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Staff Review Committee Meeting Minutes APRIL 21, 2005

COUNCIL CONFERENCE ROOM FULLERTON CITY HALL
THURSDAY, 9:00 A.M., APRIL 21, 2005

CALL TO ORDER:Chairman Rosen called the meeting to order at 9:10 a.m.
COMMITTEE MEMBERS PRESENT:Becerra, Rosen, Thompson, Voronel
COMMITTEE MEMBERS ABSENT: Mullis, Tabatabaee
STAFF MEMBERS PRESENT:Sowers, Kusch, and Norton

MINUTES:

None

INTRODUCTIONS - COMMITTEE AND STAFF MEMBERS:

ACTION ITEMS:

PRJ05-00207 ZON05-00019. APPLICANT: HARRY MONCK; PROPERTY OWNER: MARIO F. LOBITO.

A request to reduce the required front yard setback from 23-0 to 18-6 respectively to facilitate a garage remodel and one-story addition at 773 Carhart Avenue (west side of Carhart Avenue between approximately 260 feet and 310 feet south of the southwest corner of Pico Street and Carhart Avenue) (R-1-10 Zone) (Categorically exempt under Section 15301 of CEQA Guidelines) (AK)

Assistant Planner Kusch revised the plans to comply with the Pico-Carhart Street Guidelines. The applicant is requesting a front yard reduction in setback of 4-1/2 feet to accommodate a living room. Staff has not received any letters or calls from the neighbors.

Present to discuss the project were Mario and Stacey Lobito and the applicant Harry Monck.

Chairman Rosen asked the applicant why he would need a reduction in the front yard setback, and questioned the intent and location of a retaining wall shown on the plans. The wall appears as though it might be encroaching on the neighboring property. The property line should be verified before permits can be issued.

Mr. Monck replied that the lot is small and narrow, and in order to keep the back yard in tact, it was necessary to reduce the front yard setback. A new wall would be built at the front with a gated fence behind. Committee Member Voronel said it appears said that the planters at the front would not be allowed to encroach into the public right-of-way. Mr. Monck stated that he did not want to stop the planters abruptly at the property line, and thought that because the area is rural it would be allowed. She also noted that an encroachment permit must be obtained from the Engineering Department when any improvements are made to the access approach. Water Engineering would require abandoning existing water service return, upgrading existing 5/8 meter to City standards; install a new 1 water service with a 1 meter and show existing meter on the site plan.

MOTION made SECONDED, and CARRIED by all members present, to APPROVE PRJ05-00207 ZON05-00019 with the following conditions (Resolution No. 415).

  1. That the existing water service shall be upgraded, to meet the present standards of the Water Engineering Department. Install and test backflow device.

  2. Obtain access encroachment permit

  3. Provide evidence of access to a fire hydrant within 150 feet from the street to any remote areas of the building or sprinkle all of the building.

  4. All premise identification shall meet the requirements of FFD Standard #7. Method of address shall be approved by Engineering and Fire Department.

There is a 10-day appeal period where any action by this Committee can be appealed to the Planning Commission and ultimately to the City Council. The request may be approved subject to conditions. Minutes of the hearing and a Resolution will be prepared.

PRJ04-01001 ZON04-00013. APPLICANT: ED GENTALEN; PROPERTY OWNER: JACK GUO.

A request for a reduction in the front yard setback from 25 feet to 20 feet to facilitate the construction of a new two-story 4,622-square-foot, single-family dwelling at 2829 Maple Avenue (west side of Maple Avenue, near the intersection of Mimosa Place) (R-1-9 zone) (Categorically exempt under Section 15301 of CEQA Guidelines) (HS).

MOTION made SECONDED, and CARRIED by all members present, to DENY PRJ04-01001 ZON04-000103 as conditioned (Resolution No. 414).

There is a 10-day appeal period where any action by this Committee can be appealed to the Planning Commission and ultimately to the City Council. The request may be approved subject to conditions. Minutes of the hearing and a Resolution will be prepared.

PRJ04-01167 ZON04-00123. APPLICANT: SOMIN K. KIM; PROPERTY OWNER: JAMES H. WALRAVEN.

