Loading...
HomeMy WebLinkAbout1983-11-15APPROVED ON 12-6-83 MINUTES HUNTINGTON BEACH PLANNING COMMISSION Council Chambers - Civic Center 2000 Main Street Huntington Beach, California TUESDAY, NOVEMBER 15, 1983 - 7:00 PM COMMISSIONERS PRESENT: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir CONSENT CALENDAR: ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR THE CONSENT CALENDAR CONSISTING OF GENERAL PLAN CONFORMANCE NO. 83-11 WAS APPROVED BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Schumacher, Mirjahangir NOES: None ABSENT: Erskine ABSTAIN: None The Chairman announced that this would be the first televised meeting for the community channel cable TV. REGULAR AGENDA: ADMINISTRATIVE REVIEW NO.-83-30, APPEAL (Continued from 10-18-83) Applicant: The Huntington Partnership Appellant: Ralph Saltsman, Attorney An appeal to the approval of the BZA of installation of controlled parking systems for existing retail marina complex located on the in- land side of Pacific Coast Highway approximately 10 feet north of Anderson Street. Howard Zelefsky gave the staff presentation. He explained that the conditions of approval imposed by the Board.of Zoning Adjustments still apply to the applications. The Chairman reopened the public hearing. Don Leonard, owner of a gallery in the shopping center, spoke in favor of the appeal. His concern was that his customers must have an atmosphere where they can "stroll" through his gallery in an unhurried fashion and he felt this would not be possible with this type of parking arrangement. The public hearing was closed. Commissioner Schumacher asked Mr. Leonard if he was notified of the v Board of Zoning Adjustment meeting. He said that the notification letter arrived too late for him to attend the meeting. ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS APPROVAL OF ADMINISTRATIVE REVIEW NO. 83-30 BY THE BOARD OF ZONING ADJUSTMENTS WAS UPHELD, DENYING THE APPEAL THEREOF, WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF ORIGINAL B.Z.A. APPROVAL: 1. The restroom facilities plan, profile and architectural features shall be submitted for review and approval through the Depart- ment of Development Services permitting all Fire Department and Ordinance Code requirements prior to issuance of building permits. 2. That the restroom facility be secured for entry by card and/or locking mechanism or some other means or device which would make the facility only available to authorized users. 3. The parking circulation management plan dated November 10, 1983, shall be submitted for review and approval by the Department of Development Services and Public Works - Traffic Division, meeting all staff concerns as voiced by the Fire Department, Engineering and Planning staff including, but not limited to, valet parking, circulation, emergency, fire and police ingress and egress, and noise mitigation prior to issuance of building permits. 4. That a revised site plan showing all proposed changes as discussed with the Board and including placement of traffic cones, circula- tion, special parking designations and other features requiring designation as proposed by the applicant and approved by the Board, shall be submitted for review and approval by the Department of Development Services prior to issuance of building permits. The revised site plan shall show all controlled entrances on the site and shall include all precise dimensions for entry, circulation, width, etc. This plan shall be compatible and show a working relationship with the parking control management plan. AYES: Higgins, Winchell, Livengood, Porter, Schumacher, Mirjahangir NOES: None ABSENT: Erskine ABSTAIN: None USE PERMIT NO. 83-39/CONDITIONAL EXCEPTION NO. 83-28, APPEAL Applicant: John Kavanagh/Mike Whitney Appellant: Erdem Denktas (Continued from 11-1-83) Appeal of a BZA approval of construction of a 980 square foot "Lube Pit Stop" building and a 705 square foot auto service building; and an approval to permit a reduction in driveway width from 20 feet to 16 feet and to permit a zero rear yard setback on property located on the west side of Beach Boulevard immediately south of the.Orange County flood control channel. Glen Godfrey gave the staff presentation, 1 -2- 11-15-83 - P.C. pointing out some proposed alternative site plans developed by staff, from instructions given at the last Planning Commission meeting. Commissioner Winchell asked staff if these proposed layouts meet the code. Mr. Godfrey stated that they were in excess of the code require- ments. Mrs. Winchell asked staff which of the three alternatives they preferred the most. Secretary Palin stated that #3 was the most de- sirable, that with some more adjustments made there could be seven parking spaces on site. Commissioner Livengood asked if the applicant had seen these proposals made by staff, and if not, he would prefer to see a plan proposed by the applicant. Mr. Godfrey stated that the applicant had not seen staff's plans. Secretary Palin then explained that the applicant did file an appeal of the Planning Commission's direction to staff to eliminate the rear