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HomeMy WebLinkAbout1978-12-05APPROVED 12/19/78 MINUTES HUNTINGTON BEACH PLANNING COMMISSION REGULAR MEETING Council Chambers - Civic Center 2000 Main Street Huntington Beach, California TUESDAY, DECEMBER 5, 1978 - 7:00 PM COMMISSIONERS PRESENT: Higgins, Russell, Finley, Cohen, Bazi1, Paone COMMISSIONERS ABSENT: Stern NOTE: A TAPE RECORDING OF THIS MEETING IS ON FILE IN THE PLANNING DEPARTMENT OFFICE. CONSENT CALENDAR: ON MOTION BY HIGGINS AND SECOND BY RUSSELL THE MINUTES OF NOVE14BER 14 AND NOVEMBER 21, 19781 WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None ORAL C014MUNICATIONS: None SCHEDULED PUBLIC HEARINGS: CONDITIONAL USE PERMIT NO. 78-22 Applicant: Mola Development Corporation AND TENTATIVE TRACT NO. 10511 Applicant: Mola Development Corporation To permit construction of a 159-unit planned residential development on four lots and three lettered lots, located on the southeast side of Main Street south of Garfield Avenue. Acting Secretary Palin presented a brief review of the project and outlined various similar planned developments which have been approved in the City, all of which were required to comply with code requirements in effect at the time of their approval. These prior projects were. Minutes - H.B . Planning Commission December 5, 1978 Page 2 discussed in regard to provision,of open space, proper setbacks, com- pliance with parking and landscaping provisions, and street improve- ment and dedication. The public hearings on TT 10511 and C.U.P. 78-22 were reopened. Herb Chatterton, representing the Environmental Board, addressed the Commission to present the Board's concerns in regard to this project's impacts in the areas of provision of services, sewer adequacy, storm drain problems, and the Lake Street extension. He noted that subsequent to the approval of the negative declaration for the subject project it has come to the Board's attention that other proposals are being con- sidered in the area; it is the Board's recommendation that an Environ- mental Impact Report be prepared for the area to allow a comprehensive evaluation of cumulative impacts from all development therein. If it is not possible to provide an EIR prior to approval of the subject project, the Board asks that very careful consideration be given to obtain code compliance and address the Environmental Board's concerns. Bruce Greer addressed the Commission to discuss the project. He noted that attention must be paid to obtaining proper buffering of the pro- ject from the abutting industrial use and the Pacific Electric right- of-way; the possible extension of Lake Street should be considered in the plan; and that the project, as the first development in this area, will set a precedent for future development and must be very carefully considered. Dick Hammond, Cambro, addressed the Commission to explain the difficul- ties inherent in siting this type of residential development adjacent to the existing industrial and requested that adequate buffering be taken into consideration. Jerry Simon presented a colored rendering of the Main Street.elevation of the project and addressed the Commission in favor of the develop- ment. Frank Mola, developer, addressed the Commission in support of his project. He informed the Commission that he is planning -the project for a low- to moderate -income buyer with the 700 to 1150 square foot units planned to sell for from $45,000 to $81,000. In response to questioning from the Commission, Mr. Mola also indicated that he is willing to guarantee the above -quoted prices if he is permitted to build within the next year. It was his feeling that the provision of approximately 25 percent of the development in one bedroom units should mean a need for less open space than has previously been pro- vided for projects in which most units were constructed with three or .four bedrooms. There being no other persons to address the Commission, the public hearing was closed. The Commission reviewed the areas of non-compliance with code as out- lined in the staff report and considered the applicant's request for special permits to allow the exceptions. It was the consensus of the Commission that the provision of one -bedroom, moderate income units -2- 12-5-78 - PC Minutes, H.B. Planning Commission December 5, 1978 Page 3 was desirable but, lacking a code provision, could not be used as justification for such a large percentage reduction in open space. In addition to the open space