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HomeMy WebLinkAbout1978-11-14Approved Dec. 5, 1978 MINUTES HUNTINGTON BEACH PLANNING COMMISSION ADJOURNED MEETING Room B-8 - Civic Center 2000 Main Street Huntington Beach, California TUESDAY, NOVEMBER 14, 1978 - 7:00 PM COMMISSIONERS PRESENT: Higgins, Russell, Stern, Finley, Cohen, Bazil, Paone COMMISSIONERS ABSENT: None NOTE: A TAPE RECORDING OF THIS MEETING IS ON FILE IN THE PLANNING DEPARTMENT OFFICE. TENTATIVE TRACT NO. 8197 Applicant: Foxx Development Corporation To permit construction of a 46 unit, single family residential development on the north side of Taylor Avenue approximately 660 feet west of Beach Boulevard in an R1, Low Density Residential District. Acting Secretary Palin reported that the applicant has requested that the Commission consider certain modifications in two of the suggested conditions of approval concerning energy saving lighting and block walls. The Commission concurred with the changes, and Commissioner Bazil noted that the applicant should take into con- sideration the possible extension of a north -south street at the time he constructs the wall on the north property line, in order to assure the least amount of disruption to the wall if and when the street goes through. Commissioner Russell stated that he remains opposed to any future north -south street to provide access from Talbert Avenue and that it is the consensus of the homeowners in the area that approval of the subject tract with this provision is in conflict with prior assurances made by the City in regard to circulation for the area. ON MOTION BY HIGGINS AND SECOND BY RUSSELL TENTATIVE TRACT MAP NO. 8197 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS: 1. The proposed subdivision of this 9.45 acre parcel of land zoned Rl (which allows 6.5 units per gross acre) is proposed to be constructed having 4.86 units per gross acre. Minutes, H.B. Planning Commission Tuesday, November 14, 1978 Page 2 2. The General Plan has set forth provisions for this type of land use as well as setting forth objectives for implementation of this type of housing. 3. The property was previously studied for this intensity of land use at the time the land use designation for medium density residential was placed on the property. 4. The lot size, depth, frontage, street widths, and all other design and improvements features of the proposed subdivision are proposed to be constructed in compliance with standard plans and specifica- tions on file with the City, as well as in compliance with the State Map Act and supplementary City Subdivision Ordinance. CONDITIONS OF APPROVAL: 1. The map received and dated November 14, 1978, shall be the approved layout. 2. A 6-foot high, 6" wide block wall shall be constructed along the west property line. The design and materials of this wall shall be subject to Planning Department approval. 3. Sewer, water, and fire hydrant systems shall be subject to City standards. 4. Sewerage shall be through the Huntington Beach sewer system. 5. Water service shall be through the Huntington Beach water system. 6. Drainage for the subdivision shall be approved by the Department of Public Works prior to recordation of a final map. This system shall be designed to provide for siltation and erosion control both during and after construction of the project. 7. The developer shall dedicate on the final map a ten (10) foot public access easement to provide access to the adjacent park from that cul-de-sac which abuts the park site within the southerly half of the proposed subdivision. 8. Provisions shall be made for future dedication of a north -south street to the northerly property line of the subject tract, for the purpose of providing vehicular access to the property to the north. 9. If the developer proposes to provide air conditioning, the insula- tion in ceilings and exterior walls shall be a minimum of R-19 and R-11, respectively. If no air conditioning is to be provided, the insulation in ceilings and exterior walls shall be a minimum of R-13 and R-7, respectively. -2- 11-14-78 - PC Minutes, H.B. Planning Commission Tuesday, November 14, 1978 Page 3 10. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 11. A chemical analysis, as well as tests for physical properties of the soil on subject property, shall be submitted to the City for review prior to issuance of building permits. 