building. Further discussion took place regarding the parking spaces on the site. Commissioner Schumacher stated that the 11-1-83 tape would reveal that the applicant admitted that there was not enough room to park on the site. Mr. Godfrey said that the position of the Board was that the parking proposed by the applicant was adequate to service both uses on the site, with some stacking at the Lube Pit Stop, however, customers would not be getting out of their cars. Some discussion took place regarding the curb,barriers proposed in Condition #6. Commissioner Livengood favored a 2-foot wall to protect the area. Commissioner Higgins favored staff's Plan 3 with the driveway moved further south to allow better circulation. Some discussion took place on the landscape plan. On the question of a two foot wall, Secretary Palin said that Planning staff discourages this because of possible damage that would occur and the.fact that it can be unsightly. Chairman Porter questioned legal counsel on the legality of the appeal of the proceedings at the last Planning Commission meeting. Art De La Loza stated that if the directions to staff at the last meeting were of a specific nature then the applicant could possibly appeal that action, however, if the directions to staff were just in general, then an appeal by the applicant would be premature, and that it appeared that way to him. It was suggested to use pipes instead of a wall for separation. The appellant, Mr. Denktas, stated that if there was any damage to the wall, he would make the necessary repairs. Brief dis- cussion took place on the location of trash bins. Commissioner Winchell stated that, with regard to the rear building, it had been the Commis- sion's concern that another use could come in later besides the one that was.approved. A MOTION BY SCHUMACHER AND SECOND BY ERSKINE WAS MADE TO MODIFY THE BOARD OF ZONING ADJUSTMENTS' ACTIONS TAKEN ON USE PERMIT NO. 83-39 AND CONDITIONAL EXCEPTION -NO. 83-28 FOR THE REASON THAT A SECOND USE IS NOT ALLOWED ON THE REAR OF THE PROPERTY BECAUSE PARKING CANNOT BE SATISFIED AND THE DEVELOPER SHOULD COME UP WITH A NEW SITE PLAN. ON MOTION BY HIGGINS AND SECOND BY MIRJAHANGIR TO AMEND THE PREVIOUS MOTION, PLAN #3 DEVELOPED BY STAFF WAS CHOSEN AS THE APPROVED LAYOUT FOR PARKING ON THE SITE, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Porter, Erskine, Schumacher, Mirjahangir NOES: Livengood -3- 11-15-83 - P.C. ABSENT: None ABSTAIN: None PREVIOUS MOTION WITH AMENDMENT WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONAL EXCEPTION NO. 83-28: FINDINGS FOR APPROVAL: 1. Due to the.fact that the subject property is a remnant lot with a substandard lot width, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. 2. Because of the substandard lot width of the parcel, coupled with the fact that it is adjacent to a flood control channel, the granting of a conditional exception will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. 3. The granting of the conditional exception is necessary in order to preserve one or more substantial property rights. 4. The granting of the conditional exception will not be materially detrimental to the public welfare nor injurious to property in the same zone classification. 5. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. 6. The Planning Commission determined that parking is sufficient for a single use. It is their concern that additional uses on the property would very likely result in insufficient parking for more than one business. USE PERMIT NO. 83-39: The Planning Commission, by minute action, approved Alternative No. 3, as prepared by staff, for the following reason: The parking provided is adequate for one use only, and the parking requirement cannot be satisfied unless parking is provided in place of the storage building at the rear of the property. FINDINGS OF APPROVAL: 1. The granting of Use Permit No. 83-39 will not be detrimental to the general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity of such use or building. -4- 11-15-83 - P.C. 2. The granting of the use permit will not adversely affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. A site plan submitted November 15, 1983, considered by the Planning Commission and labeled "Exhibit 3", showing one structure and one use only, shall be the approved layout. 2. The wall which is constructed on the north side of the property for the lube pit stop business shall be of maintenance free, decorative masonry material. 3. The driveway approach on Beach Boulevard shall have a minimum width of 30 feet and shall be constructed to the "X" type design, with a minimum driveway width at back of sidewalk of 27 feet. 4. Prior to issuance of building permits, the applicant shall submit a revised landscape and irrigation plan meeting the requirements of Article 979 of the Huntington Beach Ordinance Code and such plan shall be approved prior to issuance of a certificate of occupancy. 5. All access rights along Beach Boulevard shall be dedicated to the City of Huntington Beach except at locations approved by the Board of Zoning Adjustments. 