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HomeMy WebLinkAbout2004-05-05 (6)® MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, MAY 5, 2004 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Rami Talleh, Ron Santos, Ramona Kohlmann (recording secretary) MINUTES: April 14, 2004 APPROVED AS SUBMITTED ORAL COMMUNICATION: NONE ITEM 1: CONDITIONAL USE PERMIT NO. 04-01 (VIGNERON ROOF DECK) APPLICANT: Henry Garcia Group, 22982 La Cadena Avenue, Ste 19, Laguna Hills, CA 92653 PROPERTY OWNER: Frank Vigneron, 18261 Oldgate Lane, Huntington Beach, CA 92648 REQUEST: To allow a 180 sq. ft. third -story deck in association with a 24'-10" tall, 413 sq. ft., second -story addition. LOCATION: 18261 Oldgate Lane (southwest corner of Oldgate Lane and Little Field 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 presented a photograph of Eucalyptus trees to the north of the subject site stating that the trees will provide a screen thereby obscuring the proposed third -story deck. Staff stated that no written or verbal comments were received in response to the public notification. Staff stated that the applicant submitted a letter with signatures from adjacent property owners in support of the proposed project. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. :7 Mary Beth Broeren, Zoning Administrator, reviewed the project plans and stated that she was going to approve the request. • CONDITIONAL USE PERMIT NO. 04-01 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 an addition to an existing single family home. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 04-01: 1. Conditional Use Permit No. 04-01 to allow a 180 sq. ft. third -story deck in association with a 24'-10" tall, 413 sq. ft., second -story addition 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-ways only and screened from abutting residences. Access to the third story deck is provided via an exterior spiral staircase that is enclosed and designed to match the main structure. 2. The conditional use permit will be compatible with surrounding uses because the proposed second floor addition and third story deck is designed with similar materials such as stucco, wood siding, and trim. The height of the second floor addition and third story deck will be 24'-10 tall, which is comparable to the height of other two story homes in the vicinity. Furthermore, the third story deck is setback five feet from the building exterior and is located below the highest point of the second story roof. The exterior staircase is screened with stucco and wood trim to appear as part of the main structure and integrate well with the surrounding neighborhood. 3. The proposed Conditional Use Permit No. 04-01 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 such as building height, setbacks, lot coverage and design criteria for third story construction. 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: a. LU 9.2.1b: Use of building heights, grade elevations, orientation, and bulk that are compatible with the surrounding development; b. LU 9.2.1 d: Maintenance of privacy on abutting residences. • ZA Minutes 05/05/04 2 (04zm0505) • The privacy of the abutting residences will be maintained in that the third story deck is oriented toward the public -right -ways. The deck is setback five (5) feet from the building exterior along the northern side. In addition the deck is confined within the second floor roof volume, obscuring visibility of the adjacent residence to the west. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 04-01: The site plan, floor plans, and elevations received and dated April 14, 2004 shall be the conceptually approved design. INDEMNIFICATION AND HOLD HARMLESS CONDITION: The owner of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, including but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this project. The City shall promptly notify the applicant of any claim, action or proceeding and should cooperate fully in the defense thereof. ITEM 2: COASTAL DEVELOPMENT PERMIT NO. 03-22 (ANTOUN RESIDENCE) APPLICANT: Nabil Makari, 7515 Oaktree Avenue, Westminster, CA 92683 PROPERTY OWNER: Nazir S. Antoun, 4062 Humboldt Drive, Huntington Beach, CA 92649 REQUEST: To demolish an existing single family home and construct a 2,542 sq. ft., two story, 24'-6" tall, single family home. The entitlement request 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: 16787 Bolero Lane (West side of Bolero Lane, north of Finisterre Drive) 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. ZA Minutes 05/05/04 (04zm0505) Staff presented a review of the suggested modifications to the project plans dated December 18, 2003, and as reflected in the suggested Conditions of Approval numbers 1.a, b, c, d, and e. Staff recommended modifying the suggested conditions of approval to include the following: f. The applicant shall depict the three required 9' x 19' open parking spaces on the plans. Mary Beth Broeren, Zoning Administrator, confirmed with staff that the proposed project could comply with the 40 percent landscaping requirement as suggested in suggested Condition of Approval No. 1.c. THE PUBLIC HEARING WAS OPENED. James Robinson, 151 Kalmus Drive, Costa Mesa, CA, project architect, stated that they have adjusted the project plans and have read the suggested conditions of approval. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren and the architect discussed where adjustments would be made in order to bring the proposed project into compliance with the maximum allowable lot coverage of 50 percent as set forth in suggested Condition of Approval No. 1.a. COASTAL DEVELOPMENT PERMIT NO. 03-22 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) 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 15302 of the CEQA Guidelines, because the project consists of the replacement of an existing single family home where the new single family home will be located on the same site as the structure replaced. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 03-22: Coastal Development Permit No. 03-22 for the development project, as modified by conditions of approval, 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. is ZA Minutes 05/05/04 4 (04zm0505) 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 conditioned, complies with all applicable development regulations, including maximum building height, minimum yard setbacks, 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. 03-22: 1. The site plan, floor plans, and elevations received and dated December 18, 2003 shall be the conceptually approved design with the following modifications: a. The building footprint shall be reduced in size to comply with the maximum allowable lot coverage of fifty (50%) percent. b. The proposed driveways and driveway approaches shall be consistent with Exhibit A, date stamped April 28, 2004. The proposed drive approaches shall be combined. The maximum width of the new drive approach shall be 28 feet (excluding the curb flares). c. A minimum of forty (40%) percent landscaping shall be provided within the front yard. d. The window located in the guest bedroom on the first floor shall be offset from the window located on the adjacent residence to the south. e. The window located in the second floor bedroom along the southerly elevation shall be offset from the window located on the adjacent residence to the south. f. The applicant shall depict the three required 9' x 19' open parking spaces on the plans. 2. Prior to submittal for building permits, final design of the driveways and driveway approach shall be submitted for review and approval of the Planning Department. ZA Minutes 05/05/04 5 (04zm0505) INDEMNIFICATION AND HOLD HARMLESS CONDITION: 0 The owner of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, including but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this project. The City shall promptly notify the applicant of any claim, action or proceeding and should cooperate fully in the defense thereof. THE MEETING WAS ADJOURNED AT 1:45 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, MAY 12, 2004 AT 1:30 PM. d--� Z->z' - Ma Beth broeren Zoning Administrator :rmk • .7 ZA Minutes 05/05/04 6 (04zm0505)