HomeMy WebLinkAboutLot Line Adjustment LLA1997001 - Staff Report/Executive SummaryTO:
=FROM: How;irj Zelefsky,-Planning Director
BY: Mary Beth Broeren, Associate P urine
DATE: February 25, 1997
SUBJECT: ENTITLEMENT PLAN AMENDMENT NO.96-6 WITH ASPECIAL PERMIT/
LOT LINE ADJUSTMENT 'NO. 97-1 (Port Ivy Residential Project)
LOCATION : South of Summit Drive, between Seapoint and Goldenwest Avenues)
dwellings. Staff supports the applicant's request finding that the special permit will result in improved.
The modifications to the site plan include a special permit request to reduce the rear yard setback for eight
adjustment is relatively minor.
Taylor Woodrow Homes will be responsible for construction of 83 single family homes inthe`Peninsula
II project Entitlement Plan Amendment No. 96-6 represents a request to amend the previously approved
site plan, floor plans and elevations of a single family residenitial`subdivision to reflect the specific
product that will be constructed by Taylor Woodrow Homes. The homes are consistent with the
previously approved project and will be compatible with surrounding development, The applicant does
not propose any change in density or circulation but does request a lot, line' djustment that would affect
`-r '54 lots. The adjustment will allow the applicant to better fit the proposed 'units on. the lots and each
Staff recommends the Planning Commission approve Entitlement Pla i Amendment No. 96-6 with a
architecture and better site design.
The proposed floor plans and elevations will be compatible with development in the surrounding area.
• The pro;ect is consistent with the GeneratTlan and contributes to providing a. mix of housing types,
The special permit request improves the rear elevations, many of which are visible from the golf
s The project -is consistent with,:the previously approved Tentntive Tract No. 14700/Conditional Use
:ermit No. 93-39/Coastal Development Permit'No. 93-23.
Special Permit and Lot Line Adjustment No. 97-1 for, the following Masons:
course.
The lot line adjustment request will not create any additional parcels or building sites, nor will -it allow
a greater number of dwelling units,
Motion to:
"Approve Entitlement Plan Amendment No. 96-6with a pecial Permit and Lot Line Adjustment
No 97- 1 with findings and suggested conditions of approval (Attachment Nd. l),"
á
R A
Hoelderlin & Associates, 2102 Business Center Dr. ##130, Irvine, CA 92612/
Adams Streeter Civil Engineers, Inc., 15 Corporate Park, Irvine, CA 92606
PROIj ER.TY'
OWNER:
?1 EQ ST:
Taylor Woodrow Homes, 24461 Ridge Route Dr. #100, Laguna Hills, CA 92653
To modify previously approved site plan, floor plans and elevations for 83 lots within
Tentative Tract No. 14700. The modifications include a special permit request to reduce
the rear yard setback for eight dwellings. The requested setbacks range from 18 to 19.2
feet in lieu of a minimum. 20 feet. A lot line adjustment is requested for 54 lots to adjust
side property lines,
DATE
AC,' P: TED; December 31, 1997
T PR PERT A RR) NI) N
I N I
LOCATION
`[l Subject Property:
South and West of
Subject Property
North of Subject
1Property
East of Subject:;
Property:
ND ,. , .' 0L, iiQ N" f , -1r
GENERAL PLAN ZONING LAND USE
Residez vial L tv 1) nsity Holly Seacliff Specific Vacant
(RL-7 sp)Plan (HSSP)
Residential Low Density Holly Seacliff Specific Vacant
(4,77-sp)Plan (HSSP)
Re. ,.dential Medium Holly Seacliff Specific Vacant
Density (RIM154p)Plan (HSSP)
Open Space - Commercial Open Space - Parks and Golf Course
Recreation (OS-CR)Recreation (OS-PR)
PROJECT PROPOSAL:fl
Taylor Woodrow Homes swill be one of four builders, in the Peninsula 11 project:' This project was
originally apptoved.by the Planning Commission on March 15, 1994 as Tentative Tract No.
Gl
14700/Conditional Use Permit No. 93-3911Coastal Development Permit No. 93-23. A revision to the
project was appro'ed:by the-,Planning Commission on March 12, 1996. Taylor Woodrow Homs will be
responsible for construction o' S3 of the 389 single family homes in tb.e project. The approves Final Map
Nos, for the applicant's project are: 15087, 15088, and 14700. The applicant's project is galled Port Ivy,,,
t represents a request to amend the previously approved site plan;
proposes three floor pl;tls that offer from 2,410 to 2,800 square feet. .Plan I hus a three car garage; Plan
Homes, pursuant to Section 9.841.5.1 of the Huntington Beach Ordinance Code (HBGC), The applicant
floor plans and elevations to reflect the specific product that will be constrict by Taylor Woodrow
'.rc1'R-nW24wdRl 44 GYLfitaE :Y.tiis.E:K+ .1'::.rS:ra_FW4'l+::S"-YA9St1tM.'^4M1'CS,AA
\.r
2 and 3 have a two car garage rith an extra tandem space. The builder will also offer the (option of
additional enclosed parking on certain lots. The extra parking garages are shown on the site plan but
would only be provided if a buyer selects that option. Plan 1 has three bedrooms; Plans 2 and 3 each have
the equivalent of four bedrooms. The homes have two stories and are within the maximumheight limit, of
35 feet. The applicant does not propose any change in density or circulation (AttachmentNo, 3).0
The modifications to the site plan include a special permit request to reduce the rear yard setback for eig
dwellings. Special permits are allQ..wed for deviations of 10 percent or less from a development standard,
pursuant to Section IV.C,5 of the Holly Seacliff Specific Plan. The current required minimum rear
setback is 20 feet. The applicant's special permit request is tabulated below. The mini,murn setba&
requested is 18 fee;c. Thus, the maximum encroachment requested is two feet.
SPECIAL. PERMIT REQUESTS
Tract Lot No.
Proposed
Rear Setback
(ft.)
Required
Minimum Setback
(ft.)
Difference
%)
14700 8 19.2 20 0.8/4.2%
9 1.8.0 20 2.0/10.0%
14 18.7 20 1.3/7.,0%.
`15087 14 183 20 1,7/9.3%
16 18.8 20 1.2/6.4%
15088 3 18.0 20 2.0/10.0%
18 1 ":9k 20 1.1/5.8%
34 20 1.7/9.3%
special permits.
in the rear setback area. The applicant believes that the shape of these lots warrants approval of their'
Six of the reductions accommodate a projection of floor area. ln Plans 1 and 3 the projection serves as a
nook off of the kitchen on the first floor and on the second floor is an extension of the master bedroom. In
the Plan 2 the projection is only on the first floor, providing a nook area.. The applicant has indicated that
the projections are comparable to architectural features and will improve the esthetics of the rear
elevation (Attachment No. 3), Other portions of the dwelling on these sit lots also encroach into the rear
yard'setback area at a distance comparable to the projection. All but one of these six units abuts the golf
course or a street. The remaining two reductions are for encroachments of other portions,of the dwelling
t 7 - represents_a request tomodify die lot lines of 54 lots (Attachment No. 4) to
accommodate proposed units, pursuant to Section 9.811.3.1 of the HBOC. The applicant is requesting the
adjustments to accommodate the proposed floor plans. By adjusting the lot lines, the applicantcerriaves,
the need for any variances and has a small number of special permits,, Adjustments. are proposed to side
property lines only and do not impact the design of streets, sidewalks or any of the surrounding
development. Attachment No. 4 'and, the site plans in Attachment No. 2 depict the existing lot lines as a
dashed line; the proposed lot line is a solid line.
Staff Report - 2/25/97
77
J
ISSUES:
fgn ral lan onformance.-
The proposed project is consistent with the-goals and objectives of the City`s General Plan and the Land
Use Element designation of Low Density Residential on the subject property The project is consis,ent
with the City's Housing Element goal of providing a mix of housing types throughout the city,
Ths project is located in Planning Unit 111-2, Low Density Residential, of the Holly SeacliffSpecific Plan
are.? . The folI9wing is a zoning compliance matrix which compares the proposed project with the
development standards of the HSSP and the previously approved project.
III.D.2b Permitted Uses
.c Min Parcel Size
Max. Building Height
r,
.f Max. Site Coverage
CODE
PROVISION
`
Single Family Detached
50 % 5,000 sq. ft.
50 % 6,000 sq. ft.
35 ft.; two stories
50%
55 % (lots on golf
course;?
Min. Front Yard Setback
Dwelling
Front Entry Garage
Side Entry Garage
.h.1) Min. Interior Side Yard
.h.2),, Min. Exterior Side Yard
Setback
Setback
Dwelling/Garage
Fireplaces
Eaves
Eaves
J Min. Rear Yard Setback
Dwelling/G2::'age
Fireplaces
15 ft.
20 ft,
10 ft.
5 ft.
30 inches
18 inches
10 ft,
7.5 ft.
18 inches
20 ft.
APPROVED
PROJECT
Single Family Detached
5,074 sq. ft (all but 17
lots exceed 6,000 sq.,ft.)
30 ft.; two stories
r5 f. .
20 ft.
not applicable
5 ft.
.30 inches
I S inches
10 ft-
7.5-ft,
18 inches
20 ft,
11PROPOSED
PROJECT
No Change
No Change
35 ft.; two
stories.
45%
No Change
No Change
10 ft.
No Change
No Change
2.5 ft.
No Change
No Change
7,5 ft.
Min. 18 ft. for
eight lots*
Envi onone rtal Status:
Iy
The proposed project is categorically exempt pursuant to Class 5, Section l5305, of the California
Environmental Quality Act which states that minor variances to development standards have been
determinedunot _to have a significant effect on the envirmirnent. Additionally, development within the
HSSP, area is covered by Final Environmental Impact Report No. `:89-1 which was certified by the City
Count it on January 9, 1990.
Coastal Status Not applicable.
Redev o m nt tatus: NQt applicable=
Desi n eview B ard: Not applicable.
Subdivision oinntitte Not applicable.
Oth r De artmmentt arc rns.
The Park, Tree and Landscape Division recommends that the fencing abutting the golf course be ar;odized
aluminum or specially treated, e.g., powder coated, to . ,aximize its life given the projects proximity to
the coast. There were nononcems from other City departments!divisions.
Pit tic N ti icati is
Legal notice was published in the Huntington Beach/Fountain Valley Independent on February 13, 1997.
Notices were sent to al l property owners of record within a 3 00 foot radius of the tract boundaries and to
nearby homeowners a$sociations,
ANALYSIS;
Taylor Woodrow will provide the smallest homes in peninsula 11 per the master plan for the area. The
origin4 floor plans called for homes from 2,650 to 3,500 square feet, The ,applicant proposes, homes at
the lower end of-this range at 2,410 to 2,800 square feet. These homes are creatively designed and
provide significant amount of courtyard space in addition to the open space within the rear yards
In order to provide additional garage space (beyond wliM is required by code), the applicant proposes
offeringtbuyers the option of having a porte cochere on Plan 1 an attached single car garage with Plan. 2
and a detached two car garage with Plan 3. These options are shc,wn on the site plan where lot area and
setback req. ferments pe mit, although the additional parking would only be provided if selected by a
buyer. Generall jr the Plan 3 lots that show an extra two oar garage are located in cul-de-sacs where the%ted frontage on the street. Because of the increase in driveway area on these lots and thelots have limi
narrowness of the lot fronts, the visual. impact of the driveways is more pronounce d. Staff recornmends a
condition that enhanced paving be used within the front 20 feet of the driveways
"to minimize their impact.
Staff Report - 2/25/97
Q
The proposed units are architecturally consistent with those previously approved for the project, The
master developer, PLC, has also prepared a set of design criteria which the Peninsula 11 builders must
adhere to, thereby ensuring consistency in design among the four builders. The building elevations use a
combination of materials that will be aesthetically pleasing and incorporate design features such as
variation in window treatment, entry gates and architectural enhancement of the units consistent vit1 !the„
upscale image of the project. The proposed project will also be comp ;title with the surrounding arrt.
The homes are either adjacent to the Seacliff Golf Course (approximately 34 percent of the lots) or other
proposed homes in Peninsula II, The project will conform with the development standards of the HSSP,
with the exception ofthe special permit requests.
ofd rmif
The granting of a special permit to reduce the rear yard setback on eight lots will result in a better overall
project and not be detrimental to the surrounding neighborhood. Staff supports th( special. permit request.
The special permit request for each lot is analyzed below and is grouped by tract,
Tract1470 0
• Lot No.. 8 has a minimum 19.2 foot setback with approximately five square feet of the dwelling on tie
first floor encroaching into the rear yard, setback area.
Lot No. 8 backs to the golf course. The proposed unit for the lot; Plan 2, provides a nook area on the first
floor that is an extension of the kitchen. It consists of' glass doors that provide access to the rear yard.
