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HomeMy WebLinkAbout1979-01-06Approved Feb. 6, 1979 1 MINUTES HUNTINGTON BEACH PLANNING COMMISSION ADJOURNED MEETING Council Chambers - Civic Center 2000 Main Street Huntington Beach, California SATURDAY, JANUARY 6, 1979 - 9:00 AM COMMISSIONERS PRESENT: Russell, Stern, Finley, Cohen, Bazil, Paone COMMISSIONERS ABSENT: Higgins NOTE: A TAPE RECORDING OF THIS MEETING IS ON FILE IN THE PLANNING DEPARTMENT OFFICE. SEACLIFF PHASE IV: Applicant: A. J. Hall Corporation CONDITIONAL USE PERMIT NO. 77-23 533 single-family and townhouse residential units TENTATIVE TRACT NO. 10067: 190 lots; one lettered lot Product B TENTATIVE TRACT NO. 10068: One lot - Product C TENTATIVE TRACT NO. 10069: 147 lots; one lettered lot Product A LOCATION: West of Goldenwest Street, north of Palm Avenue. Acting Secretary Palin presented an outline for discussion at this meeting, reviewed briefly the prior actions taken on the Seacliff project, and presented alternative methods of handling action on the conditional use permit and the tentative tract applications. Chairman Finley read into the record a letter from Signal Landmark opposing the proposed drainage into the Bolsa Chica until they have had an opportunity to review the specific proposal to determine how the culverts, drop structures, and modifications to the existing gully might affect their property. William Howland, Senior Vice President and counsel for Signal, indicated their willingness to work with the proponent to find a solution, but noted that their preference would be to have no water draining into the Bolsa Gap including even the existing natural flow. Minutes, H.B. Planning Commission January 6, 1979 Page 2 After discussion it was the consensus of the Commission that any approval would be contingent upon a firm letter of agreement from Signal Landmark to the improvements proposed outside of the bound- aries of this project, or a private storm drain system installed to carry drainage to the ocean. The public hearing was opened. Ron Hein, Department of Fish and Game, addressed the Commission. He noted that there is not an adequate year round supply of fresh water to maintain the Bolsa Chica as a fresh water marsh; he also repeated the Department's position that it did not want any project - generated flow draining into the Bolsa Chica. Dave Walden, engineer for the project, discussed the legal aspects involved with diverting all the water to the ocean and presented the required cost breakdown of the proposed drainage system as op- posed to a system which would provide all drainage from the tract to the ocean via a 38th Street storm drain system. After extensive review the consensus remained the same - that if no agreement is reached with Signal an alternative system to the ocean will be re- quired. The following items were reviewed: Treatment of the Drainage Gully: Dave Walden explained that the gully will he left open between streets. The elevation of the cul- verts is about the same and the gully will be lined to prevent erosion between culverts. The area will be common open area and there is no need for a retention wall. The area can be maintained by the Association if the City requires it, but as of now it is the intention of the developer that it be maintained by the City. Palm Avenue: Secretary Palin explained that the concern is with that section of Palm Avenue between the project and Goldenwest Street. The need for a full street section at this location was reviewed in relation to the Commission's desire for the dedication and improvement of 38th Street. Commissioner Bazil presented a motion for a straw vote, seconded by Russell: The commitment on 38th Street will stay the same as before and in addition an offer of dedication of Palm Avenue to its ultimate right-of-way width from the blue border of the subject project to Goldenwest Street shall be made. If for any reason the full extent of 38th Street is not completed, full improvements on Palm Avenue will be made. Motion failed by the following vote: Ayes: Bazil, Russell, Paone Noes: Stern, Cohen, Finley Absent: Higgins Abstain: None The consensus of the Commission was that the dedication and improve- ment of that section of Palm Avenue would be an added condition on the maps. -2- 1-6-79 - P.C. Minutes, H. B. Planning Commission January 6, 1979 Page 3 Residual Property Northeast of Palm Avenue: Jim Palin pointed out a small (1-1/2 acre) parcel which is not in- cluded within the blue border of the map, noting that it is blocked from access to any location or private street. He suggested that it be incorporated into the development because if developed as a separate unit the City would have to allow some type of access. Mr. Young of the Huntington Beach Company and Mr. Hall both indicated that they have no plans for any use on that parcel, and Mr. Hall agreed that they would have no objections to amending the blue border of the tract to incorporate the parcel. Commissioner Paone suggested that after the border is amended the staff could be dir- ected to initiate a study as to appropriate uses for that area. Maintenance of Landscaping: Secretary Palin inquired of the developer who will be responsible for the maintenance of the sound attenuation wall, berming, and landscaping along the Aminoil operation, which will be outside the boundaries of the tract. Mr. Hall said that the developer will accept that responsibility, adding, however, that when he says the developer will maintain he is always referring only to the project sides of Palm Avenue and 38th Street. ON MOTION BY STERN AND SECOND BY COHEN STAFF WAS DIRECTED TO TRANSMIT A RECOMMENDATION TO THE CITY COUNCIL ON THE APPEAL OF TENTATIVE PARCEL MAP NO. 78-37 THAT A CONDITION BE ADDED REQUIRING THAT OFF - SITE MAINTENANCE OF LANDSCAPING ON THE SOUTHWEST SIDE OF PALM AVENUE BETWEEN PALM AND THE BOUNDARY OF THE AMINOIL OPERATION BE THE RESPONSIBILITY OF THE