6. A post and chain arrangement shall be constructed along the entire south property line to provide a pedestrian and vehicular barrier. 7. The applicant shall file a tentative parcel map which consolidates the six (6) subject lots into one parcel. Said parcel map shall be recorded with the County of Orange and a copy of the recorded map filed with the Department of Development Services prior to issuance of a certificate of occupancy for the lube pit stop business. AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None CONDITIONAL USE PERMIT NO.-83-27/CONDITIONAL EXCEPTION NO. 83-07/ NEGATIVE DECLARATION NO. 83-44 (Continued from 11-1-83) Applicant: Robert Zinngrabe A request to permit a�269 unit senior citizen residential project with exceptions for number and size of parking spaces, perimeter setback and unit size on property located on the east side of Florida Street, 530 -5- 11-15-83 - P.C. feet south of Main Street. Jim Barnes explained that applicant's revised plan combines the 1.03 acre site with the 3.09 acre site to the south which is developed with an existing retirement home containing 171 units. He said further that the applicant stated that the combined project will be under single management and use common facilities. The Chairman reopened the public hearing. Richard Harlow, representing the Delma Corporation, spoke on behalf of the applicant, asking for,an approval of the project. He requested a rewording on the condition dealing with emergency care provided by the owner. He announced that Mr. Zinngrabe was not the sole owner of the property and requested that Condition #3 be reworded to say that applicant shall record a document showing single management of the properties, but he could not agree to a recorded parcel map for economic reasons. He said he would work with the City Attorneys office for wording. He used the Wycliff Towers approval as an example of a similar project. Chairman Porter commented that, if the use were to change, there would be no guarantee of the parking requirements being met. Mr. Harlow said he did not see a problem due to the design of the units for senior citizens. Commissioner Livengood reminded staff of the recommended change to the condition regarding the age of the tenant from age 60 to age 62. The public hearing was closed. Commissioner Winchell stated that she was opposed to a 1-3 parking ratio, she favored a .6 per unit ratio. She said she was also opposed to compact parking for seniors. Secretary Palin said that staff at the last meeting had expressed concern that this project could set a precedent with regard to density. However, because the project is combined with the adjacent property, the configuration is different. Mr. Harlow stated that there were no maximum densities stated in the Pacifica Community Plan. More discussion followed on the precedent -setting issue. Art De La Loza posed the question of what guarantees can be provided which would assure the City that the adjacent property owner will not attempt to increase his density. Mr. Harlow stated that all of this is part of an overall concept with reciprocal parking and no density requirement. Mr. Palin explained that the previous high on density was 88 units per acre and staff feels it has reached the maximum and, further, that you have to address the overall impacts of what is occurring within the City. Commissioner. Erskine suggested that a condition be written to accomplish that end. Commissioner Winchell stated that there were two districts in the specific plan and this particular district (District 1) has a higher parking requirement. She felt that even 88 units per acre in density was too high. Mr. De La Loza said that the question is how long is the existing lease. He further recommended a continuance. Mr. Harlow stated he,was opposed,to a continuance. He did not understanding what the City would gain by reducing the project by seven units. He said he would agree to a condition of a single management of both facilities. Commissioner Schumacher pointed out that a senior citizen housing ordinance was recently developed with criteria that -she felt was being -6- 11-15-83 - P.C. carried to the extreme. She was concerned with the units being built with kitchens. She also stated that many senior citizens at age 62 still drive. She was opposed to approval unless there was some assurance that the two projects were tied together. Commissioner Livengood asked staff when they became aware of the fact that Mr. Zinngrabe was not the sole owner. Secretary Palin said he was only made aware of that this evening. Commissioner Livengood stated that he favored a denial. Secretary Palin suggested that if the Planning Commission continued the item then they should direct staff to explore the existing project and require dedication be made to the City so that if there were any additions the property owner would be required to appear before the Planning Commission. Commissioner Winchell said this would not address any change of use. Mr. Harlow suggested that if the Commission liked the plan they should include a condition that the