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HomeMy WebLinkAbout1980-11-04MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, NOVEMBER 4, 1980 - 7:00 PM _COMMISSIONERS PRESENT: Bannister, Kenefick, Winchell, Porter, Greer, Schumacher, Bauer COMMISSIONERS ABSENT: None CONSENT AGENDA: ON MOTION BY BANNISTER AND SECOND BY KENEFICK THE CONSENT AGENDA, CONSISTING OF AN EXTENSION OF TIME FOR CONDITIONAL USE PERMIT NO. 79-32, WAS APPROVED BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Winchell, Porter, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: Greer ORAL COMMUNICATIONS: None. REGULAR AGENDA ITEMS: LOCAL COASTAL PLAN - AMENDMENT TO THE GENERAL PLAN Consideration of a Coastal Element, a State -mandated plan. The element will be an addition to the City's General Plan. June Catalano spoke to describe how the changes had been made to the element since the last meeting: Attachment B-1 contains changes to the text of the document; Attachment B-2 shows any changes to the land use categories; Attachment B-3 reflects the changes to land use alternatives; and Attachment B-4 shows policy changes. Attachment A reflects the Commission's tentative approval of Alternative 3 for the downtown area, the direction for deletion of mention of any public facilities or roadways in the Bolsa Chica, and the alterations to the coastal zone map made necessary by the Commission's prior action. (These attach- ments are hereby attached and made a part of these minutes.) It was determined by the Commission to reopen the public hearing and take brief public testimony on areas not already covered by prior speakers. Minutes, H.B. Planning Commission November 4f 198Q Page 2 The public hearing was reopened. Jack Chalabian, KTJ Properties, Inc., again addressed the Commission in regard to the existing commercial designation on a parcel at the end of Edinger Avenue in Huntington Harbour. He asked that the Com- mission consider the information in an economic feasibility study prepared in 1978 in allocating a land use designation to this property and cited a communication from the Regional Coastal Commission staff which he said had expressed the opinion that a residential designa- tion for the site would be appropriate and acceptable under prescribed conditions. There were no other persons to address the Commission in regard to the coastal plan, and the public hearing was closed. Commissioner Schumacher questioned the wording in Item 4a on pp. 152- 153 of Attachment B-4, noting that to apply the exceptions to access easements to the abandoned Pacific Electric right-of-way might pre- clude the City from using the corridor in the future. This proposal was reviewed at length by the Commission and staff. ON MOTION BY SCHUMACHER AND SECOND BY BAUER STAFF WAS INSTRUCTED TO ADD THE FOLLOWING WORDING TO ITEM 4a, PAGE 153: "THESE EXCEPTIONS SHALL NOT APPLY TO THE PACIFIC ELECTRIC RAILROAD RIGHT-OF-WAY," BY THE FOLLOWING VOTE: AYES: Kenefick, Winchell, Porter, Schumacher, Bauer NOES: Bannister ABSENT: None ABSTAIN: Greer Commissioner Bannister questioned the ownership status of the right- of-way and was informed by Secretary Palin that research of the County Tax Assessor's records had revealed that the strip of land is still on record as belonging to the Southern Pacific Transportation Company, and there has been no reversion of title as of the middle of the past week. Chairman Porter added that the Commission has been condi- tioning tracts bordering on the right-of-way so that future title interest, if any exists, will be dedicated to the City by the devel- opers of those tracts. Commissioner Kenefick discussed the housing policies on page 165, saying that she would like to strike both 15d and l5e and add different language to provide more flexibility than the two above sections would allow, in order to meet an anticipated requirement by the Coastal Commissions for provision of affordable housing. The Com- mission discussed the wording proposed by Ms. Kenefick and alternative wording to effect provision of affordable housing in the coastal zone. ON MOTION BY KENEFICK AND SECOND BY PORTED. THE COMMISSION DETERMINED TO ADD THE FOLLOWIG POLICY AS ITEM 15H ON PAGE 165, 'AND TO DELETE ITEMS 15d AND 15e, BY THE FOLLOWING VOTE: -2- 11-4-80 - P.C. 1 Minutes, H.B. Planning Commission November 4, 1980 Page 3 15h. Require that 20 percent of all new residential projects of 20 or more units be affordable to low and moderate in- come households as defined by the City's Housing Element. Where possible, such units shall be within the coastal zone; however, where this is not feasible, the units may be supplied outside the zone. New residential developments of less than 20 units may pay a "per -unit" fee in lieu of 20 percent of the project being affordable to low and moderate income households; rental units are excluded from the require- ments of this policy; smaller projects of 10 or less units will be excluded from the provisions of this policy. AYES: Kenefick, Winchell, Porter, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: Bannister, Greer Commissioner Winchell discussed the remaining two policies which had been recommended by the Local Coastal Program/Citizens Ad- visory Committee and made the following motion, which was seconded by Porter: THAT THE FOLLOWING POLICIES BE ADDED TO THE COASTAL ELEMENT: 1. Investigate the feasibility of implementing an expanded grant program for low and moderate income housing rehabilitation, including mobile homes. 