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HomeMy WebLinkAbout2002-09-11MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, SEPTEMBER 11, 2002 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Ron Santos, Paul Da Veiga, Ramona Kohlmann (recording secretary) MINUTES: NONE ORAL COMMUNICATION: NONE ITEM 1: COASTAL DEVELOPMENT PERMIT NO.02-06/CONDITIONAL USE PERMIT NO. 02-45 (HERNANDEZ RESIDENCE) ® APPLICANT: Jay Golison, 5500 Bolsa Avenue, Suite 140, Huntington Beach, CA 92649 PROPERTY OWNER: Joe and Sharon Hernandez, 16132 Santa Barbara Lane, Huntington Beach, CA 92649-2178 REQUEST: CDP: to demolish an existing single-family dwelling and to construct a 10,620 sq. ft. single-family dwelling, including a three -car garage, and 2nd floor decks totaling 470 sq. ft. CUP: to construct a single-family dwelling with 2,300 sq. ft. of habitable floor area above the 2nd story top plate line. 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: 16831 Marinabay Drive (terminus of Marinabay Drive cul-de-sac in Huntington Harbor, west of Coral Cay Lane) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans stating the purpose, location, zoning, and existing uses of the requested project. Staff presented a review of the proposed project and the suggested findings and conditions of approval. Staff presented and reviewed a letter dated September 11, 2002, from David Pacheco, architect, representing the adjacent property owner. Staff recommended adding the following to the suggested conditions of approval: Condition No. 1: a. The sliding door at the Great Room shall be shifted 0'-6" towards the rear. b. The bay window at the Kitchen shall be shifted 6'-0" towards the front. c. The window at the Master Bedroom shall be shifted approximately 3'-6" towards the front. 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. No written or verbal comments were received in response to the public notification. THE PUBLIC HEARING WAS OPENED. David Pacheco, 19531 Brookline Circle, architect, representing the neighboring property owner located to the west of the proposed project, addressed the above -referenced letter dated September 11, 2002. Jay Golison, 5641 Sorrento Drive, Long Beach, architect for the proposed project, addressed the above -referenced letter dated September 11, 2002. Mary Beth Broeren, Zoning Administrator, engaged in discussions with staff, Mr. Golison and Mr. Pacheco concerning the issues presented in the letter dated September 11, 2002. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren stated that she was going to approve the request with the modifications to the conditions of approval as recommended by staff. COASTAL DEVELOPMENT PERMIT NO. 02-06/CONDITIONAL USE PERMIT NO. 02-45 WERE 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) WORKING 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 15302 of the CEQA Guidelines. The project consists of the demolition and replacement of a single-family dwelling on the same site with substantially the same purpose and capacity. ZA Minutes 09/11/02 2 (02zm0911) 0 FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 02-06: Coastal Development Permit No. 02-06 to demolish an existing single-family dwelling and to construct a 10,620 sq. ft. single-family dwelling, including a three -car garage, and 2°d floor decks totaling 470 sq. ft., as modified by conditions of approval, conforms with the General Plan, including the Local Coastal Program Land Use designation of Residential Low -Density. The proposed project is consistent with Coastal Element Land Use Policy C 1.1.1 to encourage new development to locate within, contiguous to or in close proximity to existing developed areas able to accommodate it. The proposed dwelling will be located 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 dwelling 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 coastal resources. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 02-45: Conditional Use Permit No. 02-45 to construct a single-family dwelling with 2,300 sq. ft. of habitable floor area above the 2nd story top plate line 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 dwelling will be constructed in a single-family residential neighborhood predominantly developed with two and three story homes of comparable height and value. Conditions of approval requiring the use of obscure glass windows, and the offset alignment of windows to adjacent residential units, 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 dwelling is comparable with other dwellings existing in the surrounding neighborhood. 3. The proposed Conditional Use Permit No. 02-45 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. ® 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 ZA Minutes 09/11/02 3 (02zm0911) acre maximum) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: LU 9.2.1: Require that all new residential development within existing neighborhoods be compatible with existing structures, including the: LU 9.2. lb: Use of building heights, grade elevations, orientation, and bulk that are compatible with surrounding development; LU 9.2.1 c: Maintenance of privacy on abutting residences. CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 02-06/ CONDITIONAL USE PERMIT NO. 02-45: 1. The site plan, floor plans and elevations received and dated August 12, 2002 shall be the conceptually approved layout with the following modifications: a. The sliding door at the Great Room shall be shifted 0'-6" towards the rear. b. The bay window at the Kitchen shall be shifted 6'-0" towards the front. c. The window at the Master Bedroom shall be shifted approximately 3'-6" towards the front. d. Third -floor windows in the west building wall shall be eliminated. All windows above the second story plate line shall orient toward the public right-of-way. e. The paved front door entry walk shall be narrowed to a maximum width of five feet, in favor . of additional landscaping within the required front yard setback. f. 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) 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. h. The driveway shall feature decorative pavement in accordance with the approved plan. 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. • ZA Minutes 09/11/02 4 , (02=0911) b. 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 improvements shall be shown on the plan: 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 1-inch in size. 2) A separate backflow protection device shall be installed, per Water Division standards for domestic water service. 3) The existing domestic water service and meter shall be abandoned per Water Division standards. b. A detailed soils analysis shall be prepared by a registered engineer for reference only by the Public Works Department. 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. A detailed soils analysis shall be prepared by a Licensed Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (BD) d. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) 5. Prior to issuance of building permits, the following shall be completed: a. An automatic fire sprinkler system plan shall be submitted to the Building & Safety Department as separate plans for permits, for review and approval by the Fire Department. (FD) b. 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 & Safety Department ZA Minutes 09/11/02 5 (02zm0911) as separate plans for permits. The system shall provide water flow, tamper and trouble alarms, manual pull stations, interior and exterior horns and strobes, voice communication and 24 hour central station monitoring. • 6. The structure cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released (until the following has been completed: a. All improvements must be completed per the approved plans. b. An automatic fire sprinkler system shall be installed throughout. (FD) c. Address numbers shall be installed on structures to comply with City Fire Department Specification No. 428 — Premise Identification. (FD) d. A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. (FD) e. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 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. 7. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. Discovery of any soil contamination, pipelines, etc., shall be reported to the Fire Department immediately. • b. 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) c. Wet down the areas that are to be graded or that are being graded, in the late morning and after work is completed for the day. (PW) d. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. (PW) e. Prior to leaving the site, all haul trucks shall be washed off on -site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. (PW) f. Construction equipment shall be maintained in peak operating condition to reduce emissions. g. Use low sulfur (0.5%) fuel by weight for construction equipment. h. Truck idling shall be prohibited for periods longer than 10 minutes. i. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. j. 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. k. 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 09/11/02 6 (02=0911) 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 of approval. 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 REQUIREMENTS: 1. Coastal Development Permit No. 02-06/Conditional Use Permit No. 02-45 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. 02-06/Conditional Use Permit No. 02-45 shall become null and void unless exercised within one year of the date of final approval which is September 11, 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. 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 02-06/Conditional Use Permit No. 02-45, 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 8. An encroachment permit shall be required for all work within the right-of-way. (PW) ZA Minutes 09/11/02 7 (02zm0911) 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, SEPTEMBER 18, 2002 AT 1:30 PM. Ma Bet Broeren A Zoning Administrator rmk 0 ZA Minutes 09/11/02 8 (02zm0911)