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HomeMy WebLinkAbout2002-04-24• MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, APRIL 24, 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: COASTAL DEVELOPMENT PERMIT NO. 02-II/CONDITIONAL USE PERMIT NO. 02-10 (ZAZZU RESIDENCE) APPLICANT: William Cook, 31681 Camino Capistrano, Suite 104, San Juan Capistrano, CA 92675 PROPERTY OWNER: Mr. and Mrs. Zazzu, 2212 Lyon Avenue, N.E., Renton, WA 98059 REQUEST: CDP: to permit the addition of 683 sq. ft. of floor area to an existing two-story single-family dwelling. CUP. to allow 392 sq. ft. of habitable floor area above the 2" a story, including 107 sq. ft. of unenclosed deck/balcony space. The request 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: 16262 Wayfarer Lane (north side of Wayfarer Lane, at Mistral Drive) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans and photographs stating the purpose, location and zoning of the requested project. Staff presented a review of the plans and 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, and because the proposed project is in compliance with the Infill Lot Ordinance. One letter was received from the neighboring property owner to the west of the proposed project stating that they have reviewed the plans and have no concerns. 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 a general discussion ensued. THE PUBLIC HEARING WAS OPENED. J. S. Wayne, representing the Huntington Harbour Property Owners' Association, stated that they submitted the plans to La Vern and Betty Mays, neighboring property owner to the west, and they approved the proposed project. Mr. Wayne stated that Mr. and Mrs. Mays did request that the laundry room window be made of opaque glass because of privacy concerns. Tony Zazzu, 16262 Wayfarer Lane, property owner, presented a letter from the adjacent property owner located at 16266 Wayfarer Lane, stating that they have no objections to the proposed project. William Cook, 31681 Camino Capistrano, Suite 104, San Juan Capistrano, applicant, confirmed that the laundry room window is existing and is not being changed from its current location. Mr. Cook addressed Condition No. l.d and presented a plan with overlay stating that the landscaping will be at fifty-five percent and that the hardscape would be at forty-five percent. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren advised the applicant that when the plans are submitted for plan check, they should reflect the calculations that were presented by the applicant at today's meeting in order to verify the project's compliance with the plans. 4) Ms. Broeren further reviewed the plans and discussed with staff the Infill Lot Ordinance with respect to the existing window in the laundry room. Ms. Broeren stated that she appreciates the neighbors concerns regarding the laundry room window, however, the window is existing. COASTAL DEVELOPMENT PERMIT NO. 02-11/CONDITIONAL USE PERMIT NO. 02-10 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. 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 of the CEQA Guidelines, because the project consists of an addition to an existing single-family dwelling which increases the floor area less than 50 percent. s ZA Minutes 04/24/02 2 (02zm0424) ® FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 02-11: 1. Coastal Development Permit No. 02-11 to permit the addition of 683 sq. ft. of floor area to an existing two-story single-family dwelling, 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 is consistent with Coastal Element Land Use Policy C 1.1.1 to encourage development within, contiguous to or in close proximity to existing developed areas able to accommodate it. The proposed construction will occur on a previously developed site, contiguous to existing residential development. 2. The project is consistent with the requirements of the CZ Overlay District, the Residential Low - Density base zoning district, as well as other applicable provisions of the Municipal Code. The project, as conditioned, complies with all applicable development regulations, including maximum building height, minimum yard setbacks, maximum site coverage and minimum on -site parking, and is consistent with the City's Urban 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 addition will be constructed on a previously developed site in an urbanized area with all necessary services and infrastructure available, including water, sewer and roads. 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 46 coastal resources. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 02-10: Conditional Use Permit No. 02-10 to allow 392 sq. ft. of habitable floor area above the 2°d story, including 107 sq. ft. of unenclosed deck/balcony 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 proposed addition will be constructed in a single-family residential neighborhood predominantly developed with two and three story homes of comparable height and value. The proposed third -story deck is oriented toward the public water way and away from adjacent dwellings. In addition, conditions of approval requiring the use of obscure glass for new bathroom windows, and the offset alignment of new windows to adjacent dwellings, will ensure no detrimental impacts. 2. The conditional use permit will be compatible with surrounding uses since the design, materials, height, size and massing of the proposed addition is comparable with other dwellings existing in the surrounding neighborhood. 