2. Recommend that through use of the MH zoning district the City shall retain existing mobilehome areas and encourage the addition of other areas zoned for mobile homes. Discussion took place on whether or not the existing mobilehomes in the coastal zone might be accepted by the Coastal Commission as the City's share of the required affordable housing. The desirability of increasing the ratio of mobilehome zoning in the coastal zone was reviewed, and the consensus emerged that this provision should be stricken from the list of policies. Captain Mel Carpenter of the Regional Coastal Commission informed the Commission that he could not guarantee that the existing mobilehome parks could be counted toward the affordable housing requirement, but he encouraged the City to pursue such an approach through the State Coastal Commission. Commissioner Porter withdrew his second to the above No. 2 policy recommendation. A MOTION WAS MADE BY BANNISTER AND SECONDED BY SCHUMACHER THAT THIS MATTER BE TABLED UNTIL IT IS DETERMINED BY THE COASTAL COM- MISSION WHETHER OR NOT THE MOBILEHOME PARKS WILL SATISFY THE CITY'S NEED TO PROVIDE AFFORDABLE HOUSING IN THE COASTAL ZONE. MOTION FAILED BY THE FOLLOWING, VOTE: -3- 11-4-80 - P.C. Minutes, H.B. Planning Commission November 4, 1980 Page 4 AYES: Bannister, Greer, Schumacher NOES: Kenefick, Winchell, Porter, Bauer ABSENT: None ABSTAIN: None WINCHELL AGREED TO MODIFY HER ORIGINAL MOTION TO DELETE THE SECOND POLICY RECOMMENDATION: PORTER RENEWED HIS SECOND TO THE ORIGINAL MOTION AS AMENDED. MOTION CARRIED BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Winchell, Porter, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: Greer ON MOTION BY SCHUMACHER AND SECOND BY BAUER THE COMMISSION ADDED THE FOLLOWING ITEM 15g TO THE HOUSING POLICIES SECTION, BY THE FOL- LOWING VOTE: 15g. Retain existing mobilehome areas through mobilehome zoning in order to meet the requirements for low- and moderate -income housing in the coastal zone. AYES: Bannister, Kenefick, Porter, Greer, Schumacher, Bauer NOES: Winchell ABSENT: None ABSTAIN: None ON MOTION BY KENEFICK AND SECOND BY BAUER THE ORIGINAL MOTION ON ITEM 15h WAS AMENDED TO ADD THE FOLLOWING WORDING, BY THE FOLLOWING VOTE: Should the Coastal Commission not accept the mobilehome parks in the coastal zone as the City's fair share of affordable housing, apply Policy 15h. AYES: Bannister, Kenefick, Winchell, Porter, Greer, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: None Attachment A: Item 1 (a) : ON MOTION BY KENEFICK AND SECOND BY BANNISTER STAFF WAS DIRECTED TO PREPARE A SPECIFIC PLAN FOR THE DOWNTOWN AREA WITH PARTICULAR ATTEN- TION GIVEN TO BUILDING SETBACKS AND THE PROPORTION OF OPEN SPACE AS BUILDING HEIGHT INCREASES, BY THE FOLLOWING VOTE: AYES: Bannister, Winchell, Kenefick, Porter, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: Greer 1 -4 11-4-80 - P.C. Minutes, H.H. Planning Commission November 4, 1980 Page 5 Items 1(b) and 1(c): It was noted that letters had been received from the Mola Development Corporation and the Huntington Beach Company re- questing that the areas between Twelfth and Twenty-first Streets and the area bounded by Pacific Coast Highway, Lake Street, Delaware Street, and Atlanta Avenue not be redesignated as med- ium density residential, but that they should be left as originally depicted high density residential or put into the visitor -serving category. Discussion followed. A MOTION BY KENEFICK AND SECOND BY PORTER RECOMMENDED THAT THESE AREAS BE DESIGNATED AS VISITOR -SERVING; MOTION FAILED BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Bauer NOES: Winchell, Porter, Schumacher ABSENT: None ABSTAIN: Greer ON MOTION BY KENEFICK AND SECOND BY PORTER ATTACHMENT A WAS ACCEPTED AS AMENDED BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Porter, Bauer NOES: Schumacher ABSENT: None ABSTAIN: Greer, Winchell Attachment B: Commissioner Porter discussed the wording on Page 111 in regard to the proposed extension of Bolsa Chica Street and suggested that that reference be stricken. He also requested that a fourth item be added on Page 47 where the discussion of status of Pacific Coast Highway is made. This addition would state that billboards along Pacific Coast Highway are prohibited. ON MOTION BY BAUER AND SECOND BY WINCHELL ATTACHMENT B-1 WAS ACCEPTED AS AMENDED ABOVE BY COMMISSIONER PORTER, BY THE FOLLOW- ING VOTE: AYES: Bannister, Kenefick, Winchell, Porter, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: Greer The Commission and staff discussed the type of permitting process under which development in the coastal zone should occur. The commissioners had no amendments or revisions to suggest for Attachment B-2. -5- 11-4-80 - P.C. N(inUtes, H.B. Planning Commission November 4, 1980 Page 6 ON MOTION BY BANNISTER AND SECOND BY BAUER ATTACHMENT B-2 WAS ACCEPTED AS SUBMITTED BY STAFF, BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Winchell, Porter, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: Greer Chairman Porter read into the record an additional policy change, 8(e) on Page 157, Water and Marine Resources, to "encourage" rather than "require" mitigation measures to be taken prior to approval of any new or expanded seawater pumping facilities to "minimize" rather than "prevent" damage to marine organisms due to entrainment, in accordance with federal and state law. ON MOTION BY KENEFICK AND SECOND BY BAUER ATTACHMENT B-3 WAS ACCEPTED AS SUBMITTED BY STAFF, BY THE FOLLOWING VOTE: AYES: Kenefick, Winchell, Porter, Schumacher, Bauer NOES: Bannister ABSENT: None ABSTAIN: Greer Staff pointed out further minor changes in wording which had been made to comply with direction the Commission had previously given on the element. ON MOTION BY BANNISTER AND SECOND BY BAUER THE COMMISSION ADOPTED THE MAP DEPICTING THE COASTAL ZONE DESIGNATIONS AS MODIFIED, BY THE FOL- LOWING VOTE:: AYES: Bannister, Kenefick, Porter, Bauer NOES: Winchell, Schumacher ABSENT: None ABSTAIN: Greer ON MOTION BY KENEFICK AND SECOND BY WINCHELL THE COASTAL ELEMENT WAS APPROVED BY THE ADOPTION OF RESOLUTION NO. 1270 AND RECOMMENDED FOR ADOPTION BY THE CITY COUNCIL, BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Winchell, Porter, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: Greer A brief discussion between the Commission and Mr. Jack Chalabian in regard to his parcel in Huntington Harbour ensued; Mr. Chalabian was directed to pursue the redesignation of his property with the City Council at its hearings on the Coastal Element. The Commission recessed at 8:45 p.m. and reconvened at 8:55. -6- 11-4-80 - P.C. ATTACHMENT A PLANNING COMMISSION ACTION 1. Approve Alternative Three and revise as follows:1 a. Delete all references to specific building height limitations. Prepare a specific plan for the downtown area which incorporates ratios of building height to open space and setbacks. b. Redesignate the area fronting Pacific Coast Highway between Twenty First and Twelfth Streets from high density residential to medium density residential. C. Redesignate the area bounded by Pacific Coast Highway, Lake Street, Atlanta Avenue, and the proposed extension of Delaware Street from high density residential to medium density resi- dential. 