Staff supports the app"cant's special permit request. The rear building elevation is in;proved by the nook
° feature and the encroachment into the rear yard setback is minimal. The plan also provides additional
open space in a courtyard setting; the,: , there 1' sufficient yard area, Propo.ed site coverage ih40 percent.
The request will not impact privacy given the lot's location on the golf cr'-;r ise.
square feet per floor) encroaching into the rear yard setback area,
• Lot No, 14 has a rinlmum 18.7 foot setbactilwith approximately 12 square feet°ofthe dwelling
.square feet per floor) encroaehing1rito the c'ar yard setback area.
Lot Nos. 9 and 14 back to the golf course. The lots have a Plan I which provis is a nook area on the first
floor that is an:'extension t'f the kitchen and on the second floor extends the plaster bedroom. It consists of
windows " that provide views ofthe rear yard, Staff'supports the applicant's requests. The rear br.tilding
elevation is improved by the proposed architecture and the encroi_'`hinent into the rear yard setback is
minimal, The plan also provides additional open space in a court)yytud setting in the front of the home.
Proposed site coverage for Lot No, 9 is 40 Percent and 39 percent. for Lot No, 14. T be request will not
• Lot No. 9 has a niinimurn. 18 foot setback x;°ith ;:ppr A mately 20 square feet of the d welling (10
impact privacy given the golf course location.
.,-,1!,-aa.xrll
Tract 15087
Lot No. 34 has a minimum 18.3 foot setback with approximately 30 squ
square feet per floor) encroaching into the rear yard setback area.
Lot No, 34 backs to the golf course rid has a Plan 2. The primary area of encroachment is a cornet' of the
dwelling, however; a portion ofthe first floor nook area also encroaches into the rear yard. Staf f'supports''
the applicant's special permit request because the encroachment into the rear yard setback is minimal and
significant yard area is` jrovided to the rear and in the courtyard. Proposed sitecoverage is 39 percent..
Lot'No. 14 b: is a minimum 18,3 foot setback with approximately 20 square feet of the dwelling (10
square feetper floor) encroaching into the rear yard setback area.
Lot No. 14 is an. interior cut-de sac lot. It has a Plan I which provides a nook area on the first floor that is
an extension of the kitchen and on the second Poor extends the master bedroom. It consists ofwindows
that provide views of the rear yard, Staff supports the applicant's special permit request. The rear
building-,elevation is improved by the proposed architecture and the encroachment into the rear yard
setback is minimal. The plan also provides additional open space in a courtyrc: setting in the front of th
home- =Proposed site coverage'for Lot Nc-. 14 is 35 percent.
Lot No. 16 has amizimum 18,8 foot setback with approximately eighi square feet ofthe dwelling
(four square feet per floor) encroaching into the rear yard setback area....
Lot No. 16 backs to a street. The proposed unit for the lot, Plan 3, prop ides a nook area on thefirst floor
that is an extension of the kitchen and on the second floor extends the master batlhroom. It consists of
windows that provide views of the rear yard. Staff supports the applicant' sj' i:ii permit r qua st. `l he
rear building t= _-F'.,Aion is improved by the proposed architecture and the encroac uneni into they year yard
setback is minimal. The plan also provides additional open space in a courtyard setting on both side
the home; thus, there is,sufficient yard area. Proposed site coverage for Lc No. 1.4 i ; 25 percent, The
request will not impact privacy because the home backs to a street.
Tract 15088
square foot per floor) encroaching into the rear yard setback area,
• Lot No. 18 has a minimum 18.9 foot setback with approximately to squ;.ice beet of the d elling (one"
Lot No. 3 has a minimum 18 foot setback with approximately six square
square feet per floor) encroaching into the rear yard setback area.
Lot Nos. 3 and 18 are interior cul-de-sac lots. They are odd shaped with t o rear property lines. The
proposed unit for Lot No. 3 is Flan 3; Lot No. 18 has a Plan ?'. A small corner of each unit encrouc.he's
into the rear setback because of the odd shape of the lots, Staff supports the applicant's requests because
the encroachment into the rear yard setback is minimal and, signif icant rear yard area is, still provided.
Proposed site coverage is only 24 percent for Lot No. 3 and 34 percent for Lot No 18.
The request will not impact privacy given the lot.."s location on the golf course.
;I
Lot Line Adjustment
The proposed lot line adjustment results in numerous, but minimal, shifts to approved lot lines in the
applicant's project. The adjustmentswould not impact any other project, the adjacent golf course or the
street system. They also allow the applicant to fit a unique set of floor plans within the project site. Staff
supports, the applicant's request based on these considerations and, based on the findings that the resulting
parcels will conform with the minimum dimensions required of the Holly Seactff Specific Plan, will not
create any additiorwl building sites and wll not allow a greater number of dwelling units than was
previously allowed.
SUMMARY:
The proposed project would allow modifications to a pre musly approved site plan for 83 lots within a
389 unit project. The proposed homes will be compatible with the surrounding area and staff generally
supports the applicant's project. The request includes a special permit to reduce the rearyard setba'k ort.
eight lots and lot line adjustments affecting 54 lots.
,',staff recommends the Planning Commission. approve l nti:le*me rat Play Acme tldment No, 96 -f with a
`/Special Permit and Lot Line Adjustment No. '97-1 •f"or the tnlloving reasons:
The project is consistent with the previously app" iverd 1°elr-t tive `l`raet No. 14700.!Conditional Use
Permit No. 9' )--3 Devcaopnient Permit No, 93-2jm
The proposed fld r plans and elevations will be eompati le 'with development in the surrounding area.
The project is consistent with the General Plan an.d contributes to providing a Infix of housing types.
4 The special permit request improves the rear elevations, many of which are visible from the golf
course
The lot line adjustment request will not create any additional parcels or building sites,, nor will it irllow
a greater number of dwelling units,
T V Tl N S)i
The Planning Commission :may take alternative actions such as:
A./-Deny Entitlement Plan Arno. ;drnent No, 96-6 with a Special Permit and Lot Line r" j o. 97utre nt N-1
'wit findings for denial,
B. -Continue Entitlement Plan Amendment No. 96-6 with a Special Permit and Lot Line Adjustment No.
97-1 and direct staff accordinfly.
HM T :
tJ
1. Findings and Suggested Conditions of Approval
2. Site Plans dated Februpiy 10, 1997 and Floor Plans end Elevations dated January 30, 1997 and
February 19, 1997
3. Narrativ
4. Lot Line Adjustment Submittal dated February 12, 1997
5. Lot Coverage Matrix for Proposed Project
6. Conditions: of Approval for Tentative Tract No. 14700/Conditional Use: Permit No. 93-39/Coastal.
Development Permit No. 93-23
7. Previously Approved Site Plan, Floor Plans and Elevation for Tentative Tract No 14'%\0/Conditional
Use Permit No, 93-39/Coastal Development Permit No. 93-23
SH:IuIB13:kj 1
Staff Report - 2/25/97
ATTA HM T 1
Fl DI TS D i , E$TF ICI I q S F Pr
ENTITLJ' T P N A ND . -6 w'th P IAL PERMIT/
LOT LINE T F 'I' . 97-i
F DI R PPR V L TIT E IT PLA A F D 'IF T , 6 - i with a
P ALP I'M
1. Entitlement Plan Amendment No, 96-6 for revisions to the site plan, floor plans and elevations of
Tentative Tract No. 1,4700/Conditional Use Permit No. 93-39, Coastal Detelopment Pennit No, 93-23,
including a special permit request to reduce the rear yard setback Tor eight}i'lots (Lot Nos. 8, 9 and 14
of Tract 14700; Lot Nos, 14 and 16 of Tract 15087; and Lot Nos. 3, 18 andf; 34 of Tract 15088) 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 does not propose any change in lot configuratioix, density or circulation. The proposed
units are architectu=ally consistent with those previously approved for the project and will, comply,
with design criteria for the entire Peninsula II area. Thee proposedbuilding elev.aticus use a
combination of materials that will be aesthetJt'-'lly pleasing, The revised[ project will be compatible
with surrounding uses which, are the Seacliff-CsolfCourse and other similarly sized detached single
family residential development. The. special permit will increase building articulation, improve
aesthetics and result in a better overall project.
2. The proposed revisions to the site plan, floor plans -and elevations' will comply with the provisions of
the bas-, district and other applicabl protiirion. in the Holly Seaclifl Specific Plan and any specific
condition required for the proposed use in the district in which it would be located, except for the
variances and special permits ar`,proved concurrently.
3. The granting of the entitlement planmendtnent'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 th the General Plan of providing a mix or housing types throughout the
city.
0 I E
1. No additional parcels or building sites are created. The p 'eject will consist of 83 lots as originally,
approved.
2. ,,, The resulting parcels conform to the requirements of the Holly S'eacliff Specific Plan and the
'Huntington Beach Ordinance Code. The parcels meet minimum dimension. and lot size criteria.
Attachment - 2/25/97
3. The lot line adjustment shall not sever any existing structure on the parcels. There are no existing
structures on any of the affected lots.
4. The lot line adjustment shall riot allow a greater number of dwelling units than allowed prior to the
adjustment. The development will \allow 83 units as was previously approved.
A plat map showing the lot line adjustment has been prepared and approved and will be filed in accord
with the provisions of the City of Huntington. Beach.
G TED NT N; 0 ` PPR V I! TIT E T P ir' F D
- with a PF 'YAL PER T
The site plan dated February 10, 1997 and Floor Plans and Elevations dated January 30, 1997 and
February 19, 1997 shall be the conceptually approved layout. .
2., The applicant shall use enhanced paving on all lots with a Plan 3 on which an additional detached
garage is constructed.
3. The fencing abutting the golf course shall be anodized aluminum or be specially treated, e.g., powder
coated. (PM-1W)
4. All previous conditions of approval for Tentative Tract No. 14700, Conditional Use Permit No. 93-39
and Coastal Development Permit No. 93-23 shall remain in effect.
5. All obligations of Development Agreement No. 90-1 shall be fulfilled pursuant to the Certificates of
Consent approved by the City Council on May 6, 1996 and October 7,:1996, including Section 2.2.5
(h) of the Development. Agreement which. states: "In lieu of water system capital facilities fees,
Developer shall construct, on land to be acquired by City, a nine million gallon water storage
reservoir, associated booster stations, water` well and transmission lines. The above shall commence
within one hundred twenty (120 days) of such acquisitions and City approval of plans. Project
engineering and other related pre-construction activities shall begin within oruehundred eighty (180)
days of the Effective date, The cost of construction to Developer shall include design and
construction costs and land' acquisition costs."
shall be submitted to the Department of Public Works for review and approval, (P)V)
6.,LPrior to of submittal for building permits, zoning entitlement conditions of approval shall be printed
verbatim on the cover page of all the,,working drawing sets used for issuance of building permits
(architectural, structural, electrical, mechanical and, plumbing).
7. Prior to issuance of grading permits, a pxeeise grading'plan, prepared by a Registered Civil Engineer,
elevailons and floor plans are proposed as a result of the plan check process. Building permits
8. The Community Development Director ensures that all conditions of approval herein are complied
-with, The Ctommunity Development Director shall be notified, in writing if any changes to the site
Attachment 2/25/97
O
shall not be issued until the Communityr.elopment. Director has reviewed and approved the
proposed changes for conformance with t r intent of the Planning Commission's action and the
conditions,19:1erein. If the proposed changes are of a substantial nature, an amendmena to the original
entitlement reviewed by the Planning Commission may be required pursuant to the I1BOC.
D D I EM PR ' L L T LI 4 I), , F T
1. The Lot Line Adjustment received by the Department of Community Devleopment on February
1997 shall be the approved layout.
2. Prior to issuance of build:ng permits, the applicant shall, complete the followin
a. Submit a Certificate of Compliance to the Department of CommunityDevelopment for reviovarid
approval. The Certificate shall be recorded with the County of Orange. (PWV)
b. File a. Record of Survey with the County of Orange. A copy of the recorded document shall be
submitted to the Department of Public Works, (PWV)
3. All previous conditions of approval for Tentative Tract No. 14700 shall remain in effect.
INF M N C N SPF I DE REQUIREMENTS:
1. Entitlement Plan Amendment No. 96-6/Lot Line Adjustment Nc,, 97-11shall not become effective
until the ten day appeal period has elapsed.
2. Entitlement Plan Amendment No. 96-6/Lot Line Adjustment No. 97-1 shall become null and void
unless exercised within one year of the date of final approval or such extension of time as may be
granted by the Director pursuant to a written request submitted to the Department of Community
Development a minimum 30 days prior to the expiration date.
3. The Planning Commission reserves the right to revoke Entitlement Plan .Amendment No, 96-6/Lot
Line Adjustment No. 97-1 pursuant to a public hearing for revocation, if any violation of these
conditions or the Huntington Beach Ordinance Code or Municipal Code occurs.