applicant will work with staff to resolve the problem. Mr. Palin said that an "either/or" wording could be worked out as a condition of approval with dedication made to the City subject to review by the Planning Commission. ON MOTION BY ERSKINE AND SECOND BY LIVENGOOD NEGATIVE DECLARATION NO. 83-44 WAS APPROVED AS ADEQUATE, BY THE FOLLOWING VOTE: AYES: Higgins, Winche11, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None Commissioner Erskine suggested that Finding #4 under the conditional exception be extended to include the fact that it would promote the community's affordable housing goals. Further discussion ensued regarding a condition dealing with the recording of a parcel map. Commissioner Mirjahangir asked legal counsel if there could be some language worked out to assure that the two parcels would be tied together. Mr. De La Loza said that he could give no assurance and that, eventually, the applicant would have to come back for a decision anyway. He said what you end up with is a non -appealable decision since the issue is to be resolved in the future which would, in effect, be a tabling action. He recommended that the item be continued Mr. Harlow stated that he could work out an agreement with staff so that an approval could be given tonight. Secretary Palin felt that an either/or wording could be written subject to issuance of building permits. -7- 11-15-83 - P.C. A MOTION WAS MADE BY ERSKINE AND SECONDED BY HIGGINS TO APPROVE CONDI- TIONAL USE PERMIT NO. 83-27 AND CONDITIONAL EXCEPTION NO. 83-07 WITH FINDINGS AND AMENDED CONDITIONS AS PREVIOUSLY DISCUSSED. THIS MOTION FAILED BY THE FOLLOWING VOTE: AYES: Higgins, Erskine, Mirjahangir NOES: Winchell, Livengood, Porter, Schumacher ABSENT: None ABSTAIN: None ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS CONDITIONAL USE PERMIT NO. 83-27 AND CONDITIONAL EXCEPTION NO. 83-07 WERE CONTINUED TO THE DECEMBER 6, 1983 MEETING, BY THE FOLLOWING VOTE: AYES: Livengood, Higgins, Porter, Erskine, Mirjahangir NOES: Winchell, Schumacher ABSENT: None ABSTAIN: None The Chairman called for a recess - meeting resumed at 9:15 P.M. ON MOTION BY ERSKINE AND SECOND BY HIGGINS CONDITIONAL USE PERMIT NO. 83-27 AND CONDITIONAL EXCEPTION NO. 83-07 WERE RECONSIDERED, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None Chairman Porter stated that he had previously voted against it for reasons of rights of appeal. Commissioner Winchell stated she would still vote against it for more parking, no compact parking and lower number of units. ON MOTION BY ERSKINE AND SECOND BY HIGGINS CONDITIONAL USE PERMIT NO. 83-27 AND CONDITIONAL EXCEPTION NO. 83-07 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS AS ADDED AND AMENDED, BY THE FOLLOWING VOTE: CONDITIONAL EXCEPTION NO. 83-07: FINDINGS FOR APPROVAL: 1. The waiver of the 20 foot perimeter setback will not have adverse impacts on the adjacent land uses because the north and east property lines of the subject site abut parking lots. 2. The reduction in the unit size will not have adverse impacts because the units are intended for senior citizens and additional space for the residents is being provided in a central recreation room and central dining room. 3. The reduction in the number of parking spaces will not have ad- verse impacts because the project is a board and care facility -8- 11-15-83 - P.C. that will be geared toward senior citizens who do not have cars. 4. The granting of the conditional exception is not inconsistent with the general purposes and intent of the Pacifica Community Plan because it promotes senior residential housing and the community's affordable housing goals. 5. The granting of the conditional exception will not be materially detrimental to the public welfare or injurious to property in the same zoning classification. CONDITIONAL USE PERMIT NO. 83-27: FINDINGS FOR APPROVAL: 1. The General Plan sets forth provisions for this type of land use as well as setting forth objectives for implementation of this type of housing. 2. The proposed project was previously studied for this intensity of land use at the time the Pacifica Community Plan zoning designation was placed on the property. 3. Prior to the issuance of building permits on this project, either a parcel map shall be recorded combining this 98 unit project to the 171 unit project to the south, or the development rights on the existing units shall be dedicated to the City concurrently with construction of the proposed 98 unit project to combine both as one project, to assure that no more than 269 units shall be allowed to be constructed in this compound. (As an alternative, if neither of the above can be accomplished, the developer may pursue some other documents for approval by the City for recordation which shall accomplish the same intent of the above for one combined complex.) 4. Natural gas shall be stubbed in at the locations of cooking fa- cilities, water heaters and central heating units. This require- ment may be waived provided that the applicant will install a more energy efficient alternative subject to review and approval of the Department of Development Services. 