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HomeMy WebLinkAbout1978-11-28Approved Dec. 12, 1978 MINUTES HUNTINGTON BEACH PLANNING COMMISSION ADJOURNED MEETING Council Chambers - Civic Center 2000 Main Street Huntington Beach, California TUESDAY, NOVEMBER 28, 1978 - 7:00 PM COMMISSIONERS PRESENT: Russell, Stern, Finley, Bazil, Paone COMMISSIONERS ABSENT: Higgins, Cohen NOTE: A TAPE RECORDING OF THIS MEETING IS ON FILE IN THE PLANNING DEPARTMENT OFFICE. SEACLIFF PHASE IV (PUBLIC HEARING CONTINUED) ZONE CHANGE NO. 78-4 Applicant: A. J. Hall Corporation Request for a change of zone from ROS-0 to R2-PD-0 on 2.8 acres of Seacliff IV, located west of Goldenwest Street north of Palm Avenue. AND CONDITIONAL USE PERMIT NO. 77-23 Applicant: A.J. Hall Corporation To permit construction of 533 single-family and townhouse residential units on 114 acres located west of Goldenwest Street north of Palm Avenue. AND TENTATIVE PARCEL MAP NO. 78-37 Applicant: A.J. Hall Corporation To permit a four -lot division of land located west of Goldenwest Street north of Palm Avenue. AND TENTATIVE TRACT NO. 10067 Applicant: A.J. Hall Corporation To permit a 190 lot subdivision, one lettered lot (Product B) located west of Goldenwest Street, north of Palm Avenue. Minutes, H.B. Planning Commission November 28, 1978 Page 2 TENTATIVE TRACT NO. 10068 Applicant: A.J. Hall Corporation To permit a one -lot subdivision (Product C) located west of Golden - west Street north of Palm Avenue. AND TENTATIVE TRACT NO. 10069 Applicant: A.J. Hall Corporation To permit a 147 lot subdivision, one lettered lot (Product A) located west of Goldenwest Street, north of Palm Avenue. AND ENVIRONMENTAL IMPACT REPORT NO. 77-6. The public hearing on the Environmental Impact Report was opened. Herb Chatterton, Amigos de Bolsa Chica, addressed the Commission to note that the drainage addendum to the EIR had not in his opinion adequately responded to the concern of the effect of the runoff from the project on the Bolsa Chica. There being no other persons to speak in regard to the EIR, the public hearing was closed. Acting Secretary Palin presented a brief history of the project to date, including 'previously expressed concerns of both staff and the Commis- sioners. An addendum to the EIR now includes the drainage system as proposed. Since the Commission last met, the Coastal Commission has approved Reaches 1 and 2 of the Pacific Coast Highway trunk sewer and a communication has been received from the Sanitation District addres- sing the sewer issue. Staff will begin work on the precise plan of alignment for 38th Street; anticipated time for completion of that align- ment is four to five months. The proponent has presented a revised plan for Product C which will permit parking to comply with code, and a meeting has been held (on November 27) on the park dedication for the project. Dave Walden reviewed the drainage information, touching upon the histor- ical drainage pattern for the area, capacity of the storage basins, and the efficiency of the siltation basins in removing suspended solids from the runoff water. Consultant Cecil Sterling informed the Commission that most heavy metals will he settled out in the siltation basins but without knowing the absolute amount of water it is impossible to develop the precise concentration of metals and chemicals to be expected. The Commission discussed the drainage addendum at length considering whether the percolation from the basins could have an adverse effect on the underground aquifers, the removal of _precipitated material from the settling basins, the relative cost of the drainage as proposed and a Minutes, H.B. Planning Commission November 28, 1978 Page 3 pipeline under 39th Street to take drainage to the ocean, and the quantity of runoff into the Bolsa Chica after construction of the sub- ject project as opposed to the quantity from the original land form prior to construction of any of the Seacliff projects. Mr. Walden said that the existing Seacliff phases had been considered in his computations but he had not gone back to include the land as it originally existed. Commissioner Bazil indicated that the addendum had resolved the drain- age of this particular area, but any part of the remaining land that could be drained to the ocean should be drained in that direction. He also noted that the drainage as proposed should result over a period._ of years in much less runoff into the Bolsa Chica than presently exists. Commissioner Stern said that he feels the information is not sufficiently accurate, and pointed out discrepancies between statements in the EIR and the consultant's comments. Commissioner Paone noted that the Com- mission in its prior action had requested that updated economic infor- mation be submitted at the next step in the process, and this has not been submitted. The following areas of concern relating to the projects were discussed: Parking in Product C: Ray Salmi presented two alternative treatments for this area, one of which adds one -bedroom units. The reduced parking requirement under this plan still leaves Product C 20 spaces short, but has reduced the shortage by about 25 spaces. Another alternative