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HomeMy WebLinkAbout2004-08-11• MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY AUGUST 11, 2004 -1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Ron Santos, Ramona Kohlmann (recording secretary) MINUTES: June 30, 2004 July 7 and 14, 2004 APPROVED AS SUBMITTED ORAL COMMUNICATION: NONE ITEM 1 • COASTAL DEVELOPMENT PERMIT NO 04-08 (CHALABIAN ROOM ADDITION) APPLICANT: Somsack Rattan, Irwin Pancake Architects, 7400 Center Avenue, Suite 215, Huntington Beach, CA 92647 PROPERTY OWNER: Jack Chalabian, 16245 Wayfarer Lane, Huntington Beach, CA 92647 REQUEST: To permit construction of a 911 sq. ft. first and second story addition to an existing single-family dwelling with an overall height of 22 feet, nine inches. LOCATION: 16245 Wayfarer Lane, Huntington Beach (south side of Wayfarer Lane, west of Mistral Drive, Huntington Harbour) 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, and, in particular, the suggested modification to the project plans. Staff recommended approval of the request based upon the suggested findings and subject to the suggested conditions as outlined in the executive summary. One letter was received from the homeowner's association stating their approval of the subject request. No other written or verbal comments were received in response to the public notification. Mary Beth Broeren, Zoning Administrator, reviewed the project plans with Staff and confirmed that the project, as proposed, would exceed the maximum allowable coverage. • THE PUBLIC HEARING WAS OPENED. Jack Chalabian, 16245 Wayfarer Lane, property owner, approached the plans. Mr. Chalabian urged the Zoning Administrator to approve the plans as originally submitted. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren explained the definition of open space and maximum lot coverage. She stated that the City has consistently applied the rule that a solid floor balcony is applicable to site coverage. Discussion ensued concerning the patio cover being utilized as a solid -floor balcony, as submitted in the original plans, and staff's suggested modification to the plans. Mr. Chalabian agreed to staff's suggested condition to modify the project plans in order to comply with the maximum allowable lot coverage. Ms. Broeren advised Mr. Chalabian that at the time of the Building Department plan check submittal process, the plans should reflect compliance with the maximum lot coverage. • COASTAL DEVELOPMENT PERMIT NO. 04-08 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. i 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. 04-08: Coastal Development Permit No. 04-08 to construct a 911 sq. ft. first and second story addition to an existing single-family dwelling with an overall height of 22 feet, nine inches, 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. 2. The project, as modified by conditions of approval, 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 and • ZA Minutes 08/11/04 2 (04zm0811) minimum on -site parking requirements. Conditions of approval require the project to be modified so as to not exceed the maximum lot coverage allowed by code. 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 NO. 04-08: The site plan, floor plans, and elevations received and dated July 26, 2004, shall be the conceptually approved design with the following modification: • The project shall be modified (in substantial conformance with approved plans) as necessary for conformance with the maximum lot coverage allowed by the Huntington Beach Zoning & Subdivision Ordinance (HBZSO). Lot coverage shall be calculated in accordance with HBZSO provisions, which allows a maximum coverage of 50 percent, including all roofed structures and balconies, excepting roof eaves projecting less than 30 inches from the building wall; and an additional five percent coverage for patio covers/porches open on at least two sides. The proposed balcony at the rear of the dwelling shall be identified in the zoning conformance matrix as contributing to the allowed 50 percent coverage. The proposed front porch shall be identified as contributing toward the five percent additional coverage allowed. 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. THE MEETING WAS ADJOURNED AT 1:45 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, AUGUST 18, 2004 AT 1:30 PM. 6f�� Ma Betli Broeren Zoning Administrator :rmk ZA Minutes 08/11/04 3 (04zm0811)