5. Low volume heads shall -be used on all showers. 6. All building spoils such as unused lumber, wire, pipe and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 7. Energy efficient lighting such as high pressure sodium vapor lamps shall be used in parking lots. 8. The development shall meet all requirements of the Huntington Beach Fire Department. 9. If an entry gate is proposed at the main entrance, it shall be -9- 11-15-83 - P.C. reviewed and approved by the Department of Development Services and the Fire Department. 10. The design and materials of all perimeter walls shall be subject to the approval of the Department of Development Services prior to the issuance of building permits. 11. A detailed landscape and sprinkler plan shall be subject to the approval of the Department of Development Services prior of the issuance of building permits. 12. Each dwelling unit shall be occupied by at least one person 62 years of age or older. 13. Water systems shall be through the City of Huntington Beach water system. 14. Sewer, water and fire hydrant systems shall be designed to City standards. 15. Drainage for the subject project shall be approved by the Depart- ment of Public Works and shall be designed to provide for erosion and siltation control both during and after construction of the proposed project. 16. Off site improvements (e.g., streets, sidewalks, gutters, etc.) shall be constructed in accordance with Department of Public Works standards. 17. All vehicular accessways shall be a minimum of 24 feet. 18. An emergency access opening shall be provided in the block wall at the northerly edge of the main access drive pursuant to the Fire Department's approval. 19. Fire hydrants shall be located onsite pursuant to the Fire Depart- ment approval. 20. Applicant shall work with staff to formulate an emergency medical program. AYES: Higgins, Porter, Erskine, Mirjahangir' NOES: Winchell, Livengood, Schumacher ABSENT: None ABSTAIN: None ON MOTION BY SCHUMACHER AND SECOND BY WINCHELL STAFF WAS DIRECTED TO EVALUATE THE STANDARDS CONTAINED IN THE PACIFICA COMMUNITY PLAN AND, IF NECESSARY, TO INITIATE A CODE AMENDMENT, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None -10- 11-15-83 - P.C. ABSTAIN: None CONDITIONAL USE PERMIT NO. 83-28/NEGATIVE DECLARATION NO. 83-45 Applicant: Jerwel Enterprises A request to revise a previously approved 407,000 square foot commercial complex to a 609,000 square foot commercial complex, located in an area bounded by the San Deigo Freeway on the south and Huntington Village Way on the west. Jim Barnes gave the staff presentation showing where changes were made to the previous plan, which included the sub- stitution of a Holiday Inn for a previously approved theater. Staff also recommended deletion of a 120 space parking structure for the proposed medical facility. The public hearing was opened. Jerry Klein, the applicant, described his project as an integrated development combining concrete and glass. He said that from a functional viewpoint, there would be shared parking. He was not aware of any height limitation in the North Huntington Center Specific Plan as it was not mentioned at the time that the 12 story structure was approved. He went on to describe the Holiday Inn and the proposed medical facility which is an out -patient branch of Long Beach Memorial Hospital catering to specialists only. He said there was the possibility of valet parking. He said he would be willing to work with staff on the pedestrian plaza idea and the installation of traffic signals. He said that the parking structure which the staff recommended be deleted would only be for employee parking for the medical facility and that he felt the distance from the structure to the building was not an exorbitant distance and, therefore, should be included in the approval. Regarding the traffic report, he said that although it was late arriving to the staff, that it was discussed with the city engineer. Commissioner Livengood asked the applicant if there were plans to have an emergency room at the medical facility. Mr. Klein stated that there would be no emergency facilities. He also discussed the possible conflict with Old World Village parking agreement. Also discussed were signing plans in,the future. The public hearing was closed. Les Evans from Public Works recommended that Condition #3 regarding the traffic study, remain in effect. Lengthy discussion followed on the funding and appropriateness of more than one signal at the location. ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR NEGATIVE DECLARATION NO. 83-45 WAS APPROVED AS ADEQUATE, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None A MOTION WAS MADE BY LIVENGOOD AND SECONDED BY MIRJAHANGIR TO APPROVE CONDITIONAL USE PERMIT NO. 83-28 WITH FINDINGS AND CONDITIONS. A MOTION BY HIGGINS AND SECOND BY LIVENGOOD TO AMEND THE MAIN MOTION WAS MADE TO DELETE CONDITIONS 1-a AND 1-e. MOTION PASSED BY THE FOL- LOWING VOTE: -11- 11-15-83 - P.C. AYES: Higgins, Winchell, Livengood, Erskine, Schumacher, Mirjahangir NOES: Porter ABSENT: None ABSTAIN: None A MOTION BY LIVENGOOD AND SECOND BY HIGGINS TO AMEND THE MAIN MOTION WAS MADE TO INCLUDE CONDITION #4 DEALING WITH SIGNALS. THIS MOTION PASSED BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None THE MAIN MOTION TO APPROVE CONDITIONAL USE PERMIT NO. 83-28 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS AS AMENDED, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed project is in conformance with the policies and development standards contained in both the City's General Plan and in Division 9 of the Huntington Beach Ordinance Code. 2. The proposed project will not adversely affect living conditions in the surrounding neighborhood, due to its design in terms of providing adequate setbacks from property lines and adjacent streets and landscaped buffers around the perimeter of the site. 3. The project will not create or excessively increase traffic con- gestion. CONDITIONS OF APPROVAL: 1. The site plan, floor plans and elevations received and dated November 10, 1983, shall be the approved layout with the following modifications: a. Building E shall not be approved at a height in excess of 120 feet unless the North Huntington Center Specific Plan is amended to allow a greater height. b. Perimeter landscaping along Huntington Village Lane adjacent to the proposed hotel shall be increased to a minimum of 10 feet in width. C. A pedestrian plaza area between Buildings C, D and E shall be designed and incorporated into the project subject to the approval of the Department of Development Services. 2. It shall be demonstrated by the applicant that the necessary park- ing will be provided for each phase of the development prior to -12- 11-15-83 - P.C. the issuance of building permits. 3. Prior to the issuance -of building permits for Phase II of the pro- posed project, the developer shall prepare an updated traffic report to analyze parking and traffic impacts on the surrounding public streets. The report shall be approved by the Department of Public Works and the developer shall be required to comply with all recom- mendations of the approved report. 4. The applicant is required to install a traffic signal at the inter- section of McFadden Avenue and Huntington Village Way. This traffic signal shall be installed in compliance with all requirements and fully paid for by the applicant. A second signal shall be installed at the main entrance to the project on Center Drive; this with par- ticipation agreement for payment with the City for 50%. A third signal may be required if the need is determined by the Department of Public Works with funding to be determined at that time. 5. The parking structure shall be designed to mitigate the possible conflict of headlights between vehicles located on or in the parking structure and vehicles on the San Diego Freeway. The elevation of this parking structure shall be submitted to the De- partment of Development Services and approved by the Director of Development Services and approved by the Director of Development Services prior to the issuance of building permits on this structure. 6. A sewer study shall be conducted by the applicant subject to Depart- ment of Public Works standards. All necessary offstreet improvements (e.g., streets, sidewalks, gutters, sewers, drains, etc.) shall be constructed at the applicant's expense in accordance with Department of Public Works standards. 7. Median modifications on Huntington Village Lane shall be made at the applicant's expense in accordance with Public Works standards. 8. All high rise construction shall comply with local, State and NFPA standards and be -approved by the Fire Department. 9. All life safety systems shall comply with local, State and NFPA standards and be approved by the Fire Department. 10. All fire access lanes shall be a minimum of 24 feet. 11. No parking shall be designated in areas where fire access is re- quired as determined by the Huntington Beach Fire Department. 12. Entrances to complexes shall have "no parking" and "fire access" signs posted. 13. Fire hydrants shall be located and installed so that all portions of ground floor building perimeters are within 150 feet. 14. All automatic sprinkler, fire alarm, and'fire detection system plans shall be approved by the Fire Department. -13- 11-15-83 - P.C. 15. Key boxes approved by the Fire Department shall be installed in accessible locations and contain keys to gain necessary access as required by the Fire Department. 16. A detailed landscape plan shall be submitted to the City and approved by the Departments of Development Services and Public Works prior to the issuance of building permits. 17. Energy efficient lights shall be used in parking areas. All out- side lighting shall be diverted to prevent spillage onto adjacent properties. 18. An engineering geologist shall be engaged to submit a report indi- cating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the G-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated G-factors shall be submitted to the City for review prior to the issuance of building permits. 