A request for a music school, consisting of five instruction or practice studios, with up to two instructors and five students, on the first floor of an existing building at 701 North Harbor Boulevard (northwest corner of Brookdale Avenue and Harbor Boulevard) (C-3 zone) (Categorically exempt under Section 15301 of CEQA Guidelines) (AK)

Assistant Planner Kusch stated that the Committee noted concerns with the lack of sufficient parking for the amount of building square footage; the lack of a turn-a-round in the parking area, and that the proposed floor plan open area could be used as an assembly area. Staff received one call from a doctor across Harbor Boulevard stating that he did not want his property to be used by music school students. The applicant has resubmitted a revised site plan with the following changes:

The number of studios has been reduced from 9 to 5 with a portion of the area being used for retail purposes. The existing second story would be used for storage. The number of instructors was reduced to 2 with no more than 5 students at any given time, and recitals would not be held in the open area but at other locations. Mr. Kim talked to people about shared parking but the south side of Harbor Boulevard is inundated with apartments and other property owners in the area were not open to a shared parking agreement. He stated that there are 10 parking spaces and that should be adequate. He wondered if those could be grandfathered in.

Committee Member Yang advised that the Building Department would require a handicapped parking space which means loosing one space. Assistant Planner Kusch said that parking is still deficient based on the amount of square footage of the building. In the event that the school would expand in terms of additional office space; number of classes; number of students or staff the parking would not be adequate. Another issue is providing a turn-a-round in the parking area.

There was discussion as to which type of occupancy the studio would fall under. A B occupancy is limited to how many hours in any given day and how many per week. An E-2 occupancy has no limits but stricter requirements. Committee Member Yang said that the office is on the second floor that has a 1-hour separation and if the office is moved downstairs the floor area upstairs needs to be designed for storage and must meet storage requirements. Any change affects the type of occupancy.

Chairman Rosen stated that this building may be difficult to convert from an office use to a music school. There are a number of improvements related to this type of a change of occupancy and they should be worked out before the plans can be approved. The plan currently does not show how these issues would be addressed and recommended continuing the request.

MOTION made SECONDED, and CARRIED by all members present, to CONTINUE PRJ04-01167 ZON04-00123 to a date uncertain.

PRJ04-01001 ZON0400103. APPLICANT: ED GENTALEN; PROPERTY OWNER; JACK GUO.

A request for a reduction in the front yard setback from 25 feet to 20 feet to facilitate the construction of a new two-story 4,622-square-foot, single-family dwelling on property located at 2829 Maple Avenue west side of Maple Avenue, near the intersection of Mimosa Place) (R-1-9 Zone) (Categorically exempt under Section 15301 of CEQA Guidelines) (HS).

Present were Ed Gentalen, architect and Leroy Burnham who lives adjacent to the property at 2831 Maple.

Assistant Planner Sowers said that staff received a comment from a neighbor at 1609 Beechwood who had concerns about the project, and that whatever is built on the property should fit the neighborhood (primarily single story); a two-story would be acceptable providing it is not closer to the street than the other average homes in the neighborhood.

Mr. Gentalen stated that this property is unusually hilly and steep. The plans were previously approved for a 20 foot setback. The building is setback 20 feet at the ground level stepping back on the upper level. At the time the plans were drawn up, the applicant was unaware of any constraints of average or prevailing setback. There is an existing easement that may serve as a driveway and an easement. It is not clear if the easement is on neighboring property.

Mr. Berton, a neighbor, said he was concerned with the reduction in the front yard setback and with what is going to happen to the retaining wall that was built without the proper inspection. Chairman Rosen mentioned that he remembers some years ago that the City shut the project down and requested that the wall be torn down.

Staff recommends that the plans comply with the 25-foot setback requirement and that the request be denied due to lack of justification for not meeting the 25-foot standard setback requirement.

MOTION made SECONDED, and CARRIED by all members present, to DENY PRJ04-01001 ZON04-00103 to a date uncertain.

ADJOURNED AT 10:30 A.M. AS STAFF SITE PLAN REVIEW COMMITTEE:

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