2. Eliminate all depiction of streets, scenic routes, bikeways, and sewers in the Bolsa Chica: Figures 2.7, 4.2, 4.3, 9.1, 9.4, and 9.5. 1Depicted as Alternative Three Modified on the 80.0' scale Coastal Land Use Map r� u ATTACHMENT B RECOMMENDED REVISIONS TO THE COASTAL ELEMENT G is ATTACHMENT B-1 - TEXT CHANGES Page 25 Narrow unmarked paths leading down the bluffs at various intervals have been formed over time by repeated usage, and there is one stairway to the beach in the vicinity of Sixteenth Street. The provision of additional stairways and improved paths from the bluff top to the sand at regular intervals between the southern edge of the State Beach parking lot and Eleventh Ninth Street is needed to improve shoreline access along this segment of the coastal zone. The City's coastal policy identifies the entire area between the State Beach parking lot and Eleventh Ninth Street as requiring access improvements. Page 27 Provision of stairways or walkways to improve public access to Bolsa Chica State Beach Between Eleventh Ninth Street and the southern edge of the Bolsa Chica State Beach parking lot. • Page 45 Eleetrleltp Electrical transmission lines, highly visible along the beach bluffs and in the wetlands, can seriously detract from the scenic potential of the coast. In order to enhance these areas, the City encourages undergrounding of electrical transmission lines in accordance with the rules and regulations of the California Public Utilities Commission and will establish where-pe99tble-end-estebllshe9- a priority list for future projects. Page 47 Wetlands Additional visual improvements could include: land- scaping treatment on the banks of the flood control channels and relocation of visually and physically degrading structures such as electrical transmission lines, where it is technically and economically feasible. • Page 47 Page 55 -2_ Pacific Coast Highway Status The Scenic Highways Element recommends that the City pursue those actions necessary for Pacific Coast Highway to achieve State Scenic Highway status. These actions could include 1) developing zoning ordinances regarding building heights, setbacks, signing, density and other factors for roadside areas, 2) encouraging underground- ing of utilities, wires, and pipes, in accordance with the rules and regulations of the California Public Utilities Commission, 3) developing a roadside maintenance control program, and 4) prohibiting billboards along Pdcific Coast Highway. Thermal Discharge from the Edison Power Plant The Edison plant uses takes in ocean water for cooling and then discharges the heated water back into the sea. • Page 56 On-gping regulation of thermal discharges and other pollutant* is not within the City's purviews-heweeT-the-Geasta�-��eFaet�t Bees-�egui�e-�aa�ir��x�-Peas}bye-�aitigatiea-xaeae�t�es-bete�e-sew e�-e�pas�led-eeel�sg-€aei�ities-wild-}ae-ge�x��tted-�s-t#�e-eeasta� aese,., but is extensively regulated under state and federal law. Page 61 CONCLUSION Through the land use plan and accompanying policies and actions, the City aims toward achieving the following: t€m€fatten-a€-�mgaets-€rem-tiser�►a�--ens€a��s-by regttir€n�}-mxt€getter-mea9tsre9-be€ere-ap�re�}ng expensten-e€-eaelrng-fse€�tttes. -3- Page 67 The-Bolsa-Ehiea-area-is-ad3aeent-te-the-Eity's-eeastal sane-bt3t-within-the-3t�risdietien-ef-the-Eetinty-ef grange---�Fhis-area-is-leeated-��-the-northern-seetien et-the-Eityls-eeast-anel-is-berdereel-by-Paeifie-Feast Hlghwey-te-the-west-end-the-Eity-en-the-remaining-three sides---Pe�t�en-s-et-tke-$e�9e-Eh�ea-p�e��e1e-�est��g and-feed4:ng-areas-fer-a-variety-a€-w4:ldlife7-ineltid4-.ng the-Ealif'ernia-least-tern;-the-light-feeted-elapper rail;-the-Beleling-savannah-sparrow;-and-the-blae#-rail; all-endangered-speeies---A-299-sere-eeelegieal-reserve was-elesignated-4:n-1943-4:n-an-agreement-between-the private-Owner;-Signal-tandmar,k-Eerperatienz-and-the State. The Bolsa Chica wetlands are adjacent to the City's coastal zone, but at the present time are within the jurisdiction of the County of Orange. This environ- mentally sensitive habitat area is bordered by the City . on three sides and the Pacific Coast Highway on the remaining side and is within the sphere of influence of Huntington Beach. Less than two square miles remain of a wetlands that once covered over thirty square miles. That which does remain, however, still provides valuable habitat for a broad diversity of wildlife. It may be best known as a wintering area for Pacific Flyway waterfowl; it also provides foraging, roosting, resting and/or breeding habitat for a variety of wildlife. These include the California least tern, the Belding savannah sparrow, the light-footed clapper rail, the brown pelican, the black rail, and the peregrine falcon - all endangered species. The Bolsa Chica was recognized as an environmentally sensitive habitat area by the California Coastal Commis- sion when they outlined the following policy in the California Coastal Plan: "Restorable wetlands in the Bolsa Bay area should be protected from encroaching 0 -4- residential development (which should be redirected • to other areas that already have urban services) and from intensive recreational proposals (marinas) . . . the bluffs should be protected; vista points should be preserved and acquired." The Bolsa Chica has been designated as wetlands by the California Coastal Commission, the Army Corps of Engineers, the U.S. Fish and Wildlife Service, and the California Depart- ment of Fish and Game. The City has designated all wetlands and some buffer areas within its boundaries as "conservation" and specifically promotes the enhancement and/or restora- tion of environmentally sensitive habitats. The City recommends that the Bolsa Chica be recognized as an environmentally sensitive habitat area within its sphere of influence. Page 73 Regional and Local Issues in Coastal Energy Planning The energy facilities in the Huntington Beach coastal zone serve a greater -than -local community. The Edison plant provides electricity to much of the-@euntp- Southern California and is part of an interstate power • grid. Page 78 Edison Power Plant The- State-reeently-studied-the-area-aretinel-the-existing Ht3ntingten-$eaeh-pewees-p}ant:--lts-�epe�t-diet-net-�ee- ex�ttend-plant-expansion-in-H�tnttngten-$eaeh-at-this-tine , bet-dtd-net-preelt�ele-the-pesgtbgiit�*-ef-ex}�ansien-neap-- the-existing-site-in-the-fntare-if-appropriate-rt�itiga- tien-tnessnres-are-to}eon---Idev�-¢aeiiities-at-the-geeae� giant-will-inelt�de-e-udenexu-sir-pellt�tgen-eentrel-de�rtee ane�--perhaps ; -mere-ges-turbine-peaissng-units-arhieh weald-be-installed-en-the-existing-site.