4. The development shall comply with all applicable provisions of the Municipal Code, Building
Divzion, and Fire Department as well as applicable local, State and Federal. Fire Codes, Ordinances,
and standards, except as noted herein.
5. The applicant shall submit a check in the amount of $38,00 for the posting Of the Notice of
Exemption at the County of Orange Clerk's Office. The check shall be made out to the_C a1y
Q ar nee and submitted to the Department of Community.Development withinntwo (2) days of the
Planning Commission's action.
Attachment - 2/25/,97
o
kiREVISI04Sr.:r an or r:>r BD CHte. Mfg tC..wnpr O /NIfl weocrs-o+r..c irwu, Tom -SITE PLANsar nTENTATIVE TRACT NO. 14700TRACT NO. 15087LOTS I•12
ua.v.re 9.0m A.tmR can pcm mmar.,4CLIFF GOLF COWSEREVISIONSSITE PLANTENTATIVE' TRACT NO, 14700TRACY N0. 1SO67LOTS 25 - 31
REVISIONSGo- u rr-nAf+"SITE PLANLa ,1 s L.TENTATIVE TRACT NO. 14700MY OF HORONCTON BELCHo..n.<.n a n flTRACT N0. 15087LOTS 13 24
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t 1 r'11c ant nL 1•-MTENTATIVE TRACT NO. 14700TRACT NO. 15088LOTS IZ 13,. & 27 - 35SITE PLAN
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JAlk9yd,rCONCEPTUAL STREET SCENE28
62ACONCEPTUAL STREET SCENEP 0 tl C R T H I D, C TINK" C.w }
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lk A.Y 4.l C. "ntll, !t- pt" 16,YW18
lEIT SIDE ELEVATION PLAN 2AL'.', ACONCEPTUAL STREET' Sa-NE-, 2 KEET 76 .
4_[11111LEFT SnX ELEVATION PLAN 2cONCEP`i-UAL STn ET SCENEp a t e Feel i eP. 0 0 E N TALTBFREE S7 AQWANC QARA(Im-" c_ u,.. a IM P4,. w.* C. tnai r- hid w %uFkONT ELEVATK)N " 2 B"tan C fttTAYLOR WOODROW
z
- - - - - - - - - - - - - - - - -
rj
zz
1
Vr'0 A
tc,V„„fn1AA 'rrllvu •rl4r4Vf jf+L S S+"V.Q'
'0. f
RksHT ELEVATIONLEFT ELEVATIONNja 5'r!FLAN C.
V,
I
0
0rnMow ELEVATIONLEFT ELEVATIONHmmPLAN DA
G- ,1
/i
TAYLOR WOODROW
December 31, 1996
Mary Beth Broeden
City of Huntington Beach
Department of Community Development
2200 Main Street
Huntington Beach, California 92648
Entitlement Plan Amendment - Special Permit
Taylor Wood row Homes - Port Ivy Project
Taylor Woodrow
Homes
California Ltd.
24461 Ridge Route Drive
Laguna Hills, CA 92653-1686
Telephone 714 581-2626
Facsimile 714 581-2727
Dear Mary Beth:
Enclosed are twelve preliminary Site Plans, rloor Plans, & Building, Elevations for
Taylor Woodrow Homes project called Port lvy. The Port Ivy project consists of Tracts
14700, 15087, and 15088 which contain 83 single family lots within the Holly-Seacliff
Master Development. The original site plan was submitted b f;?C Land Company.
Taylor Woodrow Homes proposes three different floor "Mans which require an
amendment to the entitlement plan. In addition, seven Special Pere<iits are proposed due
to encroachment. within the standard twenty foot rear yard setback..
The proposed Port Ivy project is surrounded on threk sides by future residential
development and the Seacliff Country Club Golf Course w0 he side. Lots 6, 7, and
08 of Tract 14700 are adjacent to existing residential developn lent.
The project is not located with'iir a hazardous waste a rdlor substance site pursuant of
section 65962.5 of the government code.
As previously stated, Taylor Woodrow Homes is proposing three different aald distinctive
floor plans, being further described as follows
Plan 1. 2,430 square feet with 3 bedrooms,3 bathrooms, and a 3 car garage.
Bedroom options are available within the confines of the, existing floor
plan to increase the total number of bedrooms, Plan 1 has a large private
entry courtyard and a very formal dining room. The entry courtyard has
an outdoor fireplace.
R
J
TAYLOR WOODROW
December 31, 1996
Mary Beth Broeden
;City of Huntington Beach
!i)epartment of Community Development
2200 Main Street
Huntington Beach, California 9,2648
Entitlement Plat Amendment - Special Permit
Taylor Woodrow Homes - Pox, r Ivy Project .
Dear Mary Beth:
Taylor Woodrow
Homes
Catitornia Ltd.
24461 Ridge Route Drive
Laguna Hills, CA 92653-1686
Telephone 714 581-2626
Facsimile 714,581-2727
Enclosed are twelve preliminary Site Plans, Floor Plans. & Building Elevations for
Taylor Woodrow Homes project called Port Ivy. The Par Ivy project consists of Tracts
14700, 15087, and 15088 which contain 83 single family lots within the Holly-Seacliff
Master Development The original site plan was submitted by PLC Land Company.
Taylor Woodrow Homes proposes three different floor plans which require an
amendment to the entitlement plan. In, addition, seven Special Permits are proposed.due
to encroachment within the standard twenty foot rear yard setback.
The proposed Port Ivy project is surrounded on three sides by future residential
development and the Seacllff Country Club Golf Course on the forth side. Lots 6, 7, and
8 of Tract 14700 are adjacent to existing residential development.
The project is not located within a hazardous waste and/or, substance site p ;:want of
section 65962,5 of the government code,
As previously stated, Taylor Woodrow Homes is proposing three different and distinctive
floor plans,; being further described as follows
Plan 1 2,430 square feet with 3 bedrooms, 3 bathrooms, and a 3 car garage,
Bedroom options are available within. the confines of the existing floor
plan to increase the total number of be0Toozns. Plan 1 leas a large private
entry courtyard and a very formal dining room. The entry courtyard has
an outdoor fireplace
ff,wU0
0
L921 196
rek( «-{:' t t..d l i
Ms. Mary Beth Broeden
City Of Huntington Beach
December 31, 1996
Page 2
11 Plan 2 2,770 square feet with 3 bedrooms pl'.1s an office, 3 bathrooms and a 3 car
garage. Bedroom options are also available within Plan 2 to increase the
total number of bedrooms. Plan 2 has a large outdoor courtyard adjacent
to the dining room, a very dramatic living room, and an upstairs laundry
room.
Plan 3 2,800 square feet with 3 bedrooms plus a den, 3 bathrooms, and a 3 car
garage. Once again, bedroom option are available within the confines of
the Plan 3 floor plan to increase the number of bedrooms. Plan 3 has an
outdoor courtyard adjacent to the dinning room and a larger outdoor
cotutyard on the opposite side of the home adjacent to the living room.
Plan 3 has a circular element at the entry; an upstairs laundry room, and a
balcony at the front of the house accessed by the two secondary bedrooms.
The exterior elevations are "EaTly California",. "Monterey", and "Traditional," The
elevations feature entry courtyards, porches, front balconies, and masonite siding.
These homes also feature turn-in.rages and tandem garages which avoid the "row
of garages"' streetscape common W other developments.
On a lot by lot basis, Taylor Woodrow Homes is proposing to add an additional
garage attached to the home or an additional-two car garage detached from the
home. In each instance, there is a substantial increase in the number of available
driveway parking spaces to accommodate additional guests.
Seven Special Permits are requested and the justifications are as follows:
Tract 14700, Lot 8:
a) Rear yard backs np to t ie Golf Course and thereforeno homes backup to
the lot;
b) Lot depth is less than 100 feet;
c) in ati effort to improve the living condition of the kitchen$:,kitchen nook
and family room, a portion of the kitchen nook projects twgi to three feet
out from the rear of these homes. This avoids the ¶''stark: 'ook" of a flat
exterior elevation and adds additional glass and light to the rear of the
home. These >_p o e tions are either rounded (plans f and 3) or diagonal
(plan 2). This architectural enhancement provides room for a kitchen nook
table and greatly improves the livability and presentation of these homes.
Ms. Mary Beth Broeden
City Of Huntington Beach
December 31. 1996
Page 3
Tract 14100, Lot 9:
Rear yard backs up to the Golf Course and therefore no homes backup to
the lot;
b) An expanded side-yard ha: been provided;
c) In an effort to improve the living condition of 6:1,e kitchen, kitchen nook
and family room, a portion of the kitchen nook projects two to three feet
out from the rear of these homes. This avoids the "stark look" of a flat
exterior elevation and adds additional glass and light to the rear of the
home. These projections are either rounded (plans I and 3) or diagonal
(plan 2). This architectural enhancementprovides room for a kitchen nook
table and greatly improves the livability anti presentation of these homes.
Tract 14700, Lot 14:
Rear yard backs up to the Golf Course and therefore no homes backup to
the lot;
b) An expanded side yard has been provided;
c) ?< ar yard setbac , ,ni croachment is at a point location;
d) In an effort to 4Aprow e the living condition of the kitchen, kjtLh n__ .ook
and family room, a portion of the kitchen nook projects two to thr,p & ,,Qt
out from the rear of these homes. This avoids the- "stark look" of as flat,
exterior elevation and adds additional glass and light to the rear oft e
home. These projections are either rounded (plan, I and 3) or diagonal
(plan 2). This architectural enhancement provides room fora kitchen nook
table and greatly improves the livability and presentation of these homes.
4. Tract 15087, Lot 14.
a) Rear yard setback. encror,lament is at a point location;
b) An expanded side-yard has been provided;
c) In an effort to improve the living condition of the kitchet; kitchen,nook
and family room, a portion of the kitchen nook projects two to three feet
out from. the rear of these homes. This avoids th` "stark look" of a flat
exterior elevation and adds additional glass and light to the rear of the
home." These projections are either rounded (plans 1 and 3) or diagonal
(plan 2). This architectural enhancement provides room for a kitchen nook
table and greatly improves the livability and presentation of these homes;
Odd shaped lot due to cul-de-sac frontage.
'L;rp MTFlfl 2
Ms. Mary Beth Broeden
City Of Huntington Beach
December 31, 1996
Page 4
5. Tract 15087, Lot 16:
a) Rear yard setback encroachment is at a point location;
b) n expanded side-yard has been provided;
c) In an effort to improve the living condition of the kitchen, kitchen nook
and family room, a portion of the kitchen nook projects two to three feet
out from the rear of these homes. This avoids the "stark, look" of a flat
exteri r elevation and adds additional glass and light to the rear of the
home. These projections are either rounded (plans I and 3) or diagonal
(plan 2). This architectural enhancement provides room fora kitchen nook
tame and greatly improvesthe livability ar
d) Odd shaped lot due to cul-de-sa, frontage;
e) Rearyard abuts a street and therefore no homes hack up to this lot,
6. Tract 15088, Lot 18:
Rear yard setback encroachment is at a point location;
b) An expanded side-yar,.has been pr;o'vided;
c) In an effort to improve the living condition of the kitchen, kitchen nook
and family room, a portion of the kitchen nook projects two to three feet
out from the rear of these homes This avoids the "stark look" of I at
exterior elevation and adds additional glass and light to the rear of the
home. These projections Pre either rounded (plans I and 3) or diagonal
(plan 2). This architect =l enhancement provides room fora kitchen nook
table and greatly improves,the livability and pre:lientation of those homes;
d) Odd shaped lot due to cul-de-sac frontage
Tract 15088, Lot 34:,
a) Rear, yard setback encroachment is at a point location;
b)Rear yard backs up to the Golf Course and therefore no homes backup to
the lot;
In an effort to improve the living condition the kitchen; kitchen nook
and family room, a portion of the kitchen nook projects two to three feet
out from the rear of these homes. This avoids the "stark look"' of a flat
exterior elevation and adds additional glass and light. to the rear of the
home. These projections are either rounded (plans 1 and 3) or diagonal
Lot depth is less that, l00 feet.
table and greatly improves the livability and presentation of those homes;
(plan 2)A This architectural enhancement- provides room for a kitchen nook
I
Ms. Mary Beth Broeden
City, Of Huntingto'n Beach
Dece;!ber31, 1996
Page 5
Taylor Woodrow is internationally recognizedfor excellence in the construction, home-
building, and the development of master planned communities. Taylor Woodrow Homes
has received regional and rational acclaim for presenting homes with distinctive
architectural designs, thoughtfully arranged floor plans, and careful construction. In
1996, Taylor Woodrow Homes won the coveted Gold Nugget Award for "Horne of the
Year" from tie Pacific Coast builders Conference. This top honor in the building
industry encompasses seven western states. I s our intention to continue and improve
upon this reputation with the development of our new homes in Huntington Beach.
