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MINUTES
HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
Room B-8 - Civic Center
2000 Main Street
Huntington Beach California
WEDNESDAY, NOVEMBER 26, 2003 - 1:30 P.M.
ZONING ADMINISTRATOR: Herb Fauland, Acting
STAFF MEMBER: Rami Talleh, Ron Santos, Ramona Kohlmann (recording
secretary)
MINUTES: November 12, 2003
CONTINUED TO THE DECEMBER 3, 2003 MEETING
ORAL COMMUNICATION: NONE
ITEM 1: CONDITIONAL USE PERMIT NO. 03-22 (BONANNI RESIDENTIAL
DEVELOPMENT)
APPLICANT/
PROPERTY OWNER: R. L. Sfreddo and Ed Bonanni, 5622 Research Drive, Huntington
Beach, CA 92649
REQUEST: To allow six-ft. high patio walls at a setback of eight ft. in lieu of
the maximum allowed wall height of 42" within the 15 ft. front yard
setback.
LOCATION: 19119 Main Street (southwest corner of Main and Holly Streets)
PROJECT PLANNER: Rami Talleh
Ron Santos, Staff Planner sitting in for Rami Talleh, 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 approval of the request based upon the suggested findings and subject to the
suggested conditions as outlined in the executive summary. No written or verbal comments were
received in response to the public notification.
Herb Fauland, Acting Zoning Administrator, disclosed that he visited the subject site and
observed that the proposed project is consistent with the Main Place Apartments south of the
subject site. Mr. Fauland concurred with staffs recommendation for approval.
THE PUBLIC HEARING WAS OPENED.
Ed Bonanni, 5622 Research Drive, applicant, declined to comment.
Mr. Fauland confirmed with the applicant that they have reviewed and concur with the suggested
conditions of approval.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
CONDITIONAL USE PERMIT NO. 03-22 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 15303 of the CEQA Guidelines, because the project consists of
construction of minor accessory structures.
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 03-22:
Conditional Use Permit No. 03-22 for the construction of six-ft. high patio walls at a setback
of eight ft. in lieu of the maximum allowed wall height of 42" within the 15 ft. front yard
setback 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 fence within the front setback is designed to minimize noise impacts to the residential
units. Due to site characteristics, such as landscape areas and unit orientation, there is
adequate setback from sidewalks and streets. The proposed development is consistent with
development anticipated by the Holly Seacliff Specific Plan.
2. The conditional use permit will be compatible with surrounding uses because the proposed
fence within the front setback area is consistent with the fencing proposed for the project as a
whole, and consistent with fencing located at surrounding developments. Several residential
projects within the vicinity have been developed with patio walls located within the front yard
setbacks.
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• 3. The proposed Conditional Use Permit No. 03-22 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
the district in which it would be located. The HBZSO authorizes deviations from the fence
height restrictions subject to 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 Density on the
subject property. In addition, it is consistent with the following goals and policies of the
General Plan:
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a. LU 9.2.1: Require that new development within existing residential neighborhoods be
compatible with existing structures, including:
- Maintenance of the predominant or median existing front yard setback and;
- Use of complementary building materials, colors, and forms, while allowing flexibility
for unique design solutions.
b. LTD 1.3.5: Require that privately developed walls make a positive visual contribution to
the public streetscape including provisions for plant material enhancements such as vine
pockets or decorative plantings, and design features such as sculptured or textured
masonry units.
5. The proposed wall will be designed with decorative features such as stucco colored to match
the condominiums stone veneer columns. The walls will be setback a minimum of 8 feet to be
consistent in height and materials with that of the surrounding neighborhood. Several
residential projects within the vicinity have been developed with patio walls located within the
front yard setbacks. The project will meet the required landscape setbacks of the Holly
Seacliff Specific Plan.
CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 03-22:
1. The site plan, floor plans, and elevations received and dated August 29, 2003 shall be the
conceptually approved layout.
ITEM 2: COASTAL DEVELOPMENT PERMIT NO. 03-13 (SHEA ROOM ADDITION
APPLICANT: Timothy Wilkes, 41 Climbing Vine, Irvine, CA 92603
PROPERTY OWNER: Steve Shea, 3302 Venture Drive, Huntington Beach, CA 92649
REQUEST: To construct a 735 sq. ft. second -story addition to an existing
two-story single-family dwelling.
LOCATION: 3302 Venture Drive (south side of Venture Drive at Typhoon Lane)
PROJECT PLANNER: Ron Santos
ZA Minutes 11/26/03 3 (03zm1126)
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 stated that the proposed project was previously approved in 1996; however, the permit
expired. Staff stated that the request as proposed is exactly the same as the 1996 approved
request.
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 approval from the
homeowner's association has been received. No written or verbal comments were received in
response to the public notification.
Herb Fauland, Acting Zoning Administrator, stated that he met with the applicant and property
owner prior to this hearing. Mr. Fauland stated that he was the Zoning Administrator in 1996 and
has not visited the subject site since that time. He stated that the request is the same as that
proposed in 1996 with no changes to the suggested conditions of approval.
THE PUBLIC HEARING WAS OPENED.
Timothy Wilkes, 41 Climbing Vine, Irvine, applicant, stated that they concur with the suggested
conditions of approval. •
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
COASTAL DEVELOPMENT PERMIT NO. 03-13 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.
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 structure, which increases the floor area less than 50 percent and involves
negligible or no expansion of an existing use.
FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 03-13:
1. Coastal Development Permit No. 03-13 to construct a 735 sq. ft. second -story addition to an
existing two-story single-family dwelling conforms with the General Plan, including the Local
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® 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.
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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, including maximum
building height, minimum yard setbacks, maximum lot coverage and minimum on -site parking
requirements.
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. 03-13:
1. The site plan, floor plans, and elevations received and dated October 17, 2003 shall be the
conceptually approved layout.
THE MEETING WAS ADJOURNED AT 1:43 PM BY THE ZONING
ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE
ZONING ADMINISTRATOR ON WEDNESDAY, DECEMBER 3, 2003 AT 1:30 PM.
D�AL6�t -
Herb Fauland, Acting
Zoning Administrator
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