---New-ftteis; st�eh-es-e-seal-gasifieatten-predaet;-may-be-used-te-fire the-bailers-in-the-fatare- The area around the existing Huntington Beach power plant has been left available for future expansion the Coastal Commission by virtue of Section 30413(b The description of the area is found in the Coastal Commission's "Designation of Coastal Areas Where Power Plants Would Be Inconsistent With Coastal Act Objec- tives." 0 ME The California Enerqv Commission has also studied the • area in a report entitled "Opportunities to Expand Coastal Power Plants in California" and recommends that the maintenance of reasonable expansion opportuni- ties at the site. The report notes a variety of con- ventional technology expansion opportunities at the site. New facilities under consideration by Edison include the utilization of cleaner burning fuels for the existing facilities such as methanol and synthetic gas. Any future expansion would be accompanied by appropriate mitigation measures. Page 78 Coastal Dependency Dependence on a coastal location is an important cri- terion for setting use priorities in the coastal zone. Many oil wells and pipeline landfalls and outfalls are coastal dependent. The Edison plant, discussed separately, would also be considered coastal dependent at this time. CONCLUSION Page 93 The goals and policies contained in the City's housing element isare specifically incorporated into the coastal plan in order to address the needs of low and moderate income households in a comprehensive and balanced manner. Additional coastal policies aim to achieve the following: Provision of affordable housing in new residential develop- ments. Infill of vacant lots with low and moderate income housing units where possible. Development of a conversion ordinance addressing the need to retain low and moderate cost housing units. . Reglaeemeet-ef-law-and-x�esle�ate-east-heusi��-�e-the-e�es� �#�a�-sub-sits-awe-de�xelished-es-�eme�ed. Page 111 The County has prepared an alignment-ferr---t4le-.et on- £i-met which would improve access onto the Huntington Beach Mesa and the proposed Bolsa Chica linear park. �hts-ecssta�-plan-sapperts-the-exter�sien e€-Belse-ehtee-Street.---Hedve�er;-shet��el-the-$else-Eh�ea le�alene�s-be-destgneetee�-es-wet�ar�e�s ; -the-Eit�*-reeegr�3ree- thet-the-read�ep-reap-net-be-e-permitteel--t�se-e�nder- eeastal-Aet-peliey- 4k ATTACHMENT B-2 LAND USE CATEGORIES Page 121 Visitor -Serving - The visitor -serving commercial cat- egory is a new designation created in response to the Coastal Act policy which encourages adequate visitor - serving facilities in the coastal area. The principal permitted uses are hotels, motels, restaurants, theaters, museums, specialty and beach -related retail, and service uses. Office and residential uses would also be allowed by special. permit. These uses are located near visiting - drawing attractions such as the Municipal Pier and the beaches, and along major access routes from inland areas. Is Page 122 Resource Production - The resource production designation is intended to accommodate coastal -dependent energy oil activities. Principal permitted uses include oil wells, injection equipment, separation and treatment facilities, storage tanks, transmission lines, equipment storage and maintenance yards, and administrative offices. This designation is not applied to the areas where small-scale oil production activity takes place in conjunction with other primary land uses. Rather, the resource production designation is used for areas where the extraction, separa- • tion, storage, and transmission of crude oil constitutes the primary land use and is anticiapted to the the major use for the next 15-30 years. Page 123 Conservation - Conservation is a new designation intended to protect valuable resource areas in the coastal zone from most types of development. The designation allows enly certain low intensity activities which provide public access, so long as the resources being protected are not impaired. Such support activities could include picnic and observation areas, nature trails and peripheral bike paths, informational signs or displays, and peripheral parking areas. This designation also allows the additional uses outlined in Sections 30233 and 30264 of the Coastal Act under the conditions stated therein. to ATTACHMENT B-3 LAND USE ALTERNATIVES • Page 141 Building Heights Footnote The three land use alternatives which follow indicate Added appropriate heights for various areas.l It should be noted that the six and twelve story limitations would not necessarily mean that the entire area would be built to the designated limit. A specific plan, or other zoning device, would be necessary to include open space, setback and other considerations. A "step down" approach, diminishing heights nearer the ocean may be desired, along with phasing of development. This will be considered in the implementation phase of the plan. 1 References to height limitations have been deleted from the description of Alternative Three to reflect Planning Commission recommendations adopted on October 28, 1980. Page 146 ALTERNATIVE NUMBER THREE - HIGH INTENSITY The intense nature of this concept encourages high rise structures, especially in the core area. The Downtown is relatively small, however, and development there must be compatible with the character of the entire City. Thus, the implementation of this alternative would re- quire controls which ensure setbacks and open space to protect views, provide adequate parking and circulation, and prevent one or two structures from capturing the entire market potential of the area. ��#s-altesative es�isieas-buils�isgs-e€-�g-�e-�wel�e-s�e�ies-�e-esea�e-�k�e desi�es�-��}gas-at�espk�ese-asd-tea}staffs-a-ee�iesi�e-Dews�ewxiT A visitor -serving commercial designation is applied to the first block fronting Pacific Coast Highway between Tenth and Lake Streets and to the Municipal Pier and adjoining restaurant. Bs}ldisg-kieigias-ef-up-to-lase s�esies-wesld-be-apg�eg�ia�e-is-this-�isi�e�-eex�e�eial