12. High-pressure sodium vapor lamps shall be installed by the developer within the rights -of -way of all public streets provided that a program can be developed suitable to the Planning Department, the Department of Public Works, and the Southern California Edison Company. 13. Low volume heads shall be used on all spigots and water faucets. 14. A 6 foot high masonry wall shall be constructed on the north property line of subject property and on the east property line also, exclud- ing any portion of the easterly property line where there is an existing wall on the abutting property. AYES: Higgins, Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: None ABSTAIN: None SEACLIFF PHASE IV Applicant: A. J. Hall Corporation ZONE CHANGE NO. 78-4 - A change of zone from ROS-0 to R2-PD-O CONDITIONAL USE PERMIT NO. 77-23 - To permit 533 single-family and townhouse residential units. TENTATIVE PARCEL MAP NO. 78-37 - A four -lot division of land. TENTATIVE TRACT NO. 10067 - To provide 190 lots, one lettered lot (Product B). TENTATIVE TRACT NO. 10068 - To provide one lot (Product C). TENTATIVE TRACT NO. 10069 - Tp provide 147 lots, one lettered lot (Product A). ENVIRONMENTAL IMPACT REPORT NO. 77-6. Commissioner Higgins informed the Commission that he would abstain from discussion or action on the above items. Acting Secretary Palin presented the various departments which the Commission had asked to have represented at this meeting as follows: -3- 11-14-78 - PC Minutes, H.B. Planning Commission Tuesday, November 14, 1978 Page 4 Jim Barnes, Environmental Resources; Mary Lynn Norby, Local Coastal Program; Steve Kohler, Housing; Mel Ott, Fire Department; Mike Zambory, Public Works; Norm Worthy, Recreation and Parks. No Police Department representative was present. Cecil Sterling, representing the firm which prepared the Environmental Impact Report (Ultrasystems) was also present at the meeting. Acting Secretary Palin discussed procedure, and it was determined to review the EIR for adequacy prior to considering the actual project applications. Cecil Sterling reviewed the identified impacts to be expected from the proposed project. He noted that many of the changes incorporated into the plan have come about as a result of those impacts identified in the EIR and could be considered as mitigation measures for the project. The Commission reviewed the EIR, discussing the following major points in regard to the adequacy of that document: Soils: Mr. Sterling said that two previous soils reports done in 1975 and 1976 had identified no significant soil problems, adding, however, that there should be a subsequent report to design for acceleration that might be expected from a 6.6 quake. Commissioner Stern suggested that subsidence could be a problem that has not been fully addressed in the EIR and that there might be a future need for water injection opera- tion, since the area to the east and north of the project site has experienced subsidence in the past. Mr. Sterling said that the project area itself has no history of subsidence. Drainage: The Commission expressed concern that the EIR does not show the as it is presently proposed and that an update on the drainage system might be appropriate. Mr. Sterling pointed out that the changes to the drainage system were in fact brought about by the impacts identified in the EIR, and that to require amendment to the EIR because it had successfully accomplished its objective in mitigating the adverse effects would penalize the consultant. It was his feeling that unless the Planning Commission finds that the change in the drainage plan con- stitutes a substantial change in the project no further EIR revision should be necessary. Jim Barnes informed the Commission that the consultant has completed a later drainage study and the Environmental Resources section is requesting that it be incorporated as part of the final Environmental Impact Report. He said that the issues addressed therein were acceptable to the agencies most concerned; i.e., the Department of Fish and Game and the Regional Water Quality Control Board. Parks: The Commission discussed the fact that this development does not include a neighborhood park, even though it does provide a large amount or private open space. Norm Worthy addressed the Commission to state -4- 11-14-78 - PC Minutes, H.B. Planning Commission Tuesday, November 14, 1978 Page 5 that the environmental document is adequate for park purposes and that his department is completely satisfied with it. Fire