Y owner expressing concern that the setback variance would not maintain uniformity within the neighborhood. No written or verbal comments were received in response to the recent public re -notification. . Mary Beth Broeren, Zoning Administrator, confirmed with staff that site coverage would be met after the dedication. Ms. Broeren and staff discussed the reason for the continuance at the September 27, 2000 meeting and any changes to the existing home other than to the chimney. THE PUBLIC HEARING WAS OPENED. Harry Monk, 303 Cleveland Drive, applicant, spoke on behalf of the proposed project. Mr. Monk stated that any remodeling would consist of refacing or replacing the existing chimney and possibly a small addition to reorganize the rooms. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren confirmed that the property owner was present. Discussion ensued with staff and the applicant concerning any remodeling or aesthetic improvements to the chimney and the City's code provisions for encroachment to the eaves. Ms. Broeren stated that she did visit the site and drove through the area to view the existing changes in the neighborhood. Ms. Broeren stated that the proposed project is consistent with the neighborhood, that the proposed design is attractive and that the material is in keeping with the tradition of the neighborhood. She stated that if the proposal were to remodel the existing home then the setback would be required. Ms. Broeren stated that since the applicant does not intend to modify the existing structure, she concurs with staff s recommendation. VARIANCE NO.00-15 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 15305 of the CEQA Guidelines. The project consists of a small addition to an existing single-family dwelling, involving only a minor alteration in land use limitations FINDINGS FOR APPROVAL - VARIANCE NO.00-15: 1. The granting of Variance No. 00-15 will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. Properties in the neighborhood surrounding the project site are developed with varied setbacks, a significant number of which approximate the ten foot setback proposed. 2. Because of special circumstances applicable to the subject property, including size, shape, location and surroundings, the strict application of the zoning ordinance is found to deprive the ZA Minutes 04/10/02 2 (02zm0410) subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The configuration of the existing dwelling deprives the subject property opportunity to provide a design feature typical of properties located in the traditional -design neighborhood. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The configuration of the existing dwelling is such that opportunities to provide a functional, semi -private transition space between public and private space, as encouraged by the Huntington Beach Urban Design Guidelines and General Plan, is substantially limited. The requested variance addresses this design constraint. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification. The proposed porch cover is consistent with Huntington Beach Urban Design Guidelines intended to promote a positive physical image, maintain and protect the value of property, and maintain a high quality of life, including the following: a. Encourage front porches which create architecturally attractive semi -private front yard spaces, foster community interface and permit casual observation of streets. b. Front porches with a minimum depth of eight feet and a minimum width of twelve feet are encouraged. 5. The granting of the variance will not adversely affect the General Plan. The proposed porch is consistent with the Land Use Element designation of RMH-25-d (Residential Medium High • Density — Maximum 25 Dwelling Units Per Acre — Design Overlay) on the subject property. In addition, the proposed project is consistent Huntington Beach Urban Design Guidelines which serve to implement the General Plan, and with the following General Plan goals and policies: a. LU 9.1.2: Modulate and articulate building elevation, facades, and masses (avoiding undifferentiated "box like " structures). Construction of the proposed covered porch would provide fagade articulation in a manner consistent with the intent of this policy. b. LU 9.3: Provide for residential projects that are configured to establish a distinct sense of neighborhood identity. The project site is located in a traditional residential neighborhood. Front porches with minimal setback from the street are a characteristic feature of traditional residential neighborhood design. Accordingly, the proposed project contributes to the establishment of a distinct neighborhood identity. CONDITIONS OF APPROVAL — VARIANCE NO.00-15: 1. The site plan, floor plans, and elevations received and dated March 18, 2002, shall be the conceptually approved layout, with the following modification: • Plans, including dimensions, lot area and lot coverage figures, shall reflect the net (after alley ® dedication) lot size. ZA Minutes 04/10/02 3 (02zm0410) 2. Prior to issuance of building permits, the applicant shall provide evidence to the Public Works Department that a 2.5-foot alley dedication, (as necessary to achieve a 10-foot width to centerline • alley, to the rear of the property) has been accomplished. Lot area/coverage figures shall be adjusted accordingly, based on net (i.e., after dedication) area. 3. The final building permit(s) cannot be approved until the following has been completed: a. Address numbers shall be installed in compliance with Fire Dept. City Specification 428. (FD) b. 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. 4. 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. 5. 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. Variance No. 00-15 shall not become effective until the ten calendar day appeal period has elapsed. 2. Variance No. 00-15 shall become void unless exercised within one year of the date of final approval (April 10, 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 of 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Variance No. 00-15, 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 Count of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. ZA Minutes 04/10/02 4 (02zm0410) 0 0 THE MEETING WAS ADJOURNED AT 1:50 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, APRIL 17, 2002 AT 1:30 PM. a Ma Beth Broeren Zoning Administrator :rmk ZA Minutes 04/10/02 5 (02=0410)