area-island-ef-Paeifie-Beast-�Iigiaway-is-e�sle�-�e-g�ese��a dews-€�exa-island-st��etusesT Page 147 The remaining areas, a total of 225 acres between Goldenwest Street and Beach Boulevard, are re- served for residential uses. High density residential is applied to the old Civic Center site. i�}gig-density Medium density residential is applied to the first block fronting Pacific Coast Highway between Twenty-first and Twelfth Streets, the 44- acre area bounded by Pacific Coast Highway, Delaware Street, and Atlanta Avenue, A-tzted}��-deAsii;y-esidesial pies}gsa�es-is-applied and to approximately 148 acres between Lake Street and Beach Boulevard. and -primarily �e€lasts-e�.is�isg-land-sses� a ATTACHMENT B-4 POLICY CHANGES RECREATION AND SHORELINE ACCESS Page 150 la. Prohibit development of permanent above -ground structures on the beach sand area with the excep- tion of the following permitted uses: - Lifeguard towers and other facilities necessary for public safety - Public restrooms and beach concession stands when located immediately adjacent to paved parking or access areas. - Reconstruction and expansion related to the Municipal Pier - Fire rings and volleyball nets - Bike trails, bike support facilities, and handicapped access Page 150 ld. Encourage maximum expansion of Sunset Aquatic Park facilities emphasizing multiple uses including the following: boat launch ramps, small boat rentals, boat slips, and storage for use by the public. �7_ Page 152 4a. Require an easement in all new development to allow access to and along the mean high tide line or to public recreation areas or to public trails and bikeways unless: Page 153 - Adequate access exists nearby or is proposed by the land use plan within a reasonable distance; or Access at the site would result in unmitigable adverse impacts on areas designated "Conservation" by the land use plan; or - Findings are made, consistent with Section 30212 of the Coastal Act that access is inconsistent with public safety, military security needs, or that agriculture would be adversely affected, or The parcel is too narrow for an adequate buffer separating the lateral accessway from private residence and would therefore adversely affect the privacy of the property owner. These exceptions shall not apply to the Pacific Electric Right -Of -Way. i -2- • Policy Changes (Cont.) Page 153 4d. Initiate cooperative planning efforts with the State Park and Recreation Department and affected private parties and pursue funding to develop a pedestrian access program from Pacific Coast Highway to the beach in the area from north -of gleVenth Ninth Street north to the southern edge of the Bolsa Chica-State Beach parking lot. VISITOR -SERVING FACILITIES Page 154 5a. Encourage the provision of additional restaurants and hotel/motel accommodations in keeping with the alternative chosen by the City Council. VISUAL RESOURCES Page 154 6b. Prohibit any alteration of the natural landform of the bluffs seaward of Pacific Coast Highway �- including grading and the development of parking lots; alterations necessary for development of public trails and stabilization of bluffs may be permitted subject to City approval. Page 155 6k. Establish landscaping ordinances/guidelines speci- fying suitable vegetation types for the coastal area. Page 156 7d. Consider the following priority within the coastal zone for undergrounding of utilities overhead utility and telephone lines, in accordance with the rules and regulations of the California Public Utilities Commission. Page 156 7g. Where feasible, require landscaped medians along Pacific Coast Highway prior to permitting any major improvements which would increase the capacity_ of the highway. -3- Policy Changes (Cont.) WATER AND MARINE RESOURCES 14 Page 156 8d. Prior to approval of any new or expanded outfalls, egttle-atxt-fea9b�e encourage the provision of maximum mitigation measures to prevent minimize damage to marine organisms in accordance with state and federal law. Page 157 8e. Prior to approval of any new or expanded seawater pumping facilities, vegu}ve-maximu;a-Peas-lble encourage the provision of maximum mitigation measures to prevent minimize damage to marine organisms due to entertainmentw in accordance with state 'and federal law. ENVIRONMENTALLY SENSITIVE HABITATS Page 157 9. Preserve and enhance environmentally sensitive habitats, including the Bolsa Chica which is within the sphere of influence of the City of Huntington Beach. Page 158 10b. Promote the participation of County, State and federal agencies in the enhancement and mainten- ance of environmentally sensitive habitats by actively pursuing funding from the California Coastal Conservancy and other State and federal agencies to develop and maintain landscaped buffer areas around the edge of the wetlands.irem-Beaeh BeulevaEd-to-the-Santa-Ana-River-xfteuth . ENERGY The intent of the following policies is to ensure the compatibility among different activities on safety and aesthetic criteria: Page 164 14c. Before permitting any expansion of the Edison power plant, require development of a compre- hensive screening plan with appropriate land- scaping which meets the standards of State agencies having jurisdiction over such expansion. Page 164 14h. Encourage screening of existing Edison power plant facilities via planting of trees and shrubs; pursue strategies to this end with Southern California Edison Company. V- , r RE Policy Changes (Cont.) HOUSING Page 165 15c. Investigate the feasibility of implementing an expanded grant program for meblle-heave low and moderate housing rehabilitation, including mobile homes. the-€ellewisg-three-pal}ales-�e€lee€-the-Sall€e�ela-Seastal Sea�lss}es!s-late�gsetatles-e€-the-he�slsg-�e�el�e�ents-e€ tie-Seastal-AetT--The-Slt�-a�ay-wish-te-eesslde�-allewleg-}e Ilea-€ees-€e�-sa�alle�-p�e�eets-e�-etheralte�atlees-te-these pal}eies-te-�e€leet-leeal-eAsee�es-}e-the-la�plea�estatlea-e€ the-Seastal-Aet+ l�dT-Regel�e-that-}€-law-asd-a�ede�ate-east-he�slsg-ems}ts-awe dea�ellshed-these-be-a-eae-te-eee-�eglaeea�est-a€-s�teh-�tsltsT gee€e�ably-w}th}s-the-eeastal-aeeeT---(E�eegt-whee-�eplaeesl by-�eslsleatlal-p�e�eets-a€-€e��-ems-less-usltsT�- laeT-Regale-the€-�5-ge�ees€-e€-all-sew-�esl�est}al-p�e3ee�s-e€ 5-ems-mere-ee€ts-be-a€€e�dable-te-law-asd-Fxede�ate-leee�e he�sehelsls-as-she€}aed-b�-t�ae-S}tyis-�Ieeslsg-Rleaaestt mental-melts-awe-e�eludes�-€�ea�-t�►e-�e�ul�eazet�ts-a€-tk�ls galley.. 