Very Truly Yours,
Taylor Woodrow Homes
ob Liewe
OWNERS
GIT'l OF HUNTINGTON BE... CH
LOT LINE ADJUSTMENT
1.1. 97 1
EXHIBIT "Bly
EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
TAYLOR WOODROW HOMES 23-181-35
(N67 50'00"W 120.49
j(S22'l 0'00"W)
')(3.21
arcs PARCEL 1
6,879.69 50. FT.. NETo
Ja ,v ,(S66-35'37'W) (RAD)
(S8622'33`E) (RAD)
P.O.B. - S. W-
- COR LOT 2
S83'4602E AD)J,
rlAC
07
fr
PARCELS 1 THRU 55
'. (N6627Y4pW) (RAD)
e
OHO.rte ccac'4 :ryes U j
=n CV .-"`f c Cy.
(N77.04'44 "W) (RAD)
r')j
11(S6750'00 "E 97.01")
- -
S57'50'00"E 96.72'
o' 10.
sq ,
PARCEL 2
11, 028.20 Sb F7; NET
CURVE DELTA RADIUS TANGENT LENGTH
Cl 27ti1'50 46.00 11.06' 21.70'
C2 0236'31 ' 46.00' 1.05' 2.10'
C3 29"38'20 " 46.00' 12.17' 23.80'
M.15':: 0 30'.
GRAPHIC SCALE: 1"-30'
r CG
N77 26'11 "W (RAID d
-- INDICATES LOT LINE TO. BE DELETED
0
INDICATES PROPOSED LOT LINE
INDICATES EXISTING LOT LINE TO QEMAIN
INDICATES EXISTING LOT.DIMENSIONS.
,_SHEET T OF 24 _ . W1127
OWNERS
C 'Y OF HUNTINGTON 3EACH
LOT LINE ADJUSTMENT
LL 97 -1
EXHIBIT "B"
EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
TAYLOR WOODROW HOMES 23-181-3155 PARCELS 1 THRU 55
9g1 0 r'PARK ROYAL
CIRCLE
7,959-77 U. FT NET
55 j Zg ,,
01s' NE COR. LOT 5PARCEL4
J r SOn
TRACT
S
1 /'b
rya s9
-37
f.
S
CURVE DELTA RADIUS TANGENT LENGTH
.Cl 167P'15"54.00' Z76'''15.41'
C2 45 37 55 46.00'19,35'36.64'
C3 0631'52"46.00'2.62'5.24'
C4 '52V9 47'46.00'22.52''41.88'
'15' 0:J0,'
GRAPHIC SCALE: 1 =30'
74'04"
5087.
PARCEL 3
12,800.27 SQ. FT NET
LEGEND
(11 18)
N "w)
INDICATES EXISTING LOT LINE TO REMAIN„
INDI CA TES PROPOSED LOT LINE
- INDICATES LOT LINE TO BE DELETED
SHEET 2 OF 24 AV. A?11t7
INDICATES EXISTING LOT DIMENSIONS.
1"i1 f% tit -N
CITY )F HUNTINGTON BE..C'H
OWNERS
TAYLOR WOODROW HOMES
499.35'
LOT LINE ADJUSTMENT
LL 97 - 1
EXHIBIT "B"
EXISTING PARCELS
AP NUMBERS
23--181-=35
PARCEL 5
1O, 615.45 SO. FT. NET
CURVE 'DELTA, RADIUS TANGENT LENGTH
'Cl
C2
C3
C4
3,17'15' 76.00'21,28'41.50'
017834 j176.00'0.87'1.74'
3235'49 1,6.00'22.22 43.24
3236'59 " MIX '22.24'43.2v'
15.0 M.
GRAPHIC SCALE:. 1 30'
PROPOSED PARCELS
REFERENCE NUMBERS
PARCELS 1 'HF U 55
P,O.B.
NE COR. LOT 9
(S79Z6'OO"E
142.38)
4.88 ' '4.35'
A-79.23
1aCT%
PARCEL 6
7,029,86 SO. FT; NET
LEGEND
-w t'DICATES LOT LINE. TO BE DELETED
- INDICATES PROPOSED LOT LINE
INDICATES EXISTING LOT L!NF "'TO PEMAIN
IMOICA TES EXISTING LOT DIMENSIONS.
SHEET Z OF 24 :01 . AIdBf
141 r iu ':l lr1 1 N.
C"-w'Y OF HUNTINGTON EACH
LOT LINE ADJUSTMENT
1.1. 97 1
EXHIBIT "B"
OWNERS EXISTING PARCELS '`PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
TAYLOR WOODROW HOMES 23-181-35
(S79 25'00 "E)
PARCEL 7
TR Cry
ti
N
NE'LY COP tOT 10.
(SS735`00"E)(587-35'0000
49 )5a ',( 4 8.16),\ (42.00 `)t
jw6,789,39 SO. Fr. NET
4
0
1NN C
PARCELS 1 THRU 55
o 0
p
es
('NI ' ` '!N) (A '
-- NDIC•'ATES I LINE rO 5 1,? :fi 1D
'iC -0 LC
INDICATES E ]Sfl, , Z t,7` l_ll+r:''r.r REMA/ 1
;) ;lvi 7L r ;"
A'st ,'6f:1'. .,a'1Md5xit^b'k [{Td VR'.:'"4W1'lCk; 1{CCF''1M,Y.Y.T :1tL•-.w Q1Yldlro ti
Cu
LL 97 - 1
EXHIBIT "B"
1 SEE SHEET 8
N8224'36"E 81.58`
o
"`',- (N82"2436"E 95J5)
R
ryhry
IR ' 1 'A e91'J5 r'e2h ^yEsV? LENC r'14
15'3329 45GJ 223 ' r
OF HUNTINCTON' E k;ACH
LOT LINE ADJUSTMENT
EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
23--18135 PARCELS 1,, THRU 55
PAF?CEL 14
TRACT No,
GRAl"H!C S,..'Al "` r " 3t y,
e ,..:c;d7 oRa!:zrrt+ i.Lrmmiacrnvas+crar>.i
IJ
li
BE LELE7;;t,Drt"'.4 Sr' C TC
rs''{r'a77 EFdlit'W: LOT LIN; .
INDI ;r 7Ev E:XI.` 7'NG LDDr'LINF,. O NDW,
,''11,W, TES E, IS1WG 1 ld, ''st,,t,f, 1
ar W ua a wpe ; sv mtg. rye r it l.rd! y t r a r : cRa 7awa dprs . .
W-.
C17N OF HUNT"INCYCN ,EAq,H
LOT LINE ADJUSTMENT
LL 97 - 1
EXHIBIT "B"
0
OWNERS EXISTING PARCELS
AP NUMBERS
PROPOSED PARCELS
REFERENCE NUMBERS
TAYLOR WOODROW HOMES 23-181-35 PARCELS 1 THRU 55
PARCEL 14,PARCEL i3I
r
-4 ov
i\r PARCEL 12r
EE SHEET
78,03'55~E SS
SHEET JNnrV$7a8
ybo W
i
S
1N82'24'36
(887-35'40"u'(66:.2 - --r
(N87;35,06.)
c
`TRACT w Ko k °oti
PARCEL 1 1 ,.
L,5,940.39 SO, FT. 114korll
.
T5' 0
E'(. 1 AORCis PNEn1 GtN
!l16V±2°_A.8'f16°O0 46,00 !'I li sT1'Z'
46.00 212, ., - (4 ,49
'1y:9 -4600 r 15Y 14Y
titrnon cX r 'Y_r,•kdl . a t'I,.,.a:aar:-; ;'.csa. i.:rraiile+r+.+nytm..^r:-r^
A 0021'15'
L=2.07`
I •..I--I 1
(N 72'4229 MW)
R-1D)i_-
I LIII. }y'„S .C4 L i I T) 't 1 1 L II..b!
UN Tr}>a;'.5 EXr!S>> 'G LOT
A TFS Lf`IF ( H)T L,111 LN Siu';
I!r4 1 6 OF . 2$
rrliav+v!^..lirzsNy wK ri'r'hxiu.[f..•naY-ter,, l..iL i, tl"rnto!!
1G1LIS
CIT OF HUNTINGTON B CH
LOT LINE ADJUSTMENT
LL 97 -,^1
EXHIBIT "B"
OWNERS
TAYLOR WOODROW HOMES
OAKHURSi CIRCLE
lb:h X61 !
11 l
SLOE SHEET 8 lY: '°11-5
PARCEL 14 D,1ati
N0fFCA CT !
n , 1 PARCEL 1,3
ET `72&584 S o.,Q.olau
rf C\SI
EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
23-181-35 PARCELS 1 THRU 55
3 ,,12 k A=JJ*J (N2Y14"47"E)O,O E)PCL
(N79
-4V,7 ,1
(8-74.00 4,4 (F TA
1
(46.`
--o_?(A =55'07'46'), `'
(L-18.28)
alS.1 P ARCEL 17I lzi.ooPT,,1 1O,4sn,aa.SO.
5038
I'v
'r
A (143'00'00 "E)
(15.14
ivD'-,1T4TE.S LOx .LINT] 10 6,F 1; t F% 1)
INDICA1i S Pk i 0S 'O L? LINE,, CIP
!NDIC A `S LXISPk,' LOT L/NC ; 00 RE 44A,
INDICAT, S EtCrS?ING LOI 1!SIIOrS
EE 7 OaF24 FIr t+r`
i,rr.utirf r ,.aa•tivrr ,wn+?rrYS ,isi aa`, 5r...rrY
l t :Gtr;__
CI 'Y OF HUNTINGTON .WEACH
LOT LINE ADJUSTMENT
OWNERS
TAYLOR WOODROW HOMES
LL 97 - 1
EXHIBIT "B"
EXISTING PARCELS PROPOSED PARCEL
AP NUMBERS REFERENCE NUMBERS
23-18.1--35 PARCELS 1 THRU 55
OAKHURST CIRCLE
r
PARCEL '15
\S
SEE SHEET 9
Kt78
P.0, B.
PCL 14
00
a=05'46'0.5"
C'so
Q)I
l LDA 0 01:1 IT9,35J,87 SO. Fr 190
r.
'ES X107 L N --BFI- [C ?E
(j '% r X S?1N LOT.DIMENSIONS
SHEET" 8' O 24 11a-/+1 vs 1q-'-'mac r.}a1G.e;s Ct,,vtrr.'diys7X w_ w+zana cyvjw 4
Ir t
CIT. OF HUNTINGTON BL ACH
LOT LINE ADJUSTMENT
LL 97 1
EXHIBIT "B"
OWNERS EXISTING PARCELS
AP NUMBERS
TAYLOR WOODROW HOMES 23-181-35
NO,
PARCEL 17
SEE SHEET 10
PARCEL 15
9,044,73 SQ. FT
(x49.17'44~w
PARCEL. 14
SEE SHEET 8
RlF DELTA ADIUS TANGENT LENGTH
C1
2,0,49 46.00, 13.56'26.37'
C2 09'59 05" 46.00• 4.02' 8.02
C3 , 42 49 54 46.00 '' 18.04 34,39 lie;
15' 0 30'V.
SCALE: 1 =3O'-
a w)RAD)5254o(535 "'
P.0.B.
PCL 15
LEGEND
INDICATES LOT LINE TO BE DELETED
60'INOICA TES' EXISTING LOT DIMENSIONS
INDICATES. EXISTING LOT LINE TO REMAIN
INDICATES PROPOSED LOT LINE
SHEET 9-,OF,24 AVV lisp
PARCEL 16
9, 838 42 SO FT.
tti
ttiCa (N 5 23"50-'N) (RA 0),
,,, `° OAKHURST CIRCLE
PROPOSED PARCELS
REFERENCE NUMBERS
PARCELS 1 THRU 55
Cfl! OF HUNTINGTON -EACH
LOT LINE ADJUSTMENT
LL 97 1
EXHIBIT "B"
OWNERS
TAYLOR WOODROW HOMES
PARCEL 16
SEE SHEET 9
PARCEL 17
10,091.59- SO. FT.
E'0-'
PROPOSED PARCELS
REFERENCE NUMBERS
PARCELS 1 THRU 55
r (1 )
t PARCEL 28
oN7Z51-
N7729,42-L
- 42.52
SEE SHEET 11
3;22 SO. FT:l 5,09 b
1'(51 .b (N79.40'00
q'alp.
:PC 8LE1
.o
URVE DELTA ADIUS TANGENT LENGTH
Cl 0139 22" 46.00' 0.66' 1.33'
C2. 3542 33' 46.00' 14.82 '28.67'
C3 04'J1'06' 46.00' 1.21' 3.63''
C4 4013:39' 46.00' 16.85' 32:30'
EXISTING PARCELS
AP NUMBERS
23-151-35
PARCEL 30 t PARCEL 29
SEE SHEET 14
r
,Vj/sss
C8$ ys8s0,>
T RACT
. G1 N 79'40'00 „t!Ir ,09
•.2
LEGEND
OAKHURST CIRCLE
INDICATES LOT` LINE TO BE DELETED
INDICATES PROPOSED LOT LINE
w------ INDICATES EXISTING LOT LINE TO REMAIN
INDICATES EXISTING LOT DIMENSIONS
SHEET 10 ° OF 24';AdldP!