shortage, the drive entry on Main Street, and the garage setbacks, the Commission also discussed the treatment of the drive on Clay Street, sound insulation between the stacked units, walk and fence treatment on Main Street, large percen- tage of the layout which is in pavement, provision of a six-foot wall and ldndscaping to buffer the project from the railroad right-of-way, and delineation of the proposed Lake Street extension. Counsel John O'Connor outlined the findings of fact which the Commis- sion must make in granting of the special permit request. ON MOTION BY HIGGINS AND SECOND BY COHEN CONDITIONAL USE PERMIT NO. 78-22 WAS DENIED WITH THE FOLLOWING FINDINGS, BY THE FOLLOWING VOTE: FINDINGS: 1. The proposed construction of this 159-unit development on approxi- mately 9.9 acres of land, with the 23 percent reduction in required common open space area and the reduction of the code -required twenty (20) foot setback for 50 percent of the garages, does not properly orient the structures to the sites nor materially improve the environment provided for the future residents of such complex. 2. The main entry drive from Main Street with the cross traffic as proposed creates an undue traffic problem which could have been mitigated through proper design and layout of the project. 3. The proposed units are not properly oriented to the major recrea- tional areas. 4. There is a lack of variation in unit design within the proposed layout. AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None ON MOTION BY HIGGINS AND SECOND BY COHEN TENTA`"IVE TRACT NO. 10511 WAS DENIED WITH THE FOLLOWING FINDINGS, BY THE FOLLOWING VOTE: FINDINGS: The Planning Commission of the City of Huntington Beach does hereby find that the proposed subdivision, along with its design and improve- ments, is inconsistent with general and specific plans for the area in that: 1. The map as submitted did not take into consideration Lake Street, which has been listed as a proposed arterial highway for a number of years upon the Circulation Element of the General Plan. -3- 12-5-78 - PC Minutes, H.B. Planning Commission December 5, 1978 Page 4 2. The design, layout, and orientation of the units to the site as well as to the abutting arterial highway does not comply with the design elements and standards on file with the City for land- scaping treatment, setback of walls, and orientation of pedestrian circulation to main common open space areas. AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None The applicant was advised of the appeal period and procedure, as well as the Commission's intention to pursue amendments to the code which would provide incentives throuqh reduction in required open space for the construction of low- and moderate -income units within planned developments in the future. ZONE CHANGE NO. 78-21 Applicant: Mola Development Corporation To permit change of zone from Oldtown Specific Plan District 2 to Qualified Oldtown Specific Plan District 2 combined with Oil Production on property located on the south side of Adams Avenue west of Beach Boulevard. The public hearing was opened; there being no one present to speak on the subject zone change, the public hearing was closed. Staff explained the proposed zone change. ON MOTION BY HIGGINS AND SECOND BY RUSSELL ZONE CHANGE NO. 78-21 WAS APPROVED WITH THE FOLLOWING FINDINGS BY THE FOLLOWING VOTE: FINDINGS: 1. The "0" designation will allow for the continued operation of an existing oil well facility. 2. The "0" designation is consistent with Article 968, Combining Oil Districts, of the Huntington Beach Ordinance Code. AYES: Higgins, Russell, Finley, Bazil, Paone NOES: Cohen ABSENT: Stern ABSTAIN: None ZONE CHANGE NO. 78-19/NEGATIVE DECLARATION NO. 78-109' Applicant: Dr. Joseph Noble To permit a change of zone from C4 to R2 on property located on the north side of Pacific Coast Highway approximately 1500 feet west of Anderson Avenue. -4- 12-5-78 - PC Minutes, H.B. Planning Commission December 5, 1978 Page 5 Savoy Bellavia informed the Commission that the applicant has submitted a letter requesting continuance to the December 19 meeting. The public hearing was opened and continued. ON MOTION BY HIGGINS AND SECOND BY RUSSELL ZONE CHANGE NO. 78-19 WAS CONTINUED AT THE REQUEST OF THE APPLICANT TO THE REGULAR MEETING OF DECEMBER.19, 1978, BY THE FOLLOWING VOTE: AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None ZONE CHANGE NO. 78-28 Applicant: Initiated by the Planning Commission A proposal to change the zone