Department Concerns: Mel Ott indicated that the EIR has addressed the major concerns for access and circulation to the area, and sufficient facilities are available to serve the project. He noted that response time to the area will be adequate, but pointed out that the EIR does not address final design and interior circulation problems. In response to a question from Commissioner Cohen concerning the location of underground oil lines through the project area, Mr. Ott replied that these are of concern to the Fire Department but can be handled during the construction phase of the development. Mr. Young of the Huntington Beach Company said that maps of all underground lines are available in his office. Sewer: Adequate sewers for the project was considered a critical point by the Commission, with Commissioners Bazil and Finley emphasizing that they could not vote to approve the project until Reach 3 of the Pacific Coast trunk line was under construction. Socio-Economic Effects: Commissioner Cohen pointed out the need for updated cost/revenue studies to be prepared for the project, noting that the current EIR does not include the post -Proposition 13 impacts the City may face from a project of this size. Police Protection: It was the consensus that the EIR had addressed the amount of police protection needed for the project; it was noted, how- ever, that the cost of that protection might need re-examination in light of Proposition 13. Air Quality: Discussion determined that the EIR had adequately examined the air quality impacts for the project, both as the project might affect the environment and as the surrounding land uses might affect the future residents of the project. 38th Street: Commissioner Bazil stated that this, in his opinion, is also a critical point, and that the Commission should insist on at least dedication of right-of-way to Pacific Coast Highway, if not full street width installed at this time. The possibility that 38th Street at ultimate width and carrying ultimate traffic load might affect the drain- age into the Bolsa Chica was discussed and it was the consensus that this particular concern had not been discussed and resolved in the EIR. Housing: Steve Kohler noted that the Housing Element is in the formative stage and that no Local Coastal Plan housing policy has been determined. He also noted that the unavailability of land at any price makes location of low-cost housing in the coastal area extremely difficult. Mr. Kohler indicated that is his opinion the manner in which the Coastal Commission has been obtaining this type housing in coastal projects is not the optimum method of providing such housing. -5- 11-14-78 - PC Minutes, H.B. Planning Commission November 14, 1978 Page 6 Local Coastal Plan: Mary Lynn Norby addressed the Commission in regard to the LCP and the policies of the Coastal Act. She informed them that until the LCP is complete there are no City policies in the area, but that any discussion or decisions made by the Planning Commission (e.g., approval of these projects, extension of 38th Street, etc.) would enter into the study data for the LCP. Extensive discussion took place among Commission members as to whether in this review it should consider the desires and policies of the Coastal Commission for the coastal zone, the provision of lower cost housing, and/or the growth inducing impact of the completion of the trunk sewer and the extension of 38th Street from Pacific Coast Highway to Garfield Avenue. The possible prejudicial effect on the future Local Coastal Plan which might result from approval of these projects was also discussed. The public hearing was opened. Herb Chatterton, Amigos de Bolsa Chica, said he remains concerned with the quality of runoff water. He suggested the possibility that an align- ment for 38th Street through a cut in the bluff might allow drainage to Pacific Coast Highway and the ocean and might eliminate the need to drain storm runoff into the Bolsa Chica. Jack Spruill, Fish and Game representative, spoke in regard to the proposed drainage, saying that his department does not feel that the EIR addressed the current drainage plans. He said that a letter had been submitted from the Department of Fish and Game indicating that it could conditionally concur with the proposed drainage; however, they do feel that it should be incorporated into the EIR in order to comply with the legal requirements of CEQA. Commissioner Paone