OWNERS
TAYLOR WOODROW HOMES 23-181-35 PARCELS 1 THRU 55
PARCEL 28
SEE SHEET 14
C r
O0
C 10
2 1*PARCEL 19
a r 5,714.98 SO. FT,E
via`\ o a
o
1t.,;oNE40ON7g'o
5567 245,,'c
!\i 3 22 0 )„-
(N74 40 oQ
CURVE DELTA RADIUS TANGENT LENGif
Cl 01306' 126.00' 1.71' J. 41
C2 09V228 126.00' 996' 19.88'
C3 10 35 34 ' 126.00' 11.58 23.29'
38' 15' Q!'
GR%PHIC SCALE: 1"''30"
CIT OF HUNTINGTON E ' - ACH
LOT LINE ADJUSTMENT
LL 97 1
EXHIBIT "B"
PARCEL 27 PARCEL 26
SEE SHEET 13
N79-40OPnE
45,6
No'ra
N1 °xw PARCEL 21,PARCEL 20 7,0 , 38 SO.
6,090,00 $0. FT.b4l
r
EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS,
N 85-09 33 "E
:--27.84 :.,
Z.
C =X901 j°
11' C1' oc R 126
i 22-85
PC
32 (RA0 !7P.a:B (NOj 7, _
PCL_ 19
OAK URST CIRCLE
LEGEND,
- INDICATES LOT LINE TO BE DELETED
--®--a- INDICATES PROPOSED LOT LINE
INDICATES EXISTYNG LOT LINE TO REMAIN
INDICATES EXISTING LOT DIMENSION
S H E E T 1 t OF 24 Jx.. d18T
\1 '-6.47'
PARCEL 25,
(67:19}
73.56'
I (N8924'47"btu)
CAD
r1
PARCEL' 22
SEE SHEET 12
CI" Y OF HUNTINGTON ,EACH
OWNERS
LOT LINE ADJUSTMENT
LL 97 -1
E HIBI'T'B"
EXISTING PARCELS
AP NUMBERS
TAYLOR WOODROW HOMES 23--151-35
PROPOSED PARCELS
REFERENCE NUMBERS
PARCELS T> THRU 55
PARCEL 25
SEE SHEET 13
SEE SHEET 11 Rr\CT
- A PARCEL 24
,7x597:1,3 SD; FT
411 No.
PARCEL 23
5F 79.3.31 so. FT
(N84"18x2,3T)`RAD2
C)
`k'"'''W) i Ri4D50223N.(cL
4
G `J'o 53538 0
c- , `(3 ,.=ErQxt
PRJ- t98.27 1.4°-/r 158
CC)142.8a')00
00r(N43 , ff IaGE LA 1
CURVE DELTA RADIUS TANGENT LENGTH BEG'v
Cl 2778 .23 19,00 4.84' 9.11 LEGE2ND''9.47 17.5707 19.00C2 5238
C3 5437'24 19.00' 9.81` 18.11`.
C4 28V0'40 19.00' 4.74' 9.29'
C5 82S8 04 .19.00' 16.70' 27.40'
50 >_
//
PARCEL 21 P.o.e.
M0STS`LYCOR
/ LOT 14
GRAPHIC SCALE: 1 "•=3O'
PARCEL 22
6;278.25 SO, F1:252.0(3'10"07 37
(L;=3458x)
RY260-00 G2
-04
(R-252.00)(R-19.00
(L(L 8,80')
INDICATES LOT LINE TO BE DELETED
m--- INDICA TES PROPOSED LOT LINE,
INDICATES EXISTING LOT LINE To REMAIN
INDICATES EXISTING LOT DIMENSIONS
SHEET 12 OF 24 4V 08L1
At i '1!'t NI i
CIT. OF HUNTINGTON B ACH
LOT LINE ADJUSTMENT
LL 97 1
EXHIBIT "B"
OWNERS EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
TAYLOR WOODROW HOMES 23-181-35
CJ`ASHBURY CIRCLE.R.
PCL 26
(N86 5O1O0"E)
(50,33)
P.O.B.
PCL 27
T RACT No.
PARCEL 27 PARCEL 264
5,443.6J SQ. Fr 5.26&99 SQ. FT.
'„N85"09"33"E N8924'4 7Y
N79"40400 E51.
--"5147)000 aE)
1r
PARCEL 19
PARCEL,20
GRAPHIC SCALE. 1 "-30'
rN79 4
INDICATES LOT LINE To BE DELETED
.- -.- -. INDICATES PROPOSED LOT LINE
INDICATESEXISTING LOT -LINE TO REMAIN
)
(212.75)
PARCELS 1 THRU 55
77.4'
(78 7).
PAR CEL
7/7
25
/t!6,8.39.81 SO. Ft
PARCEL 24150,
4Y. 68`SEE SHEET 12
'24'47"W
P. 0.8
MOST S'L) 7
.,0 1' 14
PARCEL 2 1
LEGEND:
INC?!CATES EXISTING LOT DIMENSIONS
SHEEN'" 13 QF 24 ix *V1127
r TTA0 i4 ENT NO.T 1-3x
OWNERS
TAYLOR WOODROW HOMES 23--1€31-35
1
(572.465
PARCEL 30
8,726.75 SQ. FT.
Cl- ' OF HUNTINGTON
LOT LINE ADJUSTMENT
LL 97 -I
EXHIBIT "ly
EXISTING PARCELS
AP NUMBERS
88
t PARCEL 17
CURVE DELTA RADIUSTANGENT LENGTH
Cl 025472 46.00' .1,16 2.33'
C2 08 45'07' 46.00' 3.52' 7.03'
C3 11;34; i 1" 46.00' 4.69' 9.36'
C4 36527 2 54.00' 18.00' 34.75'
30` 15` 0 30`
GRAPHIC SCALE: 1 "=30'.
ASHBURY CIRCLE
P. O. B.
PCL 30
"
00 PC L 29
PARCEL 2 9
6,797-9-9 SO. FT.
Is 9-5t2**t
'1477.292 E
42'52
.77,E
(N7-
1 \.,
LSEE SHL } T 10 PARCE 18
LEGEND
P, 0. B.
L AGH
PROPOSED PARCELS
REFERENCE NUMBERS
PARCELS I THRU 55
P. f1A
PCL. 2
(17,44)
(A160 50'31 T)
RCEL
6.2.36A6 50. ET
ck: t44
4f`7
INDICATES r,OT LINE TO BE DELETED
INDICATES. PROPOSED LOT "INC
-- INDIChTE'S EXISTING LOT LINE TO RE'MAIN'
INDICATES <EXIST ING LOT DIMENSIONS
SHEET 14 OF.24 .I WIJ2'``.:
Al
.i A;:l 1 i ? r i 3
CIT OF HUNTINGTON E ,AGH
LOT LINE ADJUSTMENT
L .97-1
EXHIBIT "B"
OWNERS
`:TAYLOR _,,WOODROW HOMES
EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
2 -181-35
67"o8'
riD
PARCELS 1 THRO 55
P.O.B.
NE'LY COR LOT 21
(N89'58'07"E)
(66,48)
I x.92',784I -Z
IN O,
PARCEL 3-1,
10,975.6a SQ t 7:
CURVE DELTA RADIUS TANGENT LENGTH
Cl 1870W 54.00'8.72'17.29'
,C2 457838"46.00'19.20'36.38'
C3 0007'46.00'3.29'
C4 4924 55"46.00'2T.17'39.67'
15 337537"4x:00'1374 26.70'
30` 15' 0 M.
GRAPHIC SCALE: 1 =30'
60,
c.,
PARCEL 32
,563.88 SQ. PT
PRC
ASHBUR Y CIRCLE
INDICATES LOT LINE TO BE DELETE,?
INDICATES PROPOSED LOT LINE
INDICATES 'EXISTING LOT LINE TO REMAIN
(N33'42'12"E) (RAD)_f
INDICA TES EXIS11NG LOTh DIMENSIONS
OF HUNTINGTON L. ACH
TAYLOR WOODROW HOMES 23-151-35
58
CORLOT!,
-(52,79 2 .96 ,
- 55'75
rRArr o PARCEL 54+
0 6,062.99 SQ. FT
33oPARCEL.
6,538.27 SO. FT r s,E
rc
\$
,r
5 .263.
6830
ASHBURY .CIRCLE
CURVE DEL TA RADIUS TANGENT LENGTH
Cl 16'01_3 5' 66.00' 9.29' 18.46'
"Q C2 04n11'4-j" 66.00' 2.52' 5.03'
C3 2073'50' 66.00' 11.87 23.50"
30' 15, 0 30.60'
O `1
GRAPHIC SCALE: l m--30*
c`L62i11
$CT LINE ADJUSTMEH'
LL,97 - 1
EXHIBIT "B"
EXISTING PARCELS .
AP NUMBERS
PROPOSED PARCELS
REFERENCE NUMBERS
PARCELS 1 TH6U x;55
PARCEL 35
8,175.18 SO. FT,
4/y45L-39.97
R=66.00
INDICATES LOT LINE TO BE DELETED
- I NDI CA TES PROPOSED LOT LINE
INDICA TES EXISTING LOT LINE TO REMAIN
INDICATES EXISTINGLOT DIME!SIONS
SHEET' 15 OF 24 svr18Tl
TAYLOR WOODROW HOMES
OWNERS
I
TRACT 1\10.I
PARCEL 36
08,01.6 .5, 50. FT.
CIT%, OF HUNTINGTON B ACH
UR DELTA RADIUS TANGENT LENGTH
Cl 04V635 754.00' 27.05' 54.08
C2 0078 '27 753.89 3.12' 6.24'
C37 04'35'02' 754.00' 30.18 60.32
!5',0 _ JO's
GRAPHIC SCALE: :1 "=30'
LOT LINE ADJUSTMENT
LL 97 1
EXHIBIT "B"
EXISTING PARCELS
AP NUMBERS.
23-181-35 .
\S
PARCEL 3 7
10,956.36 SQ. FT.
PROPOSED PARCELS
REFERENCE NUM ERS
LEGEND
INDICATES LOT LINE TO BE DELETED
INDICATES PROPOSED' LOT,LINE
INDICA°TE`S EXISTING LOT .LINE TO REM IN,
IND(C4TES EXISTING LOT DIMENSIONS
SHEET 17 OF 24 ro . AS ii
57617 OS
OWNERS
TAYLOR W90DROW HOMES
10
lo,
tzi
IQ&I -rAcf
lq PARCEL 4()
No.
A IA 6,031.31 SQ. FT.PARCEL 39
rF..CI ` OF HUNTINGTON E
. ACH
.o /g 6,
0)
-P.O.B.
SN '1 ' COR LOT 7
f
R DELTA RADIUS TANGENT LENGTH
Cl 167931 47.00 6.74' 13-39
C2 00-40.19- 4Z00- 0.28' 0.55'
C3 16'59.49. 47.00 7.02' 13.94'
Ml 5471'12 4700 24.04 44.45`
\15' 0 J0
;GRAPHIC -SCALE 1"=30'
23-181-35
BECKONRIDGE LANE
(Nj.00 001 \ $ Y
LOT LINE ADJ USTMENT'
LL 97-1
EXHIBIT "B"
EXISTING PARCELS
AP NUMBERS
PROPOSED PARCELS
REFERENCE NUMBERS
PARCELS 1 THRU 55
2f70
rr t PARCEL 38
/ .9, 416.48 SO. FT.
LEGEND.,,
= INDICATES LOf EJNE TO BE DELETED
----- INDICATES :PROPOSED LOT LINE
INDICA`IE5 EXISl7NG`LOT LINE TO REMAIN
P
INDIGATES EXISTING LOT DIMENSIONSs .::xttA '`SHEET 18 OF 24
`OWNERS'
'IT'.- OF,;HUNTINGTON B.. CH
LOT LINE ADJUSTMENT
LL 97 - 1
EXHIBIT:"B"
EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
TAYLOR WOODROW, HOMES 23-181 -35 PARCELS 1 THRU ''55.
(N75 50'54 "E
C2
(N77
57.07'
N-c3 5.93' ,
:,3 00
4 'L '.88
Ica
593
-vi TRACTn1+
yt PARCEL 43
I NO.