from C2 and R3 to R2-PD and delete a 15- foot setback requirement in a C4, located east of Pammy Lane south of Taylor Avenue and north of Fox Circle. Savoy Bellavia reported that the proposed developer of the property has requested a continuance of the zone change in order to allow him time to present a conceptual plan for the Commission's review at its adjourned meeting on December 12, 1978. He further explained that this delay will not interfere with the processing of the developer's appeal to the Council of a prior zone change denial on the same site. The public hearing was opened and continued. ON MOTION BY HIGGINS AND SECOND BY RUSSELL ZONE CHANGE NO. 78-28 WAS CONTINUED TO THE REGULAR MEETING ON DECEMBER 19, 1978, IN COMPLIANCE WITH DEVELOPER'S REQUEST, BY THE FOLLOWING VOTE: AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None PRECISE PLAN OF STREET ALIGNMENT NO. 78-5 Applicant: Initiated by Planning Commission To permit reduction of Delaware Street from a 100-foot right-of-way to an 80-foot right-of-way between Atlanta Avenue and Detroit Avenue. Staff reported nothing to add beyond information contained in the staff report. The public hearing was opened. There were no persons to address the Commission in regard to this request, and the public hearing was closed. -5- 12-5-78 - PC a Minutes, II.B. Planning Commission December 5, 1978 Page 6 ON MOTION BY HIGGINS AND SECOND ,BY COHEN PRECISE PLAN OF STREET ALIGN- MENT NO. 78-5 WAS APPROVED BY ADOPTION OF RESOLUTION NO. 1240, BY THE FOLLOWING VOTE: AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None SPECIAL SIGN PERMIT NO. 78-8 Applicant: Ad Fact Sign Company To permit removal of two double-faced patio mount signs and installa- tion of one 5' x 10' monument sign on property located on the east side of Beach Boulevard 200 feet north of Garfield Avenue. Savoy Bellavia outlined the proposal, notinq that it would exceed by 50 percent the allowed signing on Beach Boulevard. He also informed the Commission that the staff would like direction in regard to pursuing some changes in the Sign Code, rather than using the special sign permit every time a problem arises. The public hearing was opened. Charles Stechman , a representative of the Ad Fact Company, informed the Commission that the restaurant is.severely blocked from the south by the existing service station on the corner and by the growth of trees in the center, resulting in very inadequate identification for the use. He pointed out that the proposed sign would be consistent with the rest of the shopping center signs. There being no other persons to speak in regard to the proposal, the public hearing was closed. After review, it was the consensus of the Commission that it would be preferable to address the problem by change to the sign ordinance. ON MOTION BY COHEN AND SECOND BY RUSSELL SPECIAL SIGN PERMIT NO. 78-8 WAS DENTED FOR THE FOLLOWING REASONS, RY THE FOLLOWING VOTE: FINDINGS: 1. Strict compliance with the Sign Ordinance and the existing Planned Sign Program for this center will not result in a substantial economic hardship. 2. There is no exceptional or extraordinary circumstance that does not apply generally to the property or classes of use in the same district. 3. The granting of this request will constitute a special privilege. AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None .,6-- 12-5-78 - PC - r. _ Minutes, H.B. Planning Commission December 5, 1978 Page 7 The staff was instructed to submit recommendations for change to the Sign Ordinance, particularly as it pertains to the permitted signing for individual freestanding buildings within a shopping complex. This review of the sign ordinance should also consider the question of the continued applicability of the Planned Sign Pro- gram section of that ordinance. DISCUSSION ITEMS: GARFIELD/GOLDENWEST STREET STUDY - PROGRESS REPORT At its November 16 meeting the Council had requested information from the staff in regard to possible mixed industrial/residential uses in this area. Chuck Clark reported on his research in other cities which had some degree of this type of mixed use. The use is usually limited to one dwelling unit per parcel for a custodian or watchman and most cities reported that they are not encouraging the mix, as it requires special conditioning, restrictions on the types of use, and the insur- ance regulations make it a fairly expensive operation. Acting Secretary Palin informed the Commission that the staff is hoping to interface the precise