would adjust the parking into clusters, with circulation into a cluster at one point only and emergency exit over turf block provided for fire equipment. Mr. Salmi pointed out that landscaping would be lost through this alternative, but it would provide a parking ratio of 2.5/1 which he feels is adequate for that particular product. Jim Palin pointed out that it would require a combination of both alternatives to bring the area up to code requirements; he also discussed the code requirement that 50 percent of garages in a planned development be set back twenty feet to serve as guest parking spaces. Mel Ott said that the Fire Department prefers a treatment which would provide two-way access to the parking nodes. Streets: Commissioner Stern suggested the possibility that it may be advisable to amend the Circulation Element of the General Plan to delete the extensions of Palm and Garfield beyond 38th Street to eliminate the neeJ to consider any four-way intersections. Jim Palin noted that this could be brought up as part of General Plan Amendment 79-2. Bob Bazil again emphasized the he could not vote to approve the projects without conditioning them to comply with the precise plan as adopted for 38th Street. Sewer: It was the consensus of the Commission that, despite the Coastal Commission's approval of Reaches 1 and 2 of the trunk sewer, it will still be necessary to condition Seacliff IV to wait upon start of con- struction of Reach 3. Parks: Norm Worthy, Director of Recreation and Parks, informed the Commission that up to five acres of the 7.875 acres to be dedicated by -3- 11-28-78 - PC Minutes, H.B. Planning Commission November 28, 1978 Page 4 Seacliff IV could be applied as a,neighborhood parkV with the remain- der being used as a portion of the proposed linear bluff park (all of the proposed dedication is located along the bluff). He also reviewed prior commitments of dedication by the, Huntington Beach Company which have not been completed, as they relate to the community park at 17th and Main and the neighborhood park at Palm and Goldenwest. Commissioner Paone expressed disappointment with the ,"amount of the proposed dedicated acreage and pointed out that the designation of that,dedication as shown in Attachment 2 submitted for review seems inaccurate. The Commission discussed how access to the park would be taken, consid- ering the danger to children of crossing 3"8th Street.. The possibility of providing a bridge or an underpass was"discussed.• A.'J. Hall said that the.7.875 acre figure. is the company's firm offer for dedication and that precise boundaries on the northeast side will be adjusted. He also noted that they would be opposed to providing an underpass for access to the park unless it could be incorporated in,some way with the drainage channel: In connection with his remarks concerning the park, he also offered to cover the adjoining archaeological sites with two feet of fill, if that should be the desire of the City, and noted that maintenance of the siltation basins will be the responsibility of the homeowners association for the project. maps and the should be its addendum Extensive discussion took'place'on the timing on the tract other application requests and the prover procedures which followed. Adequacy of the environmental impact report with was again reviewed. ' ' I COMMISSIONER PAONE MADE A MOTION, SECONDED BY STERN, THAT ENVIRON- MENTAL IMPACT REPORT NO. 77-6 BE DISAPPROVED DUE TO FAILURE TO PROVIDE INFORMATION ON ECONOMIC IMPACT AS REQUESTED BY THE COMMISSION, AND THAT SUPPLEMENTARY ECONOMIC INFORMATION BE PROVIDED AS AN INTEGRAL PART OF THE EIR,PURSUANT TO A NOTICED HEARING. MOTION FAILED BY THE FOLLOWING VOTE: AYES: Stern, Finley, Paone NOES: Russe_ti, Bazil ABSENT: Higgins, Cohen ABSTAIN: None Commissioner Russell made a motion that the Commission approve EIR 77-6 and Zone Change 78-4 and request that the economic information, as well as any -other information which might be needed,.be,suhmitted prior to any further action. After it :aas pointed out that a separate public hearing must be held for the zone change and the applicant's concurrence obtained for any further continuance, this motion was withdrawn. Staff and legal counsel advised the Commission that without the appli- cant's consent for continuance the tract maps would be deemed approved subject to compliance with code if not acted upon at this meeting. The zone change and the conditional use permit, however, are not deemed approved by failure to.act and, in the opinion of staff, the tracts -4- 11-28-78 - PC Minutes, H.B. Planning Commission November 28, 1978 Page 5 cannot comply without the conditional use permit because of deficiencies in lot size and frontage under the base district. A. J. Hall addressed the Commission in regard to their concerns. He indicated that the economic information could be available in two weeks, but pointed out that it could be only a "best estimate" based on current information and cannot project future figures accurately, given the uncertainties of revenues and expenditures because of Propo- sition 13 budget constraints. With this understanding, he agreed to a continuation for two weeks. ON