00'00 "E)
w8.90',2:93tiI 51.8,3'
2.9.3'
14700
PARCEL 42
6,256.04 SQ. FT.6,485.20 SQ, FT,
ro-
W = NI)
or- LAJ
`vi
n
Q.
ve DELTA RADIUS TANGENT LENGTH
Cl 003526 473.03 2.44 87"
C2 022320, 473.00. 9.86 19.72•
C3 02W46 473 00 12.30 24.60'
BFCKONRiDGE LANE
63.,01
57.;08*
INDICATES LOT LINE TO BE DELETED
INDICATES PROPOSED LOT LINE
INDICATES. EXISTING LOT LINE TO REMAIN
PARCEL 41
6290 .98 SO. FT;
0
'r{;_61.84
`'ti f 2.93'
5891'
o(o
LEGEND
INDICATES EXIS11NG.LOT DIMENSIONS
SHEET) 9 OF 24 ,-
A'
CI7 ( 0F.; HUNT'INOTON ,.EACH
OWNERS
57.26'
1 "a2.74'
60.00'
l -- 2.74'
TAYLOR WOODROW HOMES 23-181-35
DECKONRIDGE,:L ANE
PARCEL 46
SEESHEET 21
J
(N65'34'21"E
RW /DELTA RADIUS TANGENT LENGTH
Cl (0;5J2 47300' 7,95' 75.90'
C2 003526' 473.03 2.44 4.87
• 15 0 30'
TRACT
to
LOT LINE, ADJUSTMENT
LL 97 1
EXHIBIT "B"
EXISTING PARCELS
AP NUMBERS
(N72.05'42"E)
(42-69)
,\j'-6.741 49, 43
co
PARCEL 45
6.089, 22 SQ. FF7;
ca
st 1 `
2045.
'2.76 ,42.44'
z
6.74'
PROPOSED PARCEL S
REFERENCE NUMBERS
PARCEL 44is
I2
60.88'.
f/676"15;1L'54,12
iN7550'S47
INDICATES W r LINE TO BE DELETED
-- INDICATES PROPOSED LOT LINE
INDICATES, EXISTING LOT LINE TO REMAIN
ra, 460.08 SO, FT,
VINDICATES EXISTING LOT DIMENSIONS
SHEET 20 OF ,2¢ . .
TAYLOR WOODROW HOMES
LOT LINE ADJUSTMENT
LL 97 1
EXHIBIT 11131=
EXISTING PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
23--151--35 PARCELS 1 -THOU 55
BECKONRIDGE LANE
\\J
(043'00
00°')
(60,00) 6.00 -'%
22.57,
6.00
TRJ&C-1o
PARCEL 47
PARCEL 48
6,639.03 SO. FT.
INOICATES LOT LINE.'IT0 BE DELETED
I.2;
(3797)\\1
OF HUNTINGTON E ACH
00 :'R;:: 19Dy15.56Z2" L=55.0') .
4 L-=2.70
A^00'46 48 i
j
L=57.69' I{&=16-45'10
)NO,
L- 42 656
41=12-2032-
I ron
PARCEL 46
6,678.22 SO. FTT 1,1 2 24
col
INDICATES EXISTING . LaT LINE TO REMAIN
f J INDICATES EXISTING LOT DIMENSIONS
SHEET 21 OF 24- N., N110. ,
PROPOSED LOT LINE
bF > ,I UNTINGTON EACH
LOT "LINE, ADJUSTMENT
LL 97 1
EXHIBIT "B"
BECKONRIDGE LANE
N49'VO'16"W'(RAo)
-.973.00'
`-
(N43'00'LJo "E)
44.00'
6=02'VO'10"
18-2 I'l
L=O/-toI L4
%A QI
PARCEL 49
7,11 =
INDICATES LOT'LINE TO BE DELETED
PROPOSED OT LINEINDICA TES
INDIWESEXIS77AIG LOT DIMENSIONS
'SHEELT,'22, Or 24,
OWNERS EXISTiND PARCELS PROPOSED PARCELS
AP NUMBERS REFERENCE NUMBERS
TAYLOR` WOODROW HOK41ES 23-181-35
I r%2 ,Pr17.51 4 7
II
- t •--J5;,,;q
Q. ,U t 'v68--,
556 31'37"E (RAD)PARCEL 53 o,
w6,046,11 SQ FT (
r
S.!-1
'VR DELTA "'RADIUS TANGENT LENGTH
G1 00 48'45' 352.00' 2.50' 4.99'
C2 007959' 352.00' 1.54' 3.07' .
15' .0 \ Jo.
GAT . OF 'HUNTINGTON E
LOT LINE ADJUSTMENT
LL 97 -1
E X H I B:!T
EXISTING' PARCELS
AP NUMBERS
ACH
PROPOSED PARCELS
REFERENCE NUMBERS
WOODROW HOMES 23-181-35
PARCEL 51,
5,805, 58 SQ. FT
': Nj 10
or
NO.
565'40'49 "E (RAD) 4 v o A,'- ------o --.PARCEL 52-- Q 5, 357 36 S(2 P
564 52'04"E (;RAD)
(581'18'43"8
A D)10550)
S73'40 23 E (PAD) " rr
5ELT 2OR,7
1
INDICATES'' LOT LINE TQ BE DELETED
INDICATES' PROPOSED LOT LINE
INDICATES EXISTING LOT LINE TO REMAIN
INDICA'TESEXIST1NG LOT DIMENSIONS
OF HUNTINGTO N L, ACH
LOT LINE ADJUSTMENT
LL(i .97 - 1
EXHIBIT
EXISTING PARCELS PROPOSED PARCELS
AP ,NUMBERS REFERENCES NUMBERS
23-1 X31 -35 PARCELS 1 THRU 55
N56 31 '37-W (RAD) PARCEL 53
(N55 78'28") D)SEE SHEET 23 c)
,R(TAYLOR WOODV `'`HOMES
/F(N69 -57'01"W) (RAD)------------
(
PARCEL 54
O. ;FT.
NN71 "23'45"W (RAD)
ry
-, An
II
Cow
PARCEL 55
6,40354 SO. F.T.
(N85'4t'35AW(RAD)
\
CUR DELTA RADIUS TANGENT LENGTH
Cl 0176°44' 263.00' 3X32' 6.64'
C2 Q073O9 .352.00' . 0.67' 1.35'
30'15.0 30•60'
jl GRAPHIC SCALE: 17=30!''
40 J ' RAC' 1\1
LEGEND
-- INDICATES LOT LINE TO BE DELETED
-- I INDICA7ES10 P0POSED LOT LINE
--------:,INDlCATEftXIS77NG (LOT LINE TO REMAIN
O INDICATES EXISTING LOT DIMENSIONS
rn A?lllf
L-111 I t\LF 1IlrIL VI 1vs
COVER A GE TA B LE
C•
[TRCT PHASE
NUMBER NUMBER
t,,!700
14700
14700
14700
14700
14700
14700
14700
14700
14700
14700
14700
147001
14700
15088
15088
15088
15088
15088
15088
15088
15088
15088
15088
15088
15088
15088
15088
1.5088
15088
15088
:,15088
15088
15088 ,
15088
1.5088
15088
LOT UNIT UNIT AREA LOT AREA PERCENTAGE
NUMBER TYPE SQUARE FEET SQUARE FEET OF COVER
l 1 3R 2,218
J 2 2 2,20 j
1 3 2,218
/4 1 2,194
I 5 3D2 2,'632 ,
I 6 3R 2,218
1 7 3R02 2, 632
I 8 2A1 2,609
I 9 1A 1 2,388
I 10 2141 2.9609
1 11 2A 1 2,609
I 12 1A1 2,388
1 13 2RA 1'2,609
l 14 1A1 2,388
I 12 2 2,203,
!13 3R 2218
/27 2R 2,20J
1 28'3 2,218
1 29 2 2,20J
I 30 2 2,203
1 31 1 2,218
1I 14 3R 2,218
!f 15 2R 2,203
it 16 3 2,2 18
11 17 1 R 2,194
fJ 18 2 2,203
l 19 302 2,632
fl 20 2D2 ,617
fl 21 3D2 2,63-2
Il 2 1R 2,194
11 23 2 2,203
II 24 3 2,218
IJ 25 2R 2,203
11 26 1 R 2,194
II 32 3 2,218
Il 33 1R41 2,J88
IJ 34 2RA 1 ' 2,609 ,
11 3 3R 2,21 8'
8,824
9,098
8,188
8,017
0,956
14,738
.9,416
6,576
6,030
6,288
6,483
6,256
6,460
6,089
5,793
7,597
6,063
8,175
7,886
5,600
6,260
6,840
5, 278
5,478
6,274
6,808
8,72 1
8,914
10,976
7,564
6.364
6`,'2'43
6,106
6, 539
6,678'
6,699
6,639 ,
5,366
259
259
2794
287
249
157'
289
40%
4094
°42.x'
4094
.J8/0
409
397
409
29%
3871,
C9
COVERAGE TABLE (Con 'tt.
TRACT_ PHASE LOT
N U _M B ER NUMBER NUMBER
15088 111
15088 ill
15088 IIl
1 5088;: 111
15088 III
.15088 III
15088 /1/
15088 iIl
15088 III
15088 ill
15088
15088
15088
15088
15087
15087
15087
15087
15087
15087
15087
15087
f5087
15087
15087
15087
15087
III
Ill
l/l
fit
IV
/V
IV
IV
lV
IV
/V
!V
IV
1V
I
IV
V
15087 V
15087
15087
15087
15087 V
15087 .. V
15087.
15087
15087
r
2
3
4-
6
7
UNIT
TAE
3R
1RA1
3R
2A2
3D2
3R
2R
UNIT AREA LOT AREA
SQUARE' FEET M QUARE FEET..
2,218
400
2,218
2,59j ,
2,6J2
'2,218
2,203
1
2,194
2R 2,203
, 215;E R 2
y 1 3 ,2182
36 2R 2, 203
37 3 2,218
38 2RA t 2, 609
13 3R 2,218"
14 1RA:: 2,388
15 202 2 617
16 , RD2 2,632
17 3 2,218
18 2A.1 2,609
19 2R 2,203
20 IRA 2, 388
21 3R 2,218
22 3 2,2 18
2;203
24 3 2,218
2,218
2,388
2,632
2,593
2,6322
2,593
2,194
2,20J
2,632
2,203
10,445
7,272
9,399.
9,045
9,8J8
10,115
5,074
5,676
6,050
7,685
6,278 -
5,1554
5,637
7,586
7,896
6,821
11,044,
10,694
8,714
7,072
5,940
6,313
6,240
5,549
5,540
5,530
6,601
6,880
11,026
11,996
r,2,798
7,958
6,245
7,423
1x 615,
7,030
PERCENTAGE
OF COVER
21Z'
33%
29%
27%
229
45Y0
38lll-'
38%
31%
35.'
42.x'
39%
34%
28,E
35,E
255
25.E
27%
37%
397
38%
36%
40"
42Y.
407'
34%
35%
24'
22%
21.E
33%
35'
31%
X5%
OVERAGE TABLE (Con 'tI
i T ,PHASE LOT UNIT UNIT . AREA LOT ` AREA PER 'ENTAGE
1V J IBER NUMBER NUMBER TYPE SQUARE FEET SQUARE FEET OF COVER
7"15088 "1i-,1A1 2,400 6,731,.366%
71508 12 3 2,218 8,268 27.
`15x87 V 25 2 2,203 5,520 427'
:'15087 V 26 3 2;218 5,977 37%
15087 MBO 27 2,203 5,802 40.7
15087 MBO 28 2 2,203 5,357 43%
15087,M80 29 1R;2,194 6,406 ,35%
15087 MB0 30.2A,1 2, 609 7,519
`15087 MSO 3.1 3t;2,218 6,40J
=
:,
,,ate ,, -v
0
Huntington Beach Planning Commission
P.O. BOX 190
March 15, I996
Seaclifl'Partners
1-3 Corporate Plaza Drive, Suite 250
Newport Beach, CA 92660
CALIFORNIA 92648
SUBJECT: REVISION TO TENTA'T'IVE TRACT NO. 14700/CONDITION AL USE
PERMIT NO. 93-39/COASTAL DEVELOPMENT PERMIT NO. 93-23
(PENINSULA
PROPERTY Pacific Coast Homes, 23 Corporate Plaza Drive, Suite 250, Newport Beach,
OWNER: CA 92660
RE 1JEST: Revise Tentative Tract No, 14X00 which is a 397 lot residential subdivision ,and
reduce the total number of°lots by eight which will result in a 389 lot subdi vision,
)_LOCATION: A ppt'oximately 1500 feet southwest ox Garfield Avenue and Goldenl est Street
DATE OF
r"; 'TION: March 12, 1996
Your application was acted, upon by the Planning Commission of the City of }untington. Beach on
Marc} 12, and your request was onditionall r A" roved. Attached to this, letter are the
Conditions of Approval for this application.