plans in the area and the Transportation Study with the upcoming Fiscal Impact Study, in order to determine al- ternative land uses for the corridor. Commissioner Higgins discussed desirable future zoning for the land and suggested that studies also include the area south of Garfield to Clay Avenue. ON MOTION BY HIGGINS AND SECOND BY RUSSELL FURTHER DISCUSSION ON THE GARFIELD/GOLDENWEST STREET STUDY WAS POSTPONED UNTIL AFTER RECEIPT OF _ THE. COMPLETED TRANSPORTATION STUDY, BY THE FOLLOWING VOTE: AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None GENERAL PLAN INCONSISTENCIES Bill Holman presented the Commission with maps identifying areas in the City where inconsistencies exist between the General Plan and the zoning Ordinance. Of the approximately 100 areas identified as in- consistent, staff recommended amendment to the General Plan for 26 of the areas and zone changes for the remaining areas. The 26 areas recommended for General Plan amendment were presented to determine which of them the Commission would like to see included in' the upcoming General Plan Amendment 79-1. After discussion, the Commission directed staff to proceed with the recommended zone changes rather than amending the General Plan. The staff then reviewed with the Commission the five areas scheduled to be addressed in General Plan Amendment 79-1. A number of adminis- trative changes to the Land Use Diagram were also discussed. The -7- 12-5-78 - PC Minutes -• H.B. Planning Commission December 5, 1978 Page 8 Planning Commission directed the staff to proceed•with the five areas of concern as well as the administrative items in General Plan Amendment 79-1. LOW COST HOUSING COMMITTEE AND HOUSING ELEMENT UPDATE After discussion, the Commission concurred with the continuation of the Low Cost Housing Subcommittee and directed staff to seek a quali- fied citizen as a third member of that subcommittee. ORAL COMMUNICATIONS: None CITY COUNCIL AGENDA REVIEW Acting Secretary Palin reviewed the City Council meeting for the infor- mation of the Commission. The deferred action on Tract 10512 on Main Street for a report from Planning and Public Works was discussed, and the Commission requested that the report on the Main Street right-of- way and sidewalk widths be submitted to them as well as to the City Council. COMMISSION ITEMS: The Commission reviewed at length the concept considered during the discussion on Tentative Tract 10511 and directed staff to analyze the Planned Development Ordinance to consider the possibility of amending for the purpose of providing correlation of open space requirements to - a combination of unit size and bedroom count per unit in future planned residential developments. The Commission requested that it be included in the meetings which have been taking place between the City Council and the developers. Commissioner Paone reported on a meeting he and Commissioners Finley and Stern had with Coastal Commission staff in regard to Seacliff IV and the permit process in the coastal zone. He informed the Commission of the possibility that the Seacliff IV site might be being considered as a future site for an onshore facility to service offshore oil drilling sites, and suggested that it would be helpful to have an econ- omic comparison between the residential vs. oil facility use for consideration when Seacliff IV is again before the Commission. Staff will request such information, but noted that time might not permit its being ready prior to the next Seacliff hearing. Commissioner Bazil asked staff to prepare information on the economic impact 'of the con- struction of 38th Street on the Seacliff project in terms of the saving in vehicle miles traveled, gasoline consumption, etc. The Commission discussed the permitting process and requested to be kept advised of the progress being made. Staff was also directed to write into the proposed ordinance concerning the permitting process within the coastal zone a provision that any application under that -8- 12-5-78 - PC Minutes, H.B. Planning Commission December 5, 1978 Page 9 process shall be heard by the Planning Commission in lieu of the Board of Zoning Adjustments. ON MOTION BY BAZIL AND SECOND BY COHEN THE C011MISSION ADJOURNED TO A MEETING ON DECEMBER 12, 1978, AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Higgins, Russell, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Stern ABSTAIN: None Meeting adjourned at 12:05 p.m. James W. Palin Ruth Finley Acting Secretary Chairman -9- 12-5-78 - PC