discussed with legal staff the procedure for rejecting a portion of an environmental document while finding it adequate in other areas. ON MOTION BY PAONE AND SECOND BY BAZIL THE COMMISSION FOUND ENVIRON- MENTAL IMPACT REPORT NO. 77-6 INADEQUATE INSOFAR AS IT FAILS TO APPRO- PRIATELY ADDRESS THE DRAINAGE ISSUE AND DIRECTED THAT AN AMENDMENT BE PREPARED WITH RESPECT TO THAT ISSUE ALONE AND THAT SAID AMENDMENT SHOULD INCLUDE VARIOUS ALTERNATIVES WHICH MIGHT BE AVAILABLE IN TERMS OF DRAINAGE PLANS AND THE IMPACTS SUCH PLANS MIGHT HAVE, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: None ABSTAIN: Higgins ON MOTION BY STERN AND SECOND BY FINLEY THE COMMISSION REQUIRED THAT THE COST/REVENUE IMPACTS OF THE PROJECT IN RELATION TO CITY SERVICES TO BE PROVIDED BE UPDATED, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Paone NOES: Bazil ABSENT: None ABSTAIN: Higgins 1 Fi -6- 11-14-78 - PC Minutes, H.B. Planning Commission November 14, 1978 Page 7 Commissioner Stern made a motion, seconded by Bazil, that the Environ- mental Impact Report include a study of 38th Street as a master -planned route between Garfield Avenue and Pacific Coast Highway showing the traffic impacts of that street in that configuration. Extensive discussion followed concerning the relevancy of the total street to this particular project and whether or not the traffic concerns had been satisfactorily addressed in the EIR. Mr. Stern and Mr. Bazil withdrew their motion and second. ON MOTION BY PAONE AND SECOND BY BAZIL THE COMMISSION DIRECTED THAT THE DRAINAGE AMENDMENT TO THE EIR SHOULD INCLUDE BOTH THE TRAFFIC AND DRAIN- AGE IMPACTS OF THE NEW ALIGNMENT OF 38TH STREET, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: None ABSTAIN: Higgins A. J. Hall and Rod Freedman addressed the Commission to request that the Environmental Impact Report be certified as adequate and the project conditioned to meet the concerns which the Commission has expressed. John O'Connor reviewed the various alternative actions the Commission may take with regard to the requirements for an EIR. Jim Barnes informed the Commission that an amendment to the environmental document would require another public hearing and public input period, which he noted would be a minimum of thirty days. Cecil Sterling discussed the extreme difficulty of accurately determining the economic balance of the project, given the uncertain effects of Proposition 13, and pointed out that under the CEQA regulations consideration of economic effects is optional and may be disregarded if the Commission should elect to do so. ON MOTION BY PAONE AND SECOND BY BAZIL THE COMMISSION, PURSUANT TO THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, DETERMINED TO WAIVE THE REQUIREMENT FOR INCLUSION IN THE ENVIRONMENTAL IMPACT REPORT OF A DISCUSSION OF ECONOMIC EFFECTS, WITH THE STIPULATION THAT THE ECON- OMIC INFORMATION WILL BE PROVIDED BY THE DEVELOPER AT THF.. NEXT STEP IN THE PROCESS, BY THE FOLLOWING VOTE: NOES: Cohen ABSENT: Finley ABSTAIN: Higgins ON MOTION BY PAONE AND SECOND BY BAZIL THE COMMISSION DETERMINED TO SOLICIT INFORMATION FROM THOSE PRESENT WITH REGARD TO THE DRAINAGE ISSUE TO ALLOW A DECISION ON POSSIBLE MODIFICATION OF THE EIR, BY THE FOLLOWING VOTE: AYES: NOES: ABSENT: ABSTAIN: Russell, Stern, Bazil, Paone Cohen Finley Higgins -7- 11-14-78 - PC Minutes, H.B. Planning Commission November 14, 1978 Page. 1.8 Mr. Paone elaborated on his motion by stating that the information should include the drainage proposal as'it currently exists, the drainage impacts to be expected from the street through from Garfield to PCH, and other alternatives (drainage to the ocean, for example). Dave Walden made a presentation of the drainage system, citing hydrology reports prepared for the project. He also informed the Commission that maintenance of the system will be monitored by the State Water Quality Management District. The proposed drainage system has received the en- dorsement of the Department of Fish and Game and the Regional Water Quality Control Board, the two most directly concerned public entities. The Commission discussed the information presented by Mr. Walden, consid- ering whether or not it might be incorporated into the environmental impact report as a modification made by the Commission with an analysis from Ultrasystems of the proposed drainage plan and other concerns. Com- missioner Bazil indicated that an analysis of the drainage might serve to substantially answer the questions he had in regard to the impacts of 38th Street as well. 