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HomeMy WebLinkAbout2003-10-220 MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, OCTOBER 22, 2003 - 1.30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Rami Talleh, Ron Santos, Ramona Kohlmann (recording secretary) MINUTES: NONE ORAL COMMUNICATION: NONE ITEM 1: TEMPORARY USE PERMIT NO 03-03 (THERAPEUTIC RIDING CENTER) APPLICANT: Irwin Kanode, Therapeutic Riding Center, PO Box 2298, Huntington Beach, CA 92647 PROPERTY OWNER: City of Huntington Beach, 2000 Main Street, Huntington Beach, CA 92648 REQUEST: To install a 120 ft. by 90 ft. horse -riding arena adjacent to the Huntington Central Park Equestrian Center. The temporary arena is proposed for a period of five (5) years. LOCATION: 18381 Goldenwest Street (west side of Goldenwest Street, north of Ellis Avenue, and south of the existing equestrian center) PROJECT PLANNER: Rami Talleh Rami Talleh, 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 Design Review Board (DRB) recommended modifications to the original site plans as reflected in suggested conditions of approval numbers l.a, b and c. Staff stated that because of the existing use, parking requirements would not be increased. Staff recommended approval of the request based upon the suggested findings and subject to the ® suggested conditions of approval as outlined in the executive summary. No written or verbal comments were received in response to the public notification. THE PUBLIC HEARING WAS OPENED. Irwin Kanode, Therapeutic Riding Center, PO Box 2298, applicant, asked staff to clarify suggested Condition No. 4 concerning the return of the site to its natural state. Mr. Kanode also requested that the staging area be expanded. Elaine Wall, 8215 Woolburn Avenue, stated that they were not aware of the terms as set forth in suggested Condition No. 4. David Dominguez, City of Huntington Beach, Community Services, suggested modifying suggested Condition No. 4. Staff suggested that suggested Condition No. 4 be modified as follows: The site shall be returned to its natural state after the use has been removed. If determined necessary by the Planning Department, the grade shall be returned to its original state. Mary Beth Broeren, Zoning Administrator, and staff engaged in a discussion concerning the reasons for suggested Condition No. 4. A general discussion ensued concerning the amount of soil that will be brought onto the subject site, the resulting change in height and landscaping, use of railings, and secondary fencing. Ms. Broeren addressed Mr. Kanode's request for expanding the staging area and its impact on the public notification. Staff stated that a revision would not be inconsistent with the notification. Ms. Broeren confirmed with the applicant their concurrence with staffs suggested modification to suggested Condition No. 4. She asked the applicant to submit to staff revised plans reflecting the expanded staging area. 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 modification to suggested Condition No. 4 as recommended by staff above. TEMPORARY USE PERMIT NO. 03-03 WAS 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) CALENDAR DAYS. U • ZA Minutes 10/22/03 2 (03=1022) 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 15304 of the CEQA Guidelines, because the use consists of a temporary horse -riding arena. FINDINGS FOR APPROVAL - TEMPORARY USE PERMIT NO. 03-03: 1. The proposed temporary use will be located, operated and maintained in a manner consistent with the policies of the General Plan and the provisions of Chapter 241 of the ZSO, including the following objectives, policies, and implementation program: RCS 1.1: Encourage recreational opportunities unique to Huntington Beach, which will enhance visitation and economic development. RCS 1.1.1: Provide leisure opportunities through programs and activities that serve the general population as well as the specialized needs of the disabled, children, and elderly. I -RCS 3: Develop specialized programs for those physically or developmentally disadvantaged that are unable to integrate into mainstream programs. 46 2. Approval of the application for a temporary 120 ft. by 90 ft. horse -riding arena adjacent to the Huntington Central Park Equestrian Center (HCPEC) for a period of five years will not be detrimental to property or improvements in the surrounding area or to the public health, safety or general welfare. Currently, the Therapeutic Riding Center operates in one of the arenas located in the HCPEC. The proposed temporary arena will only be used during times when the equestrian center arenas are not available. The temporary arena will be an ancillary use to the HCPEC and will be supported by existing parking, drainage, storage, and stable facilities. The proposed temporary arena will not increase any demands in parking or result in an increase in the number of horses within the HCPEC. CONDITIONS OF APPROVAL — TEMPORARY USE PERMIT NO. 03-03: C� 1. The site plan, floor plans and elevations received and dated July, 3, 2003 shall be