15g Retain existing mobile home areas through mobile home- 14 zoning in order to meet the requirements for low- and moderate- income housing in the coastal zone, Should the Coastal Commission not accept the mobile home parks in the coastal zone as the City's fair share of affordable housing, apply the following policy: 15h. Reauire that 20 percent of all new residential projects of 20 or more units be affordable to low and moderate income households as defined by the City's Housinq Element. Where possible, such units shall be within the coastal zone; however, where this is not feasible the units may be supplied outside the zone. New resi- dential developments of less than 20 units may pay a "per -unit" fee in lieu of 20 percent of the project being affordable to low and moderate income households; rental units are excluded from the requirement of this policy; smaller projects of ten or less units will be excluded from the provisions of this policy, COMMUNITY FACILITIES Page 166 16i. Maintain the number of existing traffic lanes on Pacific Coast Highway within City boundaries, including Bolsa ChicaL and encourage the provision of safetw arrangements for pedestrian vehicles, such as landscaped medians, speed 40 controls, and enforcement,' and oppose the six-laning pro- posal in order to support alternate forms of transportation. -5- Policy Changes (Cont.) 16j. Preserve the Pacific Electric right-of-way parallel to 4L Lake Street to the City boundary as a transit corridor. 16k. Encourage the use of parking areas outside the coastal zone for passenger cars and the development of alternate transportation modes for beach users. 161. ExpreBs preference for the OCTD's recommended location concept at Pacific Coast Highway and Lake Street. The center on that site should be designed nearer Atlanta Avenue and related to the Orange/Atlanta east -west circulation pattern. �9 Minutes, H.H. Planning Commission November 4, 1980 Page 7 CONDITIONAL USE PERMIT NO. 80-30 Applicant: Dan Richard Eller To permit the establishment of an arcade amusement center in an existing building located on the southeast corner of Eleventh Street and Orange Avenue. The public hearing was opened. Dan Heller addressed the Commission in support of his request. He described the type of use he is planning and the supervision he intends to employ in the arcade. Robert Morris, 328 llth Street, owner of a nearby business es- tablishment, spoke in opposition to the request, citing the undesirable clientele which might be drawn to the arcade and the resulting adverse impact upon his family -oriented sandwich shop. Michael McMahon, 413 loth Street, described the impacts to the neighborhood of the commercial uses on llth Street in general and opposed the granting of this particular request. He submitted a petition signed by members of the community in support of his position. There were no other persons present to speak for or against the proposal, and the public hearing was closed. Commission discussion followed, taking into consideration the proposed hours of operation, the type of use, and the consistency of that proposed use with the residential character of the general area. ON MOTION BY KENEFICK AND SECOND BY BANNISTER CONDITIONAL USE PERMIT NO. 80-30 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: FINDINGS FOR DENIAL: 1. The arcade amusement center is generally not compatible with surrounding land uses because they are primarily residential. 2. Noise generated by the proposed use could adversely affect surrounding land uses. 3. Pedestrians and bicycle traffic could adversely affect adjac- ent land uses. AYES: Bannister, Kenefick, Winchell, Porter, Schumacher, Bauer, Greer NOES: None ABSENT: None ABSTAIN: None -7- 11-4-80 - P.C. Minutes, H.B. Planning Commission November 4, 1980 Page 8 CONDITIONAL EXCEPTION NO. 80-31 (Appeal) Applicant: Foodmaker, Inc. A request to permit a reduction in the required parking and encroach- ment into the required front yard setback area for modifications to an existing fast food restaurant located on the northeast corner of Beach Boulevard and Ellis Avenue. This request had been appealed from the Board of Zoning Adjustments' prior approval. The public hearing was opened. Lyle Gustaveson, 9040 Telestar Avenue, E1 Monte, applicant's repre- sentative, presented background on the operation of the existing use for the Commission's information, noting that the changes requested have been made necessary to meet changing business conditions. He outlined the proposal and said that the aesthetics of the area would be enhanced by the increased landscaping; the building signs would be revised to comply with current standards; and deliveries to the site would be reduced and the building completely redesigned to meet State - mandated energy requirements, thereby resulting in a significant conservation of energy. There being no other persons to address the Commission, the public hearing was closed. The Commission discussed the parking required by code for both sit- down and drive -through restaurants, the possible impact of this modification on the traffic and circulation of adjoining uses, and the signing on the project. Mr. Gustaveson informed the Commission that the existing 3 roof signs would be reduced to 2, with one new pole sign to be installed. It was the consensus of the Commission that a monument sign would be preferable and should be designed to the approval of staff with the concurrence of the Commission. ON MOTION BY PORTER AND SECOND BY KENEFICK THE COMMISSION UPHELD THE DECISION OF THE BOARD OF ZONING ADJUSTMENTS AND APPROVED CONDITIONAL EXCEPTION NO. 80-31 WITH THE AMENDMENT OF CONDITION OF APPROVAL NO. 1 AND INCLUSION OF ALL OTHER FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: AMENDED CONDITION NO. 1: 1. Applicant shall remove the existing signing, including the free- standing sign. New signing shall meet requirements of Article 976 of the Huntington Beach Ordinance Code; further, no new free- standing sign shall be erected and new signing shall be by an approved monument sign instead. AYES: Bannister, Kenefick, Winchell, Porter, Greer, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: None -8- 11-4-80 - P.C. 1 Minutes, H.B. Planning Commission November4, 