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HomeMy WebLinkAbout2002-11-13® MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, NOVEMBER 13, 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. 02-23/CONDITIONAL USE PERMIT NO. 02-49 (PRESTA RESIDENCE) ® APPLICANT/ PROPERTY OWNER: Scott Presta, 16672 Pacific Coast Highway #B, Huntington Beach, CA 92649 REQUEST: To raise the height of an existing two-story single-family dwelling four feet, resulting in an overall height of 33 feet. LOCATION: 16421 Barnstable Circle (west side of Barnstable Circle, south of Humboldt Drive, Huntington Harbor) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans and photographs 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 recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. Staff stated that the following comments were received: • One inquiry into the project was conducted at the Planning counter resulting in a review of the plans. • One telephone call from the Homeowner's Association requesting to review the plans. • One telephone call concerning the status of permits for work currently being undertaken. ® No other written or verbal comments were received in response to the public notification. p Mary Beth Broeren, Zoning Administrator, discussed with staff the height variation. THE PUBLIC HEARING WAS OPENED. J. S. Wayne, Huntington Harbour Property Owners' Association, stated that due to the untimely manner in which the homeowner's association received the drawings for review, they are not prepared to render a decision. Mr. Wayne stated that if the Zoning Administrator approves the project, the HOA will agree. Don Hartfelder, 3906 Humboldt Drive, neighboring property owner, voiced strong concern regarding past and present non -permitted construction at the proposed site. Ms. Broeren and staff discussed actions taken by Code Enforcement and the Building Department concerning the non -permitted construction. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Discussion ensued concerning the non -permitted construction that occurred prior to the applicant's purchase of the dwelling. Ms. Broeren confirmed with the applicant that the current construction is for repair of past construction and not related to the request being considered at today's hearing. Ms. Broeren explained the building permit procedure and advised the applicant that proper building permits would have to be obtained. • COASTAL DEVELOPMENT PERMIT NO. 02-23/CONDITIONAL USE PERMIT NO. 02-49 • 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 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 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. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO 02-23: Coastal Development Permit No. 02-23 to raise the height of an existing two-story single-family dwelling four feet, resulting in an overall height of 33 feet, 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. • ZA Minutes 11/13/02 2 (02zm1113) 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 proposed 33-foot building height is permitted in the RL-CZ zone subject to Conditional Use Permit approval and is consistent with the maximum allowed height of 35 feet. 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 coastal resources. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 02-49: Conditional Use Permit No. 02-49 to raise the height of an existing two-story single-family dwelling four feet, resulting in an overall height of 33 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 proposed addition will be constructed in single- family residential neighborhood predominantly developed with two and three-story homes of comparable height and value. ® 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. 0 The proposed Conditional Use Permit No. 02-49 will comply with the base district height limit and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. 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 — Seven Dwelling Units Per Acre) 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; The proposed 33-foot building height is comparable to the height of most dwellings existing in the neighborhood. ZA Minutes 11/13/02 3 (02zm1113) CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 02-23/ • CONDITIONAL USE PERMIT NO. 02-49: The site plan, floor plans, and elevations received and dated October 21, 2002 shall be the conceptually approved layout. 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) Prior to issuance of building permits, plans for an automatic sprinkler system, including a local horn, shall be submitted to the Building & Safety Department for review and approval by the Fire Department as separate plans for permits. (FD) 4. The final building permit(s) cannot be approved, until the following has been completed: a. An automatic fire sprinkler system shall be installed in accordance with plans reviewed and approved by the Fire Department. (FD) b. Address numbers shall be installed to comply with City Specification #428 — Premise • Identification. Number sets may be required on front and rear of the structure. c. 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 domestic water service shall be a minimum of 1-inch in size. (PW) d. A separate backflow prevention device shall be installed per Water Division standards for the domestic water service. (PW) e. The existing domestic water service and meter shall be abandoned per Water Division standards. (PW) f. A 36-inch box tree or palm equivalent shall be installed in the front yard. (PW) g. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. h. 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 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 ZA Minutes 11/13/02 4 (02zm1113) • 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 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. 7. 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. 02-23/Conditional Use Permit No. 02-49 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. 02-23/Conditional Use Permit No. 02-49 shall become null and void unless exercised within one year of the date of final approval which is November 16, 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. 02-23/Conditional Use Permit No. 02-49, 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. 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. ZA Minutes 11/13/02 5 (02zm1113) 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) Any proposed cantilevered deck, dock, and/or ramp improvements located in the public waterway shall require separate permits. THE MEETING WAS ADJOURNED AT 1:52 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, NOVEMBER 20, 2002 AT 1:30 PM. Ma Beth roeren Zoning Administrator rmk 40 • ZA Minutes 11/13/02 6 (02zm1113)