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HomeMy WebLinkAbout2003-07-02MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-7 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, JULY 2, 2003 - 1:30 P.M. ZONING ADMINISTRATOR: Scott Hess, Acting STAFF MEMBER: Rami Talleh, Ron Santos, Ramona Kohlmann (recording secretary) MINUTES: June 4, 2003 APPROVED AS SUBMITTED ORAL COMMUNICATION: NONE ITEM 1: CONDITIONAL USE PERMIT NO. 03-16 (FERRARI RESIDENCE is APPLICANT/ PROPERTY OWNER: Fred Ferrari, 510 11`h Street, Huntington Beach, CA 92648 REQUEST: To allow a 389 sq. ft. deck on the third story of a proposed 3,553 sq. ft. single family home at a height of 25'-4". The request also 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: 510 11"' Street (East side of 11`" Street between Pecan and Acacia Avenues) PROJECT PLANNER: Rami Talleh Rami Talleh, Staff Planner, displayed project plans and stated 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 as outlined in the executive summary. Scott Hess, Acting Zoning Administrator, reviewed the plans with staff. Discussion ensued concerning the suggested modifications to the plans as outlined in the executive summary. 40 THE PUBLIC HEARING WAS OPENED. • Fred Ferrari, 510 11' Street, applicant, stated that he was present and had no comments. Tom Metivier, P.O. Box 7252, consultant, acknowledged staff s efforts in resolving the height requirements. Mr. Hess confirmed with the applicant their agreement with staff's recommendation. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mr. Hess asked staff if any comments were received in response to the public notification. Staff stated that one inquiry was conducted at the planning counter resulting in a review of the plans. No other written or verbal comments were received in response to the public notification. CONDITIONAL USE PERMIT NO. 03-16 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR 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 15301 of the CEQA Guidelines, because the project consists of the construction of a single family home. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 03-16: Conditional Use Permit No. 03-16 to allow a 389 sq. ft. deck on the third story of a proposed 3,553 sq. ft. single family home at a height of 25'-4" 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 third story deck is oriented toward the public right of way and screened from the adjacent residences. 2. The conditional use permit will be compatible with surrounding uses because the neighborhood is developed with a mix of two and three story homes with similar third story decks. 3. The proposed Conditional Use Permit No. 03-16 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 ZA Minutes 07/02/03 2 (03=0702) the district in which it would be located. Third story decks are permitted on lots with fifty ® (50) feet of street frontage with approval of a conditional use permit. 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 Medium High Density 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 9.2.1b: Use of building heights, grade elevations, orientation, and bulk that are compatible with the surrounding development; c. LU 9.2.1 d: Maintenance of privacy on abutting residences. The privacy of the abutting one story residences will be maintained in that the third story deck is oriented toward the public -right -way. The deck is setback five (5) feet from the building exterior along the western and southern side. In addition the deck is confined with the roof, obscuring visibility of the adjacent residence to the south. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 03-16: 1. The site plan, floor plans, and elevations received and dated March 10, 2003, shall be the ® conceptually approved layout with the following modifications: a. The design of the proposed third story deck shall be required to comply with Exhibit A, dated and received June 6, 2003, and shall include the following modifications: i. The deck shall be setback five (5) feet from the building exterior along the western and southern edge of the structure. 0 ii. The deck shall be confined within the volume of the roof. iii. The deck shall be screened by the roof along the southern edge. b. 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) c. 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. ZA Minutes 07/02/03 3 (03zm0702) 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. b. Pursuant to the requirements of the South Coast Air Quality Management District, an asbestos survey shall be completed. c. The applicant shall complete all Notification requirements of the South Coast Air Quality Management District. d. The City of Huntington Beach shall receive written verification from the South Coast Air Quality Management District that the Notification procedures have been completed. e. 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 public improvements shall be • shown on the plan: (PW) i. Curb, gutter and sidewalk along the 11'h Street frontage, per City Standard Plan Nos. 202 and 207. ii. Pavement for half -width of existing alley plus pavement for 2.5-feet of additional alley dedication. iii. New sewer lateral connecting to the main in the alley. If the new sewer lateral is not constructed at the same location as the existing lateral, then the existing lateral shall be removed and severed or capped at the main or chimney. iv. 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. V. A separate backflow protection device shall be installed, per Water Division standards, for domestic water service. vi. The existing domestic water service and meter shall be abandoned per Water Division standards. vii. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent (13'-14' of trunk height for Queen Palms and 8'- 9' of brown trunk). • ZA Minutes 07/02/03 4 (03zm0702) b. A soils report, prepared by a Licensed Engineer, shall be submitted for reference only. ® (PW) c. If soil remediation is required, a remediation plan shall be submitted to the Planning, Public Works and Fire Departments for review and approval in accordance with City Specifications No. 431-92 and the conditions of approval. The plan shall include methods to minimize remediation-related impacts on the surrounding properties. Details shall be included to clarify how drainage associated with the remediation efforts shall be retained on site and no wastes or pollutants shall escape the site. The plan shall also identify wind barriers around remediation equipment. (PW) d. The developer shall coordinate the development of a truck haul route with the Department of Public Works if the import or export of material is required. This plan shall include the approximate number of truck trips and the proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction -related impacts to adjacent residents. These plans must be submitted to the Department of Public Works for approval. (PW) e. The applicant's grading/erosion control plan shall abide by the provisions of AQAM's Rule 403 as related to fugitive dust control. (PW) 4. Prior to submittal for building permits, the following shall be completed: a. Submit a copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department. b. 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. c. 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) d. 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) 5. Prior to issuance of building permits, the following shall be completed: a. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. Landscaping and irrigation ZA Minutes 07/02/03 5 (03zm0702) plans shall be submitted for review and approval by the City's Public Works Department. • (PW) b. Rough Grade release shall be approved by the Public Works Inspector. (PW) 6. 