LANDOWNER, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Higgins ABSTAIN: None Oil Island Treatment: The Commission reviewed with Mr. Hall the landscaping and setbacks for the oil islands along 38th Street, taking into account the fact that it is designated as a scenic route. Mr. Hall indicated that landscaping treatment will be similar to that used on islands within the Beachwalk development, and residential setbacks will conform to City requirements. Maintenance of the streets used by oil equipment as access was discussed, with a possible condition to be imposed for constructing those private streets so used to public street standards. Median Width and Treatment: It was pointed out that the median widths at 20 feet are wider than necessary and could be reduced to 16 feet. Mr. Hall agreed to such reduction except at the entrance on A Street to Product A, -3- 1-6-79 - P.C. Minutes, H.B. Planning Commission January 6, 1979 Page 4 where it might at some future date be desirable to install a guard house for project security. It was also noted that a raised median at the intersection of A Street and 38th Street will be necessary. After review, it was the consensus that location and width of med- ians will be conditioned to be installed subject to requirements of the Department of Public Works. Street Widths: The developer was advised of the minimum requirement of 42 feet back of curb to back of curb street width. Provision for installa- tion of utilities was reviewed and the developer expressed his willingness to provide for utilities by either easement or dedica- tion, as well as accepting full responsibility for maintenance back of curb. It was determined that the Department of Public Works should be responsible for utility easements during the pro- cessing of the street improvement plans. Treatment of 38th Street: The status of 38th as a scenic route was again discussed. Staff was directed to develop standard plans for landscaping scenic high- way corridors throughout the City, to which this project would be expected to conform. SPECIAL PERMIT REQUESTS Building Bulk: Mr. Hall informed the Commission that the units in C are approximately 265 to 300 feet from the bluff edge and probably will not be visible from Pacific Coast Highway and should not affect the view from the Bolsa Chica, as they will be oriented at angles to the streets and will have mounds and intensified landscaping to screen them. Acting Secretary Palin discussed the intent of the code requirement for no more than six units side by side. After dis- cussion by the Commission it was the consensus that the 2-story, 8-unit buildings met the intent of the code, and by straw vote of 6-0 it was determined to allow the building bulk as proposed. Parking Reduction: Product C: The proponent has already agreed to meet code requirements in Product C and has submitted two alternative plans to accomplish that end. Jim Palin noted that he was reserving the right to review the calculations on parking and bedroom count within this product area. Product B: The applicant is requesting to be allowed to count an additional 42 spaces of apron parking in order to comply with code. The Commission reviewed the request, and denied the special permit by the following straw vote; Ayes: Bazil, Russell Noes: Stern, Finaly, Cohen, Paone Absent: Higgins -4- 1-6-79 - PC Minutes, H.B. Planning Commission January 6, 1979 Page 5 Parking in Product B must comply with code. Recreation Areas: Architect Ray Salmi explained the reasons why recreation buildings had been omitted from the project and outlined the types of facil- ity to be provided in Product B. These include tot lots, jogging trails, and volleyball or basketball courts. No swimming pool will be provided in either A or B product areas. The Commission reviewed the request and by a straw vote of 6-0 determined that the recrea- tional facilities provided in Product B were adequate. However, by a straw vote of 0-6 the facilities in A were found in- adequate and the developer required to design similar recreational facilities into Product A as proposed for Product B, with a mini- mum of 10,000 square feet to be centrally located throughout the project area. Mr. Hall agreed to this condition. Building Separation: Mr. Salmi noted that the buildings are set at a 45 degree angle to one another and, although at the closest points they do not meet code requirements, the divergence produces an average far in excess of normal building setback. Commissioner Bazil expressed the opinion that such siting would result in a more desirable complex. By a straw vote of 6-0 the Commission determined to allow the variation in building separation. Side Yard Setback Adjustments: By a 6-0 straw vote the Commission determined to allow the special permit request for adjustment in side yard setbacks. Trash Enclosure Elimination: By a 6-0 straw vote the Commission determined to allow the special permit request for elimination of trash enclosures within Product Areas A and B. Other discussion items were reviewed as follows: Garage Setbacks in Product C: Although the code requires that 50 percent of garages be at 20 foot setback, Product C does not pro- vide that ratio. Commissioner Bazil noted that he would prefer not to see parking in front of the units if it can be provided else- where. The Commission discussed the problem and by a straw vote of 6-0 instructed Mr. Palin to review the layout and determine parking to code, but not necessarily in front of the garages. The 50 per- cent setback requirement will not apply. Parks: Jim Palin outlined the prior recommendations of the Recrea- tion and Parks Department for use of park dedication to be required of this project, which is at variance with the Commission's desire that the dedication be utilized to provide park space within this specific development. Discussion on park siting resulted in the fol- lowing recommendations: 1) three acres across 38th Street with -5- 