3. The proposed Conditional Use Permit No. 02-10 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, including parking requirements, maximum building height, maximum lot coverage, and minimum yard setbacks. ZA Minutes 04/24/02 3 (02zm0424) 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 RL-7 (Residential Low Density — 7 units per • acre maximum) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. LU 9.2.1: Require that all new residential development within existing neighborhoods be compatible with existing structures including: b. LU 9.2. lb: Use of building heights, grade elevations, orientation, and bulk that are compatible with the surrounding development; c. LU 9.2.1d: Maintenance of privacy on abutting residences. The proposed third -floor addition will constructed within the existing roof volume, and will result in no change to the overall building height. The proposed third -floor deck will be oriented towards the public water way and away from adjacent residences. All new windows aligning with windows on existing dwellings will be fitted with obscure glass. CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 02-11/CONDITIONAL USE PERMIT NO. 02-10: 1. The site plan, floor plans and elevations received and dated April 1, 2002 shall be the conceptually approved layout with the following modifications: a. The first -floor window at the proposed dining room shall be fitted with obscure glass or realigned to offset the first -floor window of the dwelling existing to the north. b. Translucent glass shall be used for all bathroom windows facing existing residences. c. A fully -dimensioned existing roof plan and fully -dimensioned proposed roof plan shall be submitted, demonstrating that the proposed addition will result in no net increase in lot coverage. Lot coverage figures shall be revised as necessary for consistency and accuracy wherever noted in the plan set. d. All landscaped and paved areas located within the front yard setback shall be dimensioned to show compliance with the 40% minimum landscape requirement within the front yard setback. 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. b. All Fire Department requirements shall be noted on the building plans. (FD) 3. Prior to issuance of building permits, the following shall be completed: a. An automatic fire sprinkler system plan shall be submitted as separate plans for permits to the Building & Safety Department, for review and approval by the Fire Department (if gross building area, including garage, exceeds 5,000 square -feet). (FD) b. Shop drawings for a fire alarm system, in compliance with Huntington Beach Fire Code, shall be submitted as separate plans for permits to the Building & Safety Department, for review and ZA Minutes 04/24/02 4 (02=0424) approval by the Fire Department (if gross building area, including garage, exceeds 5,000 Is square -feet). The system shall provide water flow alarm. (FD) 4. Final building permit(s) cannot be approved until the following has been completed: a. A new domestic water service and meter shall be installed per Huntington Beach 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 1-inch in size. (PW) b. A separate backflow protection device shall be installed per Huntington Beach Water Division standards for domestic water service. (PW) c. The existing domestic water service and meter shall be abandoned per Huntington Beach Water Division standards. (PW) d. Automatic fire sprinkler systems shall be installed throughout in accordance with shop drawings approved by the Fire Department (if gross building area, including garage, exceeds 5,000 square -feet) (FD) e. Address numbers shall be installed on structures to comply with Fire Dept. City Specification 428-Premise Identification. Number sets may be required on front and rear of structure. (FD) f. 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 demolition, grading, site development, and/or construction, the following shall be adhered 46 to: a. All haul trucks shall arrive at the site no earlier than 8:00 a.m, or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. (PW) b. 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. Third floor attic space shall not be used/converted for habitable purposes. 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. ZA Minutes 04/24/02 5 (02zin0424) INFORMATION ON SPECIFIC CODE REOUIREMENTS: 1. Coastal Development Permit No. 02-11/Conditional Use Permit No. 02-10 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. 02-11/Conditional Use Permit No. 02-10 shall become null and void unless exercised within one year of the date of final approval which is April 24, 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 of 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 02-11/Conditional Use Permit No. 02-10 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 & Safety, 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 Count 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. 8. An encroachment permit shall be required for all work within the right-of-way. (PW) 9. Any proposed cantilevered deck, dock, and/or ramp improvements located in the public waterway shall require separate permits. THE MEETING WAS ADJOURNED AT 1:50 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, MAY 1, 2002 AT 1:30 PM. Mary eth Broeren Zoning Administrator rink ZA Minutes 04/24/02 6 (02=0424)