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HomeMy WebLinkAbout2003-08-27® MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, AUGUST 27, 2003 - 1:30 P.M. ZONING ADMINISTRATOR: Paul Da Veiga, Acting STAFF MEMBER: Ron Santos, Ramona Kohlmann (recording secretary) MINUTES: August 6 and 13, 2003 APPROVED AS SUBMITTED ORAL COMMUNICATION: NONE ITEM 1: COASTAL DEVELOPMENT PERMIT NO. 03-10/CONDITIONAL USE PERMIT NO. 03-34 (LITTLEJOHN ROOM ADDITION) ® APPLICANT: Peter Kavoian, 109 Rametto Road, Santa Barbara, CA 93108 PROPERTY OWNER: Janet Littlejohn, 3678 Montego Drive, Huntington Beach, CA 92649 REQUEST: CDP: To construct a 678 sq. ft. first, second and third story addition to an existing townhome. CUP: to construct an addition to an existing Planned Unit Development. LOCATION: 3678 Montego Drive (south of Edinger Avenue, east of Trinidad Lane) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans and photographs 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. Staff recommended the deletion of suggested Condition No. 2.c., which reads as follows: c. In the event that an encroachment permit is necessary in order to replace the existing water meter, the property owner shall cause to be performed an analysis to determine if the additional fixture units added by the proposed addition/remodel can be accommodated by the flow capacity of the existing water service and meter, which appears to be 2-inches in diameter and serves a total of eight townhouse units. The analysis should be based on the minimum flow requirements established by the California Plumbing Code (CPC). ® (PW) Staff stated that a letter was received from the homeowner's association stating approval of the • request on the condition that the project does not exceed the existing height. Staff stated that the coastal development permit is required because the proposed project exceeds 10% of the existing floor area. The proposed project complies with parking and development standards and no additional parking is required. No written or verbal comments were received in response to the public notification. Paul Da Veiga, Acting Zoning Administrator, engaged in a discussion with staff concerning: • The total square footage proposed for the third -story addition. • Whether or not the proposed project would increase the total number of bedrooms. • The impact on parking requirements. THE PUBLIC HEARING WAS OPENED. Peter Kavoian, 109 Rametto Road, Santa Barbara, applicant, stated thanks for staffs efforts in bringing the proposed project into compliance. Mr. Kavoian spoke in support of the request and presented a review thereof. Mr. Da Veiga and the applicant engaged in a discussion concerning the habitability of the third -story addition. Mr. Kavoian concluded by stating that the pitch of the roof renders the third -story storage room nonhabitable. He further stated that this question has been resolved in meetings with the Public Works and Fire departments. 0 Richard Batistelli, 3481 Gilbert Drive, stated support of the proposed project conditioned on enforcement of the existing height in keeping with the CC&Rs. Mr. Da Veiga confirmed with the applicant that the height of the roof would not exceed what currently exists. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. COASTAL DEVELOPMENT PERMIT NO.03-10/CONDITIONAL USE PERMIT NO.03-34 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED 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. • ZA Minutes 08/27/03 2 (03zm0827) 0 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 involving negligible or no expansion of use beyond that previously existing. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 03-10: Coastal Development Permit No. 03-10 to construct a 678 sq. ft. first, second and third story addition to an existing townhome, conforms to 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. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 03-34: Conditional Use Permit No. 03-34 to construct an addition to an existing Planned Unit Development 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 is designed for compatibility with the existing planned unit condominium development, including the overall building height, building materials and colors proposed. The proposed addition complies with the requirements of the Zoning & Subdivision ordinance and requires no additional on -site parking. The addition is expected to have a positive impact on the value of the subject property. 2. The conditional use permit will be compatible with surrounding uses because the proposed ® addition will not significantly alter the design, size or massing of the existing dwelling. The ZA Minutes 08/27/03 3 (03zm0827) proposed addition will not increase the overall height of the subject dwelling and is designed to match the materials and colors of the existing dwelling and the attached dwelling units. 3. The proposed Conditional Use Permit No. 03-34 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 maximum building height, minimum yard setbacks, maximum site coverage and minimum on -site parking. 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/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; LU 9.2.1 c: Maintenance of privacy on abutting residences. The proposed addition will be constructed with an overall height matching the height of the existing dwelling. The proposed "loft" addition will be constructed largely within the volume of the second story roof, and will feature a roof pitch which closely matches the existing roof, thus maintaining compatibility with existing structures in the complex. Windows in the is proposed addition are oriented toward the street and the harbor channel, and consequently will have no detrimental impact to the privacy of abutting residences. CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 03-10/ CONDITIONAL USE PERMIT NO. 03-34: 1. The site plan, floor plans, and elevations received and dated July 2, 2003 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) 3. The final building permit(s) cannot be approved until the following has been completed: a. All improvements per the approved plans. b. Address numbers shall be installed on structures to comply with Fire Dept. City • Specification 428. (FD) ZA Minutes 08/27/03 4 (03zm0827) ® c. 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. d. The applicant shall coordinate the installation of a backflow protection device for the existing common water service. Installation of a backflow protection device is a current requirement where the property is located along the waterfront or has a third story with the potential for plumbing fixtures. e. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 4. During demolition, grading, site development, and/or construction, compliance with all Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance shall be observed. 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) 5. 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. 6. 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 REOUIREMENTS: 1. Coastal Development Permit No. 03-10/Conditional Use Permit No. 03-34 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. 03-10/Conditional Use Permit No. 03-34 shall become null and void unless exercised within one year of the date of final approval which is August 27, 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 IsNo. 03-10/Conditional Use Permit No. 03-34, pursuant to a public hearing for revocation, if ZA Minutes 08/27/03 5 (03zm0827) 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. 8. Park Fees shall be paid prior to or at issuance of building permits. 9. Any proposed cantilevered deck, dock, and/or ramp improvements located in the public waterway shall require separate permits. THE MEETING WAS ADJOURNED AT 1:45 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, SEPTEMBER 3, 2003 AT 1:30 PM. Paul :rmk • ZA Minutes 08/27/03 6 (03=0827)