1-6-79 - P.C. Minutes, H.B . Planning Commission January 6, 1979 Page 6 access via underpass or overpass; 2) the residual parcel of land and the adjacent oil island (in the future) located northeast of Palm Avenue; and 3) an interior site within the project itself. The residual parcel would serve the existing Seacliff projects as well as the subject project, would be easily accessible, is adjac- ent to the oil island which could be incorporated in the future, is adjacent to an existing tennis court and arterial street, and would use up a problem piece of property for which no other use has been put forth. The three acres across 38th Street was considered to be a start toward the proposed linear park along the bluffline. After discussion of the Commission's role in establishing park sites and the desirability of the proposed locations, a straw vote was taken. Commissioners Paone, Cohen, Finley and Stern voted that the Commission ask for both the three acres across 38th Street and the residual parcel at Palm to be dedicated park sites with the remaining portion applied as credit toward future park sites; Commissioners Bazil and Russell preferred that only the 38th Street location should be dedicated and the balance applied as credit. The recommendation will be that the tracts be conditioned to pro- vide the two park sites. Sewers: Mr. Hall proposed that the project not be conditioned to wait for completion of Reach 3 of the coastal trunk sewer, but that buiding permits would be issued as Department of Public Works veri- fies that'sewer facilities are available to serve them. Bob Bazil opposed such a condition because of the impact it would have on the development of the already established downtown areas that will need to use Reaches 1 and 2 of the sewer, saying that priority should not be given to this virgin, undeveloped site. By a 6-0 straw vote the Commission reconfirmed its intention that Reach 3 of the trunk line shall be in operation prior to certificate of occupancy. Recreation Vehicles: The Commission required that the CC&Rs con- tain a restriction on such vehicles, and the proponent agreed. Association Fees: Mr. Hall informed the Commission that he could not give an accurate figure on the proposed fees, but most such projects range from low of $50 or $55 to $120 or $125. Low/Moderate Cost Housing: Commissioner Stern said that he would like to see some provision that some percentage of the units in the high density Product C be allocated through the CC&Rs to low and moderate income housing, perhaps by the developer himself or by his selling them in a block to some buyer who will maintain them as low rent units. The percentage could be a figure of 10 percent. Commissioners Russell and Paone felt that any figure would be noth- ing more than an indication to the Coastal Commission that the City is aware of the problem and objected to such a provision being imposed upon the project. -6- 1-6-79 - P.C. Minutes, H.B. Planning Commission January 6, 1979 Page 7 John O'Connor cautioned that if such a condition were imposed upon the project it would have to be very specific as to the number of units, the definition of "low" and "moderate" income, and the means of enforcing the requirement. He noted that since the City does not presently have the expertise to apply such a requirement it would be better to include such a provision in the Housing Element of the General Plan and develop a broad approach to the problem rather than isolating it within a single project. Extensive Commission discussion followed, ing straw vote against including provision a condition of approval on the project: Ayes: Stern, Cohen Noes: Russell, Finley, Bazil, Paone Absent: Higgins resulting in the follow - of low cost housing as' Commissioner Stern requested that a minority report be transmitted in his name favoring provision of low and moderate cost housing within the project. Commissioners Bazil and Finley, with the con- currence of the remainder of the Commission, asked that such a report contain a statement that all Commissioners favor the con- struction of low and moderate housing within the City and that their vote in opposition was not against such housing per se but against a condition for which no enforcement mechanism was available at present. Rhoda Martyn, of Amigos de Bolsa Chica, addressed the Commission in opposition to the granting of the project. Acting Secretary Palin said that he will prepare suggested condi- tions of approval to reflect this discussion and the votes of the Commission. These conditions will be available for the applicant's review by Wednesday noon and will be distributed to the Commission in its packets Friday. Mr. Hall agreed to a continuance on the provision that he is able to review the conditions and that no new areas of concern or new issues will be presented at the next meet- ing. Commissioner Bazil asked that the Commission's position on the park dedication be forwarded to the Recreation and Parks Depart- ment for review by their Commission. The applicants were instructed to submit floor plans for Product C demonstrating bedroom count, calculations on gross and net areas as they may be adjusted through the zoning, and an update on the statistical analysis. The public hearing on the Seacliff Phase IV applications was con- tinued. ON MOTION BY BAZIL AND SECOND STERN CONDITIONAL USE PERMIT NO. 77-23, TT 10067, TT 10068, AND TT 10069 WERE CONTINUED WITH THE CON- CURRENCE OF THE APPLICANT TO THE JANUARY 16, 1979, MEETING BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Higgins -7- 1-6-79 - P:C. Minutes, H.B. Planning Commission January 6, 1979 Page 8 ON MOTION BY RUSSELL AND SECOND BY STERN THE MEETING WAS ADJOURNED TO THE MEETING OF JANUARY 16, 1979, BY THE FOLLOWING VOTE: AYES: Russell, Stern, Finley, Cohen, Bazil, Paone NOES: None ABSENT: Higgins Meeting adjourned at 6:15 p.m. Jdmes W. Palin Acting Secretary Ruth Finley Chairman 1 -8- 1-6-79 - P.C.