MOTION BY RUSSELL AND SECOND BY BAZIL THE COMMISSION APPROVED ENVIR- ONMENTAL IMPACT REPORT 77-6, CONTINGENT UPON SUBMITTAL OF THE ECONOMIC INFORMATION PRIOR TO FINAL COMMISSION ACTION ON THE TRACT MAPS AND THE CONDITIONAL USE PERMIT, AND MODIFIED AS FOLLOWS: 1) THE DRAINAGE ADDENDUM SHALL BE REWORDED TO NOTE THAT "MAJOR PIPELINE AND UTILITY MODIFICATIONS SHALL BE PLACED UNDERGROUND IN CONNECTION WITH EXISTING OR NEW CITY OR DISTRICT NETWORKS," AND 2) THE DRAINAGE ADDENDUM AS MODIFIED ABOVE IS HEREBY INCORPORATED AS A PART OF THAT EIR DOCUMENT. MOTION CARRIED BY THE FOLLOWING VOTE: AYES: Russell, Stern, Bazil, Paone NOES: Finley ABSENT: Higgins, Cohen ABSTAIN: None The public hearing on Zone Change No. 78-4 was opened. Rhoda Martyn addressed the Commission to question the reasons for the zone change and to suggest that perhaps that 2.8 acres involved in the request could be put in parkland elsewhere. There being no other per- sons to address the Commission, the public hearing was closed. i Staff located on the map where the several sections of the proposed change of zone were located and A. J. Hall explained the adjustments were made necessary by the configuration of the development. Dave �Walden informed the Commission that land has also been transferred from residential to open space by the project design. The possibility of requiring an -r-..al amount of acreage to be added to the park designa- tion was disc->>_d; however, Commissioners Russell and Bazil objected such a trade--)ff, preferring instead that the golf course not be decreased even by this small acreage and that the tract boundary be ad- justed to effect an equal transfer of land. Staff also expressed con- cern that the actual layout of the course and the proposed retention basins which are planned to be par'-ially within the golf course would be affected. Mr. -Tall proposc.I that two units be removed from the cul.-pie-sac abuttin�7 the largest parcel which is proposed for rezoning; this would, he said remove the bulk of the rezoning and would be close to an even trade-off. Commissioner Stern pointed out that no mention had been made in the environmental impact report of removal from ROS zoning of any portion of the golf course. -5- 11-28-78 - PC Minutes, H.B. Planning Commission November 28, 1978 Page 6 Ben Cole asked that the record show that at the November 27 meeting the Huntington Beach Company had offered 14.8 acres aiong,the bluff as total payment for their Phase IV obligation plus that which has been accrued on previous development. That offer was rejected by the Recreation and Parks Department because they preferred two other loca- tions as top priority park sites. Commissioner Paone stated that it had not been his understanding that any specific offer of such dedica- tion had been made, but that it had simply been mentioned as a way of combining the H.B. Company's existing debt of 6.8 acres with the re- quired dedication for this development. A MOTION WAS MADE BY PAONE AND SECONDED BY STERN THAT THE COMMISSION RECOMMEND TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE NO. 78-4 UPON THE CONDITION THAT A WRITTEN AGREEMENT BE OBTAINED FROM THE DEVELOPER FOR THE DFDICATION OF AN ADDI'.TIONAL 2.8 ACRES IN THE LINEAR PARK AREA. MOTION FAILED BY THE FOLLOWING VOTE: AYES: Paone NOES: Russell, Stern, Finley, Bazil ABSENT: Higgins, Cohen ABSTAIN: None A motion was made by Commissioner Stern that FIR 77-6 be reconsidered and found incomplete in areas of open space and economic information. Motion failed for lack of a second. It was the consensus of the Commission that the zoning could not be acted upon at this meeting and that the developer should prepare a new blue border for his map which would show the deletion of the two units and the exact boundaries of the land which'is to be zoned from ROS to residential and from residential to ROS. This rezoning, it was emphasized, is not to result in any net loss to the golf course acreage. If the rezoning will in fact affect anv fairway, green, or retention basin that information is also to be included. In addition, the applicant is to submit at the next hearing on this project the necessary economic information. The zoning information must be in the Planning Department by noon on November 29, 1978, to permit adequate time for readvertising of the modified zone change request. ON MOTION BY PTTSSELL AND SECOND BY BAZIL ZONE'CHANGE NO. 78-4, CONDI- TIONAL USE PE,MIT NO. 77-23, TENTATIVE PARCEL MAP NO. 78-37, AND TENTATIVE TRACTS NOS. 10-67, 10068, AND 10069 WERE CONTINUED, WITH THE CONCURRENCE OF 'THE APPLICANT, TO AN ADJOURNED MEETING ON DECEMBER 12, 1978, AT 7-00 PD1 CONTINGENT UPON SUBMITTAL OF THE ABOVE REQUIRED IN- FORMATIDN, EY THE FOLLOWING vnTE: AYES: Russell, Stern, Finley, Bazil, Paone NOES: None ABSENT: Higgins, Cohen ABSTAIN: None -6- 11-28-78 - PC Minutes, H.B. Planning Commission November 28, 1978 Page 7 ON MOTION BY STERN AND SECOND BY RUSSELL THE MEETING WAS ADJOURNED, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Bazil, Paone NOES: None ABSENT: Higgins, Cohen ABSTAIN: *done Meeting adjourned at 1:00 a.m. James W. Palin Ruth Finley Acting Secretary Chairman :df 1 77 -7- 11-28-78 - PC