the conceptually approved layout with the following modifications: a. The chain link fence surrounding the horse -riding arena shall be reduced to 42 inches in height. The fence shall be vinyl coated and hunter green in color. b. A 5 ft. separation shall be provided between the horse -riding arena and the vinyl coated chain link fence except for the staging area in front of the arena. c. The location of the chain link fence shall be consistent with the plan labeled "Alternative 1" dated October 15, 2003, and maintained in case file DRB 03-44. ZA Minutes 10/22/03 3 (03zm1022) 2. Prior to issuance of grading permits, the following shall be completed: a. A Grading plan and Erosion control plan both prepared by a Licensed Civil Engineer, shall be submitted to the Public Works Department for review and approval. (PW) b. An analysis shall be made to determine that the existing underground storm drain pipe crossing the site has sufficient strength (D-Load) to support the weight of the proposed added fill over it. (PW) c. Landscaping and irrigation plan shall be prepared by a licensed Landscaped Architect and submitted to the Public Works Department for review and approval. The landscaping materials chosen shall provide stabilization and erosion control of all disturbed ground surface areas outside the arena. (PW) d. The Water Quality Management Plan (WQMP) dated October 26, 2001, for the Huntington Central Park Equestrian Center shall be amended as necessary to include the proposed therapeutic riding center. The amended WQMP shall be signed by all appropriate parties. (PW) 3. The use shall comply with the following: The temporary arena shall be allowed to operate for a five year period beginning on the date the use commences. • b. Hours of operation shall be limited to between 8 AM and sunset, Monday through Saturday. 0 c. Only the uses described in the narratives received and dated on July 3, 2003, and September 5, 2003, shall be permitted. d. The temporary arena shall only be used by the Therapeutic Riding Center. e. When not in use the temporary arena shall be locked. f. A sign shall be posted at the entrance of the temporary facility stating that the arena is for the exclusive use of the Therapeutic Riding Center. g. The Use shall comply with the conditions of approval of Entitlement Plan Amendment No. 98-12. 4. The site shall be returned to its natural state after the use has been removed. If determined necessary by the Planning Department, the grade shall be returned to its original state. 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. ZA Minutes 10/22/03 4 (03zm1022) ® 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. ITEM 2: COASTAL DEVELOPMENT PERMIT NO. 03-09/CONDITIONAL USE PERMIT NO. 03-32 (PEREZ REMODEL) APPLICANT: Linda Kleine, 2439 Silver Ridge Avenue, Los Angeles, CA 90039-3321 PROPERTY OWNER: Ricky Perez, 4922 Edinger Avenue, Apt C7, Huntington Beach, CA 92649 REQUEST: To construct a 2,652 sq. ft. first and second story addition to an existing single family residence. The request also includes a proposal to construct the addition at a maximum height of 34 ft.-11 inches. LOCATION: 16366 Ardsley Circle (north side of Ardsley Circle, east of Humboldt Drive) PROJECT PLANNER: Rami Talleh Rami Talleh, 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 stated that the proposed project is in compliance with parking requirements. • 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 a letter of approval was received from the homeowner's association. No other written or verbal comments were received in response to the public notification. Mary Beth Broeren, Zoning Administrator, engaged in a discussion with staff concerning the driveway and garage access. Ms. Broeren confirmed with staff that because the request consists of an addition to an existing dwelling, a three -car garage is not required. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. ZA Minutes 10/22/03 5 (03zm1022) Ms. Broeren confirmed with the property owner that they have read and understand the suggested • conditions of approval. COASTAL DEVELOPMENT PERMIT NO. 03-09/CONDITIONAL USE PERMIT NO. 03-32 WERE 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. 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 home. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 03-09: Coastal Development Permit No. 03-09 to construct a 2,652 sq. ft. first and second story addition to an existing single-family residence, as proposed, conforms to the General Plan, including the Local Coastal Program. 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 subject site is currently developed with a single-family residence and is located within an area developed with single-family homes. 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, as proposed, meets all development regulations for the Low Density Residential zoning district, including building height, setbacks, site coverage, and 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 dwelling will be constructed on a previously developed site in an urbanized area with all -necessary services and infrastructure available. 