Please be advised that the Planning Commission reviews the conceptual plan Pis a basi request for
er, dement of the use applied forin relation to the vicinity in which it is_proposed. The
conceptual plan should not be construed as a precis-,plan reflecting conformance to all Zoning
and Subdivision Ordinance requirements.
It is recommended that you immediately pursue completion of the conditions of approval and
address all requirements of the Huntington Beach Zoning and Subdivision Ordinance in order to
expedite thL processing of your total application.
-ti
V,
Under the provisions of the Huntington Beach Ordinance Code, the action taken by the Planning
Commission is final unless an appeal is filed to the City Cott -til by you or an interested party.
Said appeal must be in writin and must set forth in detail the actions and grounds by and upon
which the applicant or interested party deems himself aggrieved. Said appeal must be
accompanied by a filing fee oftwelve hundred ($1,200) dollars and be submitted to the City
Clerk's office within ten (10) days of the date (if the Commission's action,
m
In your case, the last day for filing an app 'dl and paying the filing fee is March 22 1996.
Pre visions of the Huntington Beach Ordinance Code are such. that any application becomes, null,
and. void one (1) year after final approval, unless actual construction has started.
Sincerely,
Howard Zelefsky, Secretary
Planning Commission
by:
Scott H , AI
Senior Planner
Attachii'ent: Findings and Conditions of Approval
(pcc1050-14)
FINDINGS AND CONDITIONS OF APPROVAL
TENTATIVE TRACT NO. 14700R/
CONDITIONAL. USE PERMIT NO. 93-39W
COASTAL DEVELOPMENT PERMIT NO. 93-23R
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a. Housing Element which requires a mix of housing types and affordable housing.
b. Circulation Plan in the Holly Seacliff Master Plan and the Holly Seacliff Specific ;?.tan
which is the systematic execution of the General Plan.
`I
FINDINGS FOR APPROV AL - COASTAL DEVELOPMENT PERMIT NO. 93-23R-1
the south.
FINDINGS FOR APPROVAL -CONDITIONAL USE PERMIT NO. 93-39R:
The approval of the revision to Conditional. Use?ermit No. 93a39R will not be detrimental to tt,-p
general welfare of persons working or residing in the vicinity or detrimental to the value of the
property and improvements in the neighborhood because the subdivision and the revision to delete
eight lots will increas, the buffer area adjacent to the golf course;and the Estates project located to
4, Conditional Use Permit No, 93-39R for will not adversely affect the General Plan. It is consistent
with the Land Use Element designation of Low Density Residential. In addition, it is consistent with
the following goals and policies of the General Plan:
surrounding existing residential housing is single family. detached.
The revised 389 lot subdivision will comliiy with the provisions of Planning Area III of' be Holly
Seacliff Specific Plan and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning
and Subdivision Ordinance„
2. ,Conditional UseP r nit No 93 39k will be compavihle with surrounding uses because the
district t, as well as other applicable proti rsrons of the Municipal Code.
L The development project, as proposed or as modified by conditiofis of approval, conforms
',with th'e;, General Plan including the Local Coastal Program:because the revised subdivision
confilrrns to the Holly Seacliff Specific Plan.
2_ The project is consistent with the requirements \f the CZ Overlay District, the base zoning
L'iprovements will be provided as required by the Holly Seacl,ff Specific Plan,
At the time of occupancy, the proposed development can be provided with infrastructure in a
manner that is consistent wihh' the Local Coastal Program. All required infrastructure
0 .
4. The development conforms with the public ac-!;,es and pudic recreation policies of Chapter 3
of the California Coastal Act. The proposed subdivision is located 300 feet away from the
water and is not required to provide lateral or vert 'cal access to coastal resources,
FIlNDINGS FOR APPROVAL - TV"NTATIirE TRACT MAP NO. 14700R:
1. Tentative Tract Map No. 14700R is consistent with the General Plan and conforms to the
Holly Seacliff Specific Plan.
That the design of the subdivision will not conflict with public access easements, 'Public
access to coastal resources is not required
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2. The 108 acre site is physically suitable for the type and density of development, A mass
grading plan has been issued which will modify the terrain and create proper drainage for the
subdivision.
The design of the subdivision. and the revision will not cause serious health problems or
substantial environmental damage, All potential` impacts have been addressed by Final.
Environmental Impact Report No. 39-1,
CONDTION8 OF APPROVAL -CONDITIONAL USE PER'v ' N'O. 93-39R:
1. The site plan received and, dated December 25, 199 5 shall be the conceptually approved
layout.
2. All previous conditions of approval shall remain in effect.
3. Drought tolerant landscaping materials shall be used in common landscaping areas subject tt
the requirements of the Landscape Division.
CONDMONS OF APPROVAL TENTATWE TRACT MAP NO. 14700R:
1. The tentative tract map receis•, and dated March 1, 1996 shall be the approved layout.
2. All previous conditions of approval shall remain in effect.
All curb grad2s shall be 0.50 % minimum,
4. No cross gutter shall be permitted on clay Avenue at "C'' Street.
5. Lot C shall be designated as a recreational open space lot. Lot C shall either:
a. Be conveyed to-the owner of the adjacent Seacl,iff Country Club for use as part of'the
existing golf course; or
b. Be restricted to prohibit residential development in the subdivision's covenants, conditions
and restrictions,
(pcclQ50-16)
fir,
Huntington Beach Planning Commission
- --/V.++---M.N---iii--A+ -----N---
P.O. Box 190 California, 92648
N I O T I C E O FA C T I
"c :Seacliff Partners, 520 Broadway, Suite 100, Santa Monica, CA, 90401
Subject: CONDITION iL USE PERMIT NO.93.39ITENTA T IVE. TR'A'CT N 14700/
COASTAL DEVELOPMENT PERMIT NNO. 93-23
arc 4 and your, request was:
Your application was acted upon by the Huntington Beach Planning omission on
Clerk's office within
WITHDRAWN
APPROVED
APPROVED WITH CONDITIONS
DISAPPROVED
TABLED
CONTINUED UNTIL
"Under-the provisions of the,Huntington Beach Ordinance code, the action taken by the Planning
Commission is ,final unless an appeal is filed to the City Council by you bran inter ct d party,
Said appeal must be in writing and must set forth in detail the actions and grounds by and `upon
which the applicant or interested party deems himself aggrieved, Said appeal must be
accompanied by a filing fee of twelve hundred (5,1200) dollars and be submitted to the City
In your case, the;-last day foi-riling an appeal and paying the filing feeds
Provisions of the Huntington Beach Ordinance Code are such that 47Y application becomes null
and void one (1) year after final approval, unless actual construction has started.
tl
Date; c 4
-.1
Huntington Beach Planning Commission
P.O. BOX 990 CALIFORNIA 92648
March 18, 1994
Seacliff Partners
520 Broadway, Suite 100
Santa Monica, CA 90401
SUBJECT: CgNDITIONM L USE PERMIT NO= 93-391TENTATIVE.TRACT
NO. 14700 COASTAL D)VELOPME'T PERMIT N'O.93-23
REQUEST: Subdivide an 108-.acre. parcel into 397 residential lots ' th common areas
for private streets and landscaping, the request also includes a request for
a 153 unit density transfer from. Planning U'nitall-? to adjacent Planning
Units.
- LOCATION: ;approximately 1,500 feet southwest of the intersection of Garfield Avtritie
and Golden°est Street
DATE OF
ACTION: March 15, 1994
The proposed 397 lot residential subdivision with the conditions imposed will. be compatible
,Aith adjacent uses because of compliance with. the mitigation measures in Final
Environmental It pact Report No. 89-1 and the Holly Seacliff S,pecilic. Plan. All identified
r+Iti VA -SSA'l'TI0SATI r;F F
significant impacts have been mitigated with conditions.
2. The establishmentrof the 397 lot residential subdivision will not be Jdt'rimental to the general
welfare of persons working or residing in the vicinity end detrimental to the value of the
property and improvements in the neighborhood. The elevations and size of the proposed
dwellings are similar to existing neighisorhoods.
On-site parking and circulat-vn are,adequate for the proposed 397 lot residential subdivision
and does not have the potential f cre iting congestion,and circulat
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circulation conforms to the Hol1y-SeacliffSpecific. Plan.
Conditional Use Permit No, 93-39/
Tentative Tract Into. 14700/
Coastal Development p'erm'itNo. 93-23
Page Two
4. Ingress and, egress to the site does, not have the potential of creating additional traffic impacts
to the intersections along Goldenwest Street. Garfield Avenue,, Seapointe Street and Clay
Street. The Holly Seacliff Specific Master Plan anticipated the levels, of service generated by
the proposed subdivision.
5. The granting of Conditional Use Permit No. 93-3 9, Tentative Tract No. 14700 and Coastal
Development Permit No. 93-23 for a 397 lot residential subdivision will not adversely affect
the General Plan of the City of Huntington Beach. The density, circulation, product type and
private open space implement the goals and policies of the General Plan.
6. The density transfer of 153 units from Planning Unit 111-2 to adjacent Planning Units,
detailed in attached table, is coitslstent N ith the provisions of the Holly Seacliff Specific
Plan, the maximum density permitted by the Holly Seacliff Master Plan and the maximum,
density permitted by the City's General Plan.
F DIN , F R APPR VA -T NTA [V T A T'\TAP N . 14700-
I , The size, depth, frontage, street width, and other design features of the proposed subdivision
for a 397 lot residential subdivision are in compliance with the standard plans and
specifications on file with the City as well as in compliance sriththe State Subdivision Map
Act and the supplemental City Subdivision Ordinance,
2. The property was previously studied for this intensity of land use at the time that the General
Plan designation of Low Density Residential (3.7 units per gross acre).
3. 'The General Plan has set forth provisions for Low Density Residential as well as setting forth
objectives for the implementation of this type of use,
4. The site is relativ;,jly flat and physically suitable for the proposed density of 3, units per
gross acre.
5. Tentative Tract Map o, 14700 for 397lot residential subdivision is cd,-,sistent with the goals
I
0
and policies of the Huntington Beach General Plan,
Conditional Use Permit No. 93-3.9/
Tentative Tract No. 14700/
Coastal Development Permit No, 93.23
Page Three
'D T = R AP R '`JA - AS A D V T PM NT R'% N. 1-23:
The proposed 397 lot residential subdivision conforms with the plans, policies, require p nts
and standards of the Huntington Beach Coastal Element of the General Plan because :ne
proposed subdivision complies with the development standards of the Holly Seacliff Specific
Plan 0d
2. Coastal Development No. 93-23 is consistent with the CZ (Coastal Zone) suffix, the Holly
:.Seacliff Specific Plan as Well as other provisions of the Huntington Beach ordinance Code
applicable to the property.. At the time of occupancy, the proposed 397 lot residential
subdivision will provide infrastructure in a manner that is consistent with the Huntington.
Beach ordinance Code applicable to the property.
3. At the time of occupancy, the proposed 397 lot residential subdivision will provide
infrastructure in a manner that is consistent with the Huntington Beach Coastal Element and
Coastal Land Use Plan of the General Plan. Access, utilities, sewer and building heights will
be provided as require by the City, the Glange County Sanitation District, and the Holly-
Seacliff Specific Plan.
4. The proposed 397 lot subdivision conforms with the public access and nublic recreation
policies of Chapter 3 of the California Coastal Act. The proposed subdivision is located 300
feet away from the water and is not required to provide vertical or lateral access to coastal
resources.
C N
£0
conceptually approved layout with the followingmodifications:
a. Include 'remnant of Clay Street as a common landscaped area,
b. Provide a minimum 15 foot wide landscape easement adjacent try C1-y 4treet and
Seapoint Street.
wise layout pursuant to Exhibit "A" and Exhibit "13" (attached) dated Nlarch. O, 1994.
J
The site plan, floor plans and elevations and dated received March 4, 1994 shall be the
Conditional Use Permit No. 93-391
Tentative Tract No. 14700/
Coastal Development Permit No. 93-23
Page Four
2. Prior to submittal for building permits, the applicanttowner shallcomplete the following.
a. Submitthree. (3) copies of the site plan to the Planning Division for addressing purposes.
if street names are necessary, submit proposal to Fire Department for review and
approval.
-.b. Depict all utility apparatus, such as but not limited to back-flow devices and. Edison
transforms, on the site plan. They shall be prohibited in the front and exterior yard
setbacks unless properly screened by landscaping or other method as approved by the
Community Development Director,
c. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location
of clothes dryers; natural gas shall be stubbed in at the locations of oo k ng facilities,
water heaters, and central heating units; and low-volume heads shtl be used on all
spigots and water faucets.
compliance with the State acoustical standards set for h for units that lie within the 60
CNEL contours of the property. Evidence of compliance shall consist ofsubm.ittal of an
acoustical analysis, report, prepared under the supervision of a person experienced in the
d, If foil-type insulation is to be used, a fire retarding type shall be installed as approved by
the Building Department and indicated on the floor plans.
e. Structures on the subject proper whether attached or detached, shall,be constructed in
field of acoustical engineering, with the application for building per,mit(s).