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. 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) c. 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) d. 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) 7. 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. Complete all improvements as shown on the approved grading and landscaping plans. (PW) b. All landscape irrigation and planting installation shall be certified to be in conformance to the City approved landscape plans by the Landscape Architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. (PW) c. Applicant shall provide the City with Microfilm copies (in City format) and CD (AutoCAD only) copy of complete City approved landscape construction drawings as stamped "Permanent File Copy" prior to starting landscape work. Copies shall be given to the City Landscape Architect for permanent City record. (PW) 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 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. 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. 0 ZA Minutes 07/02/03 6 (03=0702) ® INFORMATION ON SPECIFIC CODE REOUIREMENTS: 1. Conditional Use Permit No. 03-16 shall not become effective until the ten -calendar day appeal period has elapsed. 2. Conditional Use Permit No. 03-16 shall become null and void unless exercised within one year of the date of final approval which is July 2, 2004, 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 Conditional Use Permit No. 03-16, 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. S. 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. Park and Recreation Fees shall be paid at issuance of building permits. 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. An encroachment permit shall be required for all work within the right-of-way. (PW) 10. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. ZA Minutes 07/02/03 7 (03zm0702) ITEM 2• COASTAL DEVELOPMENT PERMIT NO. 03-04 (CASTANEDA RESIDENCE) APPLICANT/ PROPERTY OWNER: Cari Castaneda, 16701 Edgewater Lane, Huntington Beach, CA 92649 REQUEST: To (a) demolish an existing two -car garage and (b) construct a 1,190 sq. ft. first and second -story addition to an existing two-story single-family dwelling, with an overall height of 25 ft.-3 in. and a 419 sq. ft. attached garage. LOCATION: 16701 Edgewater Lane (west side of Edgewater Lane, north of Figaro Circle, Huntington Harbor) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans and photographs. Staff stated 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 as outlined in the executive summary. Staff stated that the proposed project is subject to a coastal development permit because the floor area exceeds ten percent. Staff recommended approval of the request based upon the suggested findings and subject to the suggested conditions as outlined in the executive summary. Staff stated that the Huntington Harbour Property Owner's Association reviewed the proposed project and submitted a letter of approval. No other written or verbal comments were received in response to the public notification. Scott Hess, Acting Zoning Administrator, reviewed the plans and a general discussion ensued with staff. THE PUBLIC HEARING WAS OPENED. Cari Castaneda, 16701 Edgewater Lane, applicant, stated agreement to the suggested conditions of approval. Ms. Castaneda stated that staff was helpful throughout the project's lengthy process. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. COASTAL DEVELOPMENT PERMIT NO. 03-04 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) WORKING DAYS. • C7 ZA Minutes 07/02/03 8 (03zm0702) ® FINDINGS FOR PROJECTS EXEMPT FROM CEOA: 0 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 involving negligible or no expansion of use beyond that previously existing. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 03-04: Coastal Development Permit No. 03-04 to (a) demolish an existing two -car garage and (b) construct a 1,190 sq. ft. first and second -story addition to an existing two-story single-family dwelling, and a 419 sq. ft. attached garage, as proposed, 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. 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 project complies with all applicable development regulations, including maximum building height, minimum yard setbacks, maximum site coverage and minimum on -site parking. 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. CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 03-04: 1. The site plan, floor plans, and elevations received and dated June 6, 2003, shall be the conceptually approved layout, with the following modifications: a. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility apparatus shall be screened from view from public rights -of -way. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) b. Depict the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes, and similar items on the site plan and elevations. ZA Minutes 07/02/03 9 (03zm0702) 2. Prior to issuance of demolition permits, the following shall be completed: 0 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. b. The applicant shall complete all Notification requirements of the South Coast Air Quality Management District. c. 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 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) 4. The final building permit(s) cannot be approved until the following has been completed: • a. A new domestic water service and meter shall be constructed per Water Division standards and sized to meet the minimum flow requirements set by the California Plumbing Code (CPC) and, if applicable, the Uniform Fire Code (UFC). The new domestic water service shall be a minimum of one -inch in size. (PW) b. A separate backflow protection device shall be installed, per the Huntington Beach Water Division standards for the new domestic water service. (PW) c. The existing water service and meter shall be abandoned per Water Division standards. (PW) d. 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, especially in hardscape and landscape areas. (PW) e. Address numbers shall be installed on structures to comply with Fire Department City Specification No. 428. (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. g. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. • ZA Minutes 07/02/03 10 (03zm0702) ® 5. During demolition, grading, 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. 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) c. 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 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/or 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. 03-04 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. 03-04 shall become null and void unless exercised within one year of the date of final approval which is July 2, 2004, 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. 03-04 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 & Safey Department, 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. ZA Minutes 07/02/03 11 (03zm0702) 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. 8. Park Fees shall be paid prior to or at issuance of building permits. 9. An encroachment permit shall be required for all work within the right-of-way. (PW) 10. Any proposed cantilevered deck, dock, and/or ramp improvements located in the public waterway shall require separate permits. THE MEETING WAS ADJOURNED AT 1:40 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JULY 9, 2003 AT 1:30 PM. iff � - Scott He s, Acting Zoning Administrator rmk 0 n U ZA Minutes 07/02/03 12 (03zm0702)