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. • ZA Minutes 10/22/03 6 (03zm1022) 0 FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 03-3 2 Conditional Use Permit No. 03-32 for the construction of a 2,652 sq. ft. first and second story addition to an existing single family residence at a maximum height of 34 ft. -11 inches 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 project is proposed within a single family residential neighborhood primarily developed with two and three story homes. The addition is designed to be integrated within the existing neighborhood and will comply with all development standards. 2. The conditional use permit for the new residential construction will be compatible with surrounding uses because the proposed materials and design of the new residence will compliment other existing dwellings in the surrounding neighborhood. In addition several other single-family homes with comparable heights have been constructed within the neighborhood. 3. The proposed Conditional Use Permit No. 03-32 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. The ZSO permits heights exceeding 30 ft. (up to 35 ft.) 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 Low Density on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: CJ a. Require that all new residential development within existing neighborhoods be compatible with existing structures (LU 9.1.2). b. Ensure that structures and sites are designed and constructed to maintain their long-term quality (LU 4.2). The proposed single family home is compatible with other single-family homes in the area because the proposed materials and design of the new residence will compliment other existing dwellings. In addition, other single-family homes have been constructed at similar heights. CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 03-09/ CONDITIONAL USE PERMIT NO. 03-32: 1. The site plan, floor plans, and elevations received and dated October 13, 2003 shall be the conceptually approved layout. ZA Minutes 10/22/03 7 (03zm1022) 2. Prior to submittal for building permits, 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. 3. Prior to issuance of building permits, the following shall be completed: a. A section of existing sidewalk and rolled curb and gutter that contains a curb drain outlet shall be removed and replaced to eliminate the slot that currently exists perpendicularly across the sidewalk. (PW) b. 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). The new domestic water service shall be a minimum of one -inch in size. (PW) c. A separate backflow protection device shall be installed, per Water Division standards, for the new domestic water service. (PW) d. The existing water service and meter shall be abandoned per Water Division standards. (PW) e. A new sewer lateral shall be installed connecting to the main in the street. If the new • sewer lateral is not constructed at the same location as the existing lateral, then the existing lateral shall be severed and capped at the main or chimney. (PW) 4. 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. 5. 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 10/22/03 8 (03zm1022) ITEM 3: CONDITIONAL USE PERMIT NO. 03-42 (SCE RIGHT-OF-WAY WIRELESS COMMUNICATIONS FACILITY) APPLICANT: Suzanne Gatti, AFL Telecommunications, 167 Technology Way, Irvine, CA 92618 PROPERTY OWNER: Southern California Edison, 2244 Walnut Grove Avenue, Rosemead, CA 91770 REQUEST: To install a wireless communications facility, consisting of three (3) antenna arrays attached to an existing Southern California Edison tower at a height of 43 ft. and a 10 ft.-7 in. tall, 185 sq. ft. equipment enclosure located at grade, below the tower. LOCATION: 19241 Magnolia Street (SCE right-of-way, west of Magnolia Street, south of Garfield Avenue) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans and presented a review of the proposed project. Staff recommended that the item be continued to the November 19, 2003 meeting in order to accommodate a request by the Design Review Board for revised plans. Mary Beth Broeren, Zoning Administrator, stated that although the item would be continued, she would take public comments at this time. THE PUBLIC HEARING WAS OPENED. Joseph J. Hrkel, 8771 Seaspray Drive, neighboring property owner, asked when the executive summary for the proposed project would be available for public review. Mr. Hrkel further suggested that the Zoning Administrator (ZA) meetings take place in the evenings. Ms. Broeren responded to Mr. Hrkel's questions and explained why evening ZA meetings were undesirable in the past. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST. CONDITIONAL USE PERMIT NO. 03-42 WAS CONTINUED TO THE NOVEMBER 19, 2003 MEETING WITH THE PUBLIC HEARING OPEN THE MEETING WAS ADJOURNED AT 1:50 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, OCTOBER 29, 2003 AT 1:30 PM. Mdy Beth roeren Zoning Administrator 0 :rmk ZA Minutes 10/22/03 9 (03zm1022)