'"Elevations shall depict proposed colors and building materials.
the satisfaction of the Public works Departnment;' the City -will, file the report with the State
Geologist. Construction drawings along with calculations and approved geologic report
shall be submitted to the Building Division of the Department of Comm unity Department
issuance of any permits, The completed geotechnical report, including reconu-ri
for the acceleration to be used for designing the structures on the site, or a statement' that'
the adopted Uniform Building Code is adequate for the seismic design of the structures
on the site, shall be submitted to the Public works Department. The Public wvorks
Department will obtain an independent analysis of the completed geologic report. The
cost of this analysis will be paid by the z,pplicant. When the report has been amended to
g.' Any areas within, the Alquist-Priolo special studies zone must be investigated prior to
to complete the permit plan review. .
c
Conditional Use Permit No. 93-391
Tentative Tract No. 14700/
Coastal Dvelopment Permit No. 93-23
Page Five
h. An engineering geologist shall be engaged to submit a report indicating the around
surface acceleration from earth movement for the subject property. All structures -Mthin
this- development shall be constructed in compliance with the g-factors as indicated by the
geologist's report. Calculations for footings and structural members to withstand
anticipated, g-factors shall be submitted to the Cityfor review prior to the issuance of
building permits, r
t Tie site plan shall include (or reference page) all conditions ofapproval imposed on the
project printed verbatim.
Prior to issuance of grading permits, the applicant shall complete the following:
a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No.
1 for review and approval and inclusion in the entitlement file,
b. A landscape Construction Set niust be submitted to and approved bythe Departments of
Community Development and Public Works.
1. The-Landscape Construction Set shall include a landscape plan prepared and signed
by a State Licensed Landscape Architect and which includes all proposed/existing
plan materials (location, type, size,-quantity), an i rigatio;t plan, a grading plar,, an
approved site plan, and a copy of the entitlement conditions of approval.. Irrigation
demands shall be submitted to insure proper irrigation service sizing and, the
landscape plan shall include drought tolerant plants and turf for all common area
landscaping.
2.. The landscape plans shall be in, conformance with the Holly Seacliff Specific Plan
and Section 9608 and of the Huntington Beach Ordinance code. The set must be,,
approved by both departmnts prior to issuance ofbuilding permits. Any existir',g
mature trees that must be removed shall be replaced at a 1 to I ratio wit3t minimum
36-inch box trees, which shall be incorpotated into the project's landscape plan.
c. A grading plan shall be submitted for review and approval. A plan for silt control for all
may be required if deemed necessary by the Director of Public Works.
water runoff from the property during construction and initial operation of the project
d. The applicant shall obtain a National F;ollutant Discharge Elimination,System for
(pce1004-1Q)t'J fl LLB i ISL.,
a eVto all g if
construction activities from the Regiond Water Quality Control Board. Evidence that the
PAshall bermit has been obt sub fitted to the City En inee •-.
J
Conditional Use Permit No. 93-39/
Tentative Tract No. 147001
Coastal Development Permit No. 93-23
Page Six
e. A detailed soil analysis shal, be prepared by a registered engineer and shall be subject to
approval of the Department of Public \6'orks.
4. Prior to the issuance of building permits, the following conditions shall be corhplied with:
a. The Final Map, for.that phase, shall be accepted by the City Council, recorded with the
Orange County Recorder and a copy filed with the Department of Community
Development, except for model home compiiexes.
b. The configuration of the security gates shall be subject to the approval of the Public
Works, Police, Fire;and Community Development Departments,
c. For any site plans that include architectural features encroaching into sideyard setback
areas, Code Amendment No.. 93-10 shall be approved by the City Council and in, effect.
5. Prior to the final inspection of the first unit of each final map:
The traffic'impact fee shall be paid,for the entire tract or approved phase, in accordance,
with Development Agreement No. 90-1, prior to the release for occupancy of the first unit
of each, phase.
b. A reproducible mylar copy of the recorded final map, along with a digital graphics file of
the recorded map, shall be submitted to the Department of Public Works.
c. All Landscaping of common areas for each phase shall be completed,
6. Fire Department requirements are as'follovws:
a. A Fire Protection Plan pursuant to Fire Department Specification #4L6 will be required
intersections, and corner to comply with Fire Department Specification #401.
b. Adequate tui-ning radius minimum 17 foot by 45 foot must be provided for turnarounds,
prior to release of building permits,
no parking areas .posted pursuant to Fire Deparime'ra Specification -941:5.,
c. All roadwavs which, are less than 40 feet wide must be posted as fire lanes and must have
. Approximately 29 fire hydrants will be4equired.
x
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i
I J
Conditional Use Permit No. 93-39/
Tentative Tract No. 14700/
Coastal Development Permit No. 93-23
Page Seven
e. All units having a gross square footage of 5,000 square,feet or greater must have
automotive sprinklers installed.
f. Units on all "flag" type or other lots which may hinder Fire/Rescue access must be
automatic sprinJered.unless fire equipment access requirements have been approved by
the Fire Department and are provided pursuant to Section 10.203 and Section 10.205 of
the-1991 Uniform Fire Code,
g. Building address numbers for each unit must meet Fire Department Specification 4428.
Ii. Prior to release of building permits, all measures for compliance of oil, methane, and
environmental issues must be completed by phase, per Fire Department Specification
#422, 429 and 43.1.
7. All,- 11ding spoils, such'a unusable lumber, wire, pipe, -and other surplus or unusable
material, shall be disposed of at an off site facility equipped to handle them,
8. Private open space/view corridors, for that phase, shall be developed and available. for
homeowNner's use at 50 percent occupancy for each phase.
9.During construction, the applicant shall"=
a. Use water trucks or sprinlcler's'sterns in all areas where vehicles travel to keep damp
enough to prevent dust raised when leaving the site.
b. Wet down areas in the late morning and after work is completed for the day;4 .
Attempt to phase and schedule constriction activities to avoid high ozone days (first
stage smog, alerts);
d. Discontinue construction during second stage smog alerts.
10. This conditional use permit shall not become effective until Zone Change No, 93-3 h,asbeen
approved by the City Council and in effect.
(pcOO04-a2),
0
Condi,tiont =iJse Pe-nit NTo. 93-391
TO,tative Tract No. 14700/
Coastal Development Permit No. 93-?a
Page Eight
QQN.3ITt , NT c F .4 R VA NT&TIV T A T N . 47 O
1The tentativf trac,:}dated received h4arch 4, 1994, shad be the approved layout with the
folk wing tnodifcatiora:
a. Include the 'remnant of Clay Street.
b.' Provide a minimum 15 foot wide landscape easement adjacent to Clay Avenue and
Seapoint Street
c. Revise layout pursuant to Exhibit "A and Exhibit "B" (attached) datedMarch 8, 1994.
2. Public Works requirements are as follows, The fol!owin conditions are re aired to be
completed prior to the recordation of the final bnap urdess othenvise stated., If the final maps
are phased, then theseyconditions shall be applied to each map. Bondiia,xna}hbe substituted
for construction in accordance with provisions of theSubdivision Jap Act.
a. Submit a separate utility plan shoeing all underground utilzties along with water system
improvements including service connections to each building fire hydrants, valves,
baclkflow devices andd,otht appurtenances in accordance with all applicable sectikh of
the Uniform: Plumbing Code, City ordinances, Public Works standards and Water
Division design criteria and Water Division Rules and, Regulations for the Use of
Reclaimed Water. These plates shall be submitted and approved by the Public , 7orks
Water Department and Fire Department prior to any construction.
b. Irrigation services shall be provided per the requirements of the Det'elopment Agreement
and the Holly Seacliff Specific Plan.
c, All public water systems shall be, located w Thin vehicular travelways in an easement
dedicated to the City, or as othenvise approved by the Water Operations Manager. The
I-; omeownerS Association shall be responsible for the cost and repair of any=enhanced,
pavement it the water facilities refit
All public water s}stems shall be designed and installed per the City of Huntin
Water Division's Design Criteria, Standards Drawing and Specific
on Beach
1
Conditional Use Permit No. 93-391
Tentative Tract No, 14700/
Coastal Development Permit No. 93-23)
Page Nine
e. A backflow device acceptable to the N ater Division shall be installed on each water
service;' including irrigation services as applicable. All backilow devices shall be painted
to match. the surrounding aesthetics. The-Markings, indicating the size, model number
and serial number, shall be permanently affixed to the body of the backflow device and
must remain visible after painting:
f Fire hydrant locations shall be approved by the Fire Department prior to submittal of The
utility plan to Public Works. All fire hydrant laterals shall be located in a vehicular
travelway in ari easement dedicated to the City
Each water meter shall be sized per the latest edition of the Uniform Plumbing Code,
Any residence requiring a type 13-D fire sprinkler system shall have a 2" domestic Ovate
service per Standard plan 603-B. Any water service found to be within a driveway shall';
be removed eon nnletely and re-i staled at the proper.location at no cost to the w'ater
„rivision. A.ffer the plans are approved, if the building plan changes, and, as -a resulty&
water service is found to be sized incorrectly, the service shall be Temove6 completely
and replaced with the coz ect size servi ce at no cost to the Water Division.
h. On-street parking, located on curved streets, shall,be restricted as necessary to be provide
for proper site distance as determined by the City Engineer.
i. Sewer systems within private streets shall be owned Viand maintained by the homeo\ner`s
association.
j. Interior streets and utilities there a,shail''he desifiited and constructed in accordance :with,
the Department of public Works S'landard,"
k. Signing, striping and street: lighting shall,beU.. Igned and constructed in accordance with
public \\Torks Standards..
All vehicular access rights to the south side of Clay Avenue shall be released and
relinquished to the City of Huntington Beach, except at locations approved by the
Planning Commission.
ni. The er;cineer or surveyor preparing'the final m;ap shall tie the boundary of the map to the
Horizontal Control System established by the t, unty Surveyor in'a manner described in
Sections 7-9-330 and 7-9-337 of the Orange--County Subdivision Code and. Orange
County Subdivision Manual, Subarticle 8.
ATTACH -AE T NO (_Al
Conditional Use Permit No. 93-39/
Tentative Tract No. 14700/
Coastal Development Permit No. 93-23
Page Ten
n. Then engineer or surveyor preparing the final map shall submit to the County Surveyor a
digital. graphics file of said map in a manner described in Sections 7-9-330, and 7-9-337 of
the Orange, County Subdivision Code and Orange County Subdivision Manual, Subartitae
18.
o. A drainage system shall be designed to provide ,for srlt =t r :.' t and erosion control both
during and after construction of the proposed project,
P.Storm drain facilities, except those draining public s ; wt..hall be privately maintained.
q. Hydrology and hydraulic studies shall by submitte ; o.blic \ orks approval.
r. Existing and future utilities shall be installed u.nderrround. Underground utilityplans
shall be "submitted to the Department of Public Works,for review and approval prior to
construction of any underground utilities.
Sewer and stone, drain easement widths shall be in conformance with the County of
Orange Design Guidelines, or as approvedby the City Engineer.
All landscaping in common areas shall be completed pursuant to an approved landscape
construction set; or a bond may be posted w vith the Department of Public Works.
u. Zone change Tlo. 93-2 shall be approvedby the City Council and in effect.
3. At least 60 days prior to recordation of the final tract maps CC&R's shall be submitted to and
approved by the City Attorney and the Department of Community Development. The
CC&R°s 'shall ref? :ct the common driveway access,p sements, and maintenar-, ofall walls
and co nmon ladscape areas by the homeownefs '56ciation (j.
CODE A F ` L'IST', 'S:
The project shall comply with the Holly -SeacliffAffordable Housing Plan.
2. The development shall comply with all applkable.provisions of theordinance Code,
be prohibited on Sundays and Federal holiday's.
Building Division and Fire Department.
3., Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PI`S. construction shall
Conditional Use Permit No. 93-39/
Tentative Tract NNo1147001
Coastai Development Permit No, 93-23
Page Eleven
4. Conditional Use PermitNo. 93-39,, Tentative Tract no. 14700 and Coastal Development
Permit No. 93-23 shall become null and void unless exercised. within two (2) years of the
date of final approval, or such extension of time as may be granted by the Planning
Commission pursuant to a written request subrni red to theeCommunity Development
Department a minimum 30 days prior to the expiration date.
I hereby certify that Conditional Use PermitNo,93-39, Tentative Tract No. 1 700 and Coastal
Development Permit No,93-23 were approved by the Planning Commission of the City of
Huntington Beach on March 15, 1994 upon the foregoing findings and, conditions. This approval
represents conceptual approval only; detailed plans must be submitted for review and the
aforementioned conditions completed prior to final approval,
Sincerely,
Howard Zelefsky, Secretary
Planning Commission
Scott Hess
Senior Planner
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