1980 Page 9 ADMINISTRATIVE REVIEW NO. 80-30/CONDITIONAL EXCEPTION NO. 80-50 Applicant: Frank J. Shelton To permit a reduction of required number of parking spaces and the utilization of an offsite parking compound to satisfy a por- tion of the required parking for the establishment of a roller rink in an existing building located on the northwest corner of Main Street and Orange Avenue. The public hearing was opened. Frank Shelton, speaking in support of his project, pointed out that the City Council has already approved the concept of the leasing of spaces in the City parking lot for use by private businesses; he also expressed the opinion that available onsite and on -street parking, plus the location which makes the use accessible by bicycle to younger patrons, will satisfy the nec- essary parking requirement. Mr. Shelton emphasized the need in the City for this type of recreational facility and described his proposed operation. In response to questioning from the Commission he said he would like the hours of operation to be from 9:00 a.m. to midnight, if use of the facility justified that length of time. He informed the Commission that sound technicians have evaluated ways of insulating the building to prevent noise intrusion into the adjac- ent neighborhood and said entrance will be from the doors open- ing onto the vacant lot, which also will help mitigate the possibility of noise intrusion. Mr. Shelton also described his plans for lighting and fencing of his parking lot to ensure both the safety and security of the lot and to protect neighbors from trespass. The following persons spoke in opposition to the requested use: John Horne Russell Weinheimer John Studeville John Parnakian Helen Thompson Richard Arabian Sylvia Shandrick La Vergne Rosow Leonard Rosow 8646 Butte Circle, 606-D Representing TLC Center Board of Directors, Marina Federal Vice President, Marina Federal 934 llth Street 934 llth Street These persons cited traffic congestion; lack of adequate parking; noise, debris, and security problems; the increase in crime and vandalism which might be expected as a result of the use; the impacts on the pending new senior citizens center and housing complex on the old Civic Center site; possible effects on other businesses in the area and on the safety and security of nearby residents; and the lack of any need for more recreational facili- ties for young people in the area. -9- 11-4-80 - P.C. Minutes, H.S. Planning Commission November 4, 1980 Page 10 Mr. Rosow suggested that perhaps the size of the rink could be decreased in order to meet the parking requirements. Roderick Greeley, saying that he was not speaking for or against the proposal, inquired if the City has helped the applicant investi- gate the possibility of locating his rink in some other area of the City. He also questioned the procedure used in processing the application. The following persons spoke in favor of the requested use: Beverly Ellison Main Street merchant Conrad Gruccio Brian Taylor Gail Wilson Local student Rhonda Taylor Local student Cal Furman Real estate agent The above persons said that the use could provide a much -needed recreational facility in the downtown area which would not be detri- mental to the community, but would probably serve to improve the downtown. Mr. Gruccio pointed out that it would be a revenue producing use for the City, and Mr. Furman noted that something should be done to upgrade the downtown while plans for its ultimate develop- ment are pending. There were no other persons to speak on the matter, and the public hearing was closed. Commissioner Kenefick agreed that inadequate parking exists for the use, but perhaps the City Council's direction to staff to pursue a parking district for the downtown could solve the problem. Commis- sioner Winchell expressed the opinion that even if the parking short- age could be remedied she did not feel that the proposed use is compatible with what is trying to be accomplished in the downtown or with the uses that exist there. Further Commission discussion ensued. ON MOTION BY BAUER AND SECOND BY PORTER CONDITIONAL EXCEPTION NO. 80-50 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: FINDINGS FOR DENIAL: 1. Exceptional circumstances do not apply that deprive the subject property of privileges enjoyed on other properties under the same zone classification. Other property owners under these same circumstances are experiencing a similar hardship. 2. The conditional exception may constitute a grant of special pri- vilege since one business establishment may be allocated a -10- 11-4-80 - P.C. Minutes, H.B. Planning Commission November 4, 1980 Page 11 disproportionate share of available public parking in the downtown area. 3. The conditional exception is not necessary for the preserva- tion of one or more substantial property rights since the zoning allows uses which require less parking than the one being proposed. 4. The granting of this conditional exception may be materially detrimental to the public welfare due to the potential for increased traffic congestion and accidents on Main Street. AYES: Bannister, Kenefick, Winchell, Porter, Greer, Bauer NOES: Schumacher ABSENT: None ABSTAIN: None ON MOTION BY BAUER AND SECOND BY KENEFICK ADMINISTRATIVE REVIEW NO. 80-30 WAS DENIED WITHOUT PREJUDICE FOR THE FOLLOWING REASONS BY THE FOLLOWING VOTE: FINDINGS FOR DENIAL: 1. The shortage of parking for the proposed use could sub- stantially impact surrounding properties. 2. The proposed use is not compatible with the goals of the Coastal Planning effort since a disporportionate amount of public parking may be allocated to one business establishment. 3. The amount of off-street parking available for use within 300 feet of the project site is not sufficient to serve the proposed property. 