'Timing of such a modification as opposed to an amended report was discussed with the proponents, and Mr. Hall agreed to a two -week continuation of the hearing. It was determined that the individual Commissioners should enumerate their concerns and the applicant submit written responses for the next public hearing as well as the Ultrasystems analysis. It was stressed that the Commission had made no commitment to approve the EIR or the project at that time. ON MOTION BY BAZIL AND SECOND BY RUSSELL THE COMMISSION DETERMINED TO RECONSIDER THE PRIOR ACTIONS REJECTING PORTIONS OF THE ENVIRONMENTAL IMPACT REPORT, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: None ABSTAIN: Higgins ON MOTION BY BAZIL AND SECOND BY PAONE THE COMMISSION RESCINDED ITS PRIOR ACTIONS REJECTING PORTIONS OF THE ENVIRONMENTAL IMPACT REPORT, BY THE FOLLOWING VOTE: AYES: Russell, NOES: Finley, ABSENT: None ABSTAIN: Higgins Stern, Bazil, Paone Cohen ON MOTION BY BAZIL AND SECOND BY RUSSELL ENVIRONMENTAL IMPACT REPORT NO. 77-6 AND ALL APPLICATIONS INCLUDED IN SEACLIFF PHASE IV PROJECT WERE CONTINUED TO AN ADJOURNED MEETING ON TUESDAY, NOVEMBER 28, 1978, AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: None ABSTAIN: Higgins -8- 11-14-78 - PC Minutes, H.B. Planning Commission November 14, 1978 Page 9 The Commission emphasized that its above actions were taken based upon specified documents being presented to contain the necessary information pertinent to the expressed concerns; this information is to be incor- porated into the EIR as modifications thereto. In order to provide adequate guidance to the proponents and the consultant, the Commissioners outlined their individual concerns as follows: Commissioner Paone: Parking deficiencies must be corrected; both the regional linear park and a neighborhood park should be addressed, with consideration of a possible park type buffer between Product C and the bluff. Commissioner Russell: A definite location for a park should be delineated; the total alignment of 38th Street should be addressed, including any Conflidt with Caltrans in regard to intersection of that street with Pacific Coast Highway. Commissioner Stern: Issue of 38th Street addressed; interior circulation in conjunction with Fire Department standards; drain- age including results of the 38th Street alignment; possible signalization where needed with cost the responsibility of the developer; explanation of the proposed siltation control program; low- and moderate - income housing addressed; archaeological site pro- tection; no parallel sewer proposed - construction to depend upon timing of Reach 3 of the coast trunk line; noise impacts; and issue of RV storage - preferably with solution by project design. Commissioner Bazil: Sewers - only viable solution is construction of . Reach 3 as a condition of approval; 38th Street - impact on traffic and drainage; drainage system - Mr. Bazil noted that although this seems already to have been answered it must be included in writing in the EIR; park needs must be addressed. Commissioner Cohen: 38th Street precise plan should be completed prior to consideration of Seacliff IV; signalization where required, paid for by the developer; parking must comply with code; an alternative to draining the project into the Bolsa Chica should be considered; sewers should be started before the project is begun; park requirements must be met; location of Product C closest to the Bolsa Chica should be re-evaluated; and interior streets must meet all turning radius re- quirements of the Fire Department. Commissioner Finley: The proposed linear park must be addressed; the location of Product C nearest the bluff line -may adversely impact that linear park in the future. -9- 11-14-78 - PC Minutes, H.B. Planning Commission November 14, 1978 Page 10 ON MOTION BY STERN AND SECOND BY PAONE THE COMMISSION DETERMINED TO RECONSIDER REVISED RESOLUTION NO. 1237, AN ALIGNMENT FOR 38TH STREET, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: None ABSTAIN: Higgins ON MOTION BY STERN AND SECOND BY BAZIL THE COMMISSION ADOPTED REVISED RESOLUTION NO. 1237, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: None ABSTAIN: Higgins THE MEETING WAS ADJOURNED REGULARLY SCHEDULED MEETING NOVEMBER 21, 1978, AT 7:00 PM. Meeting adjourned at 12:45 p.m. James W. Palin Ruth Finley, Chairman Acting Secretary -10- 11-14-78 - PC