4. Establishment of the proposed use will excessively increase traffic congestion and the potential for accidents in the vicinity of the project site. AYES: Bannister, Kenefick, Winchell, Porter, Greer, Bauer NOES: Schumacher ABSENT: None ABSTAIN: None PRECISE PLAN OF STREET ALIGNMENT 80-1/NEGATIVE DECLARATION 80-59 Applicant: City of Huntington Beach Proposal to precisely plan a street alignment to provide proper interior access for properties located north of Pearce Street and west of Green Street. The public hearing was opened. -11- 11-4-80 - P.C. Minutes, H.B. Planning Commission November 4, 1980 Page 12 Ellen McMahan, 4831 Sandy Lane, addressed the Commission to express concerns with the lack of notification for all persons in the affected area which she said has occurred over the years, the ques- tionable merit of the plans that have been presented, the use of a small alley for access, and the absence of consultation with neigh- borhood residents on what should be done on their properties. She asked that no action be taken until all families presently living in the area have moved out, and also that a fair market price be paid for any properties taken for the precise plan. Michael McMahan, 4831 Sandy Lane, questioned the timing on the precise plan, saying that it should have been done before any new construction began and alleging that the developers have been allowed to plan their own streets; the result has been inadequate access into a medium density residential area. There were no other persons to speak for or against the proposed precise plan, and the public hearing was closed. Secretary Palin outlined the history of the area, describing prior moratoriums and efforts to consolidate lots to solve the access prob- lems. He informed the Commission of the recently enacted four -month moratorium and submitted alternative approaches such as redevelopment or an assessment district which could be used in the area. After discussion, it was the consensus of the Commission that this precise plan should be tabled to allow staff to work with property owners and developers to determine which alternative solution would be satisfactory and successful. Mr. Palin indicated that staff will research and prepare a recommendation which can be tentatively sched- uled four weeks from this date. ON MOTION BY KENEFICK AND SECOND BY BAUER PRECISE PLAN OF STREET ALIGNMENT NO. 80-1 AND NEGATIVE DECLARATION NO. 80-59 WERE TABLED TO PERMIT THE ABOVE ACTION, BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Winchell, Porter, Greer, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: None DISCUSSION ITEMS: CONDITIONAL USE PERMIT NO. 79-20 (Request for Extension of Time) Applicant: Huntington Harbour Bay & Racquet Club) Jeffrey Oberman, 3550 Wilshire Boulevard, informed the Commission that the adjacent property owners had met with the applicant and agreed to a four -month extension of time in order to work out some of the problems on the site. -12- 11-4-80 - P.C. Minutes, H. B. Planning Commission November 4, 1980 Page 13 A resident of 17099 Edgewater Lane also spoke to agree with a four -month extension of time. Sheldon Grossman, 17131 Edgewater Lane, noted that, although he had submitted a letter in opposition to a year's extension as previously requested by the applicant, he was agreeable to the four -month extension as mentioned by Mr. Oberman. ON MOTION BY BANNISTER AND SECOND BY KENEFICK A FOUR -MONTH EX- TENSION OF TIME WAS GRANTED FOR CONDITIONAL USE PERMIT NO. 79-20, BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Winchell, Porter, Greer, Schu- macher, Bauer NOES: None ABSENT: None ABSTAIN: None ZONE CHANGE NO. 80-9 Applicant: Woodtree Development Co. Savoy Bellavia explained that one of the prior conditions of approval on this zone change had been that one development plan for the entire area be developed. The original applicant has been working diligently with surrounding owners, and has met with no success; he is, therefore, requesting that the condi- tion be amended not to require the overall layout. George Woods addressed the Commission to explain the difficul- ties he has encountered in attempting to consolidate the area in question, saying that although three major property owners control 10 acres of the site there are still 5 acres which are under fragmented ownership and consolidation has proved to be nearly impossible. Therefore, the condition for an overall development plan has not been feasible to meet. Commission discussion followed. ON MOTION BY KENEFICK AND SECOND BY BAUER STAFF WAS DIRECTED TO PREPARE A SPECIFIC PLAN FOR THE AREA TO FACILITATE DEVELOPMENT, BY THE FOLLOWING VOTE: AYES: Bannister, Kenefick, Winchell, Porter, Greer, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: None SERVICE STATIONS: Sam Glick, attorney representing Atlantic Richfield, addressed the Commission to outline the proposal for conversion of existing -13- 11-3-80 - P.C. Minutes, H.B. Planning Commission November 4, 1980 Page 14 service stations to mini -markets with gasoline dispensing pumps. Extensive discussion was held concerning the proposal and the best possible method of implementing this and future proposals. ON MOTION BY PORTER AND SECOND BY BANNISTER STAFF WAS DIRECTED TO PREPARE A DRAFT CODE AMENDMENT FOR THE REVIEW OF THE PLANNING COMMIS- SION AT ITS NOVEMBER 18, 1980, MEETING, FOR MINI -MARKETS IN CONJUNCTION WITH SERVICE STATIONS THROUGH '.HE VEHICLE OF A CONDITIONAL USE PERMIT, BY THE FOLLOWING VOTE:' AYES: Bannister, Kenefick, Winchell, Porter, Greer, Schumacher, Bauer NOES: None ABSENT: None ABSTAIN: None DEVELOPMENT PROJECT AT WARNER AVENUE AND BOLSA CHICA: Applicant: Mola Development Company Discussion took place regarding the possibility of a special study session for the review of the proposed project on the subject site; staff was directed to schedule this review for the next regular meeting on November 18, 1980. REVIEW OF CITY COUNCIL AGENDA: Secretary Palin briefly reviewed the actions taken at the City Council meeting of November 3, 1980. He reported the formation of a committee to study the trails systems on the old Pacific Electric right-of-way, and the Chair appointed Jean Schumacher as the Commis- sion's member on that committee, with Marc Porter as alternate. ORAL COMMUNICATIONS: None COMMISSION ITEMS: Commissioner Schumacher discussed methods other communities in the State are using to provide affordable housing. She also reviewed two tentative parcel maps granted on Lake Street and questioned the General Plan designation of the Tanaka Nursery use on Beach Boulevard. Staff will research and report on that designation. Commissioner Greer asked that the staff provide an analysis of the scope of uses permitted in the M1 and M1-A zones. Staff will pro- vide this information at its November 18, 1980, meeting. Mee adjourned 11:55 p.m. rcus M. orter, a an -14- 11-4-80 - P.C.