19. A plan for silt control for all storm runoff from the property during the construction and during initial operation of the facility shall be submitted to the Department of Public Works for review and approval. 20. The applicant shall file for a lot line adjustment to reflect the proposed building configuration on the site. The lot line adjust_ ment shall be approved prior to the issuance of building permits. 21. All applicable conditions of approval imposed on Conditional Use Permit No. 75-24 shall apply to Conditional Use Permit No. 83-28. AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None CONDITIONAL USE PERMIT NO. 83-30 Applicant: Westfield Huntington Company A request to permit an 82 unit planned residential development on pro- perty located south of Warner Avenue between Lynn and Green Streets. Mike Adams gave the staff presentation explaining the deviations in the request for a special permit. He also added several conditions of approval to those listed in the staff report. Some discussion took place regarding the previously approved tentative tract map (#11681) with regard to the blue border. Les Evans from Public Works stated that the City Attorney's office assured him that they have the dedication necessary for street improvements. The public hearing was opened. Jerry Simon spoke on behalf of the ap- plicant. He stated that he agreed to the conditions of approval. The public hearing was closed. -14- 11-15-83 - P.C. ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR STAFF WAS DIRECTED TO RECOMMEND TO THE CITY COUNCIL AT THE TIME OF THEIR HEARING ON A FINAL TRACT MAP, THAT JENNIFER CIRCLE SHALL BE VACATED PRIOR TO RECORDATION, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None Commissioner Schumacher felt that a condition should be stated to take the blue border out to the center line, however, Secretary Palin said that the City Attorney's office advises not to list the condition where a stipulation is stated in the code (Division 9). Chairman Porter said he.would vote against the project as the open space should be calculated on the same basis as density included in lesser standards. ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS CONDITIONAL USE PERMIT NO. 83-30 WAS APPROVED WITH A SPECIAL PERMIT WITH THE FOLLOWING FIND- INGS AND CONDITIONS, BY THE FOLLOWING VOTE: A special permit was granted to allow the applicant to deviate from the provisions as listed below: 1. 15 foot separation between accessway and habitable structure. 2. 50% of attached garages to be set back 20 feet. 3. Recalculation of oper space provisions from projects more than 4 acres in size to projects 2-4 acres in size. 4. Reduction of entrance -way width from 48 feet to 40 feet. FINDINGS FOR SPECIAL PERMIT: 1. Through the use.of aesthetically pleasing plant materials, aesthe- tically pleasing architecture and special design and construction techniques, the surrounding uses will be minimally impacted as a result of the proposed project and, therefore, the subject project will not be detrimental to the general health, welfare, safety and convenience of the neighborhood or the City in general. 2. The orientation -of each of the dwelling units onto private open space, the use of, -landscaping materials, and the design solution for a unique parcel of land will help to insure maximum privacy for the residents within a project of this density. 3. Through the use of,heavy landscape planting throughout the project, and by maximizing the use of aesthetically pleasing types of archi- tecture and building materials, the proposed project will promote a better living environment. -15- 11-15-83 - P.C. FINDINGS FOR APPROVAL: 1. The proposed subdivision of this 5.1 gross acre parcel of land zoned R3, is proposed to be constructed having 20 units per gross acre. 2. The General Plan has set forth provisions for this type of land use as well as setting forth objectives for implementation for this type of housing. The proposed project complies with the land use element and all other elements of the General Plan. 3. The property was previously studied for this intensity of land use at the time the land use designation for medium high density resi- dential was placed on the property. CONDITIONS OF APPROVAL: 1. The site plan, floor plans and elevations received and dated November 15, 1983', shall be the approved layout. 2. Natural gas and 220V electrical shall be stubbed in at the location of clothes dryers. This requirement may be waived provided that the applicant will install a more energy efficient alterantive sub- ject to the review and approval of the Department of Development Services. 3. Natural gas shall be stubbed in at the locations of cooking facili- ties, water heaters and central heating units. This requirement may be waived provided that the applicant will install a more energy efficient alternative subject to review and approval of the Department of Development Services. 4. Low volume heads shall be used in all showers. 5. All building spoils such as unused lumber, wire, pipe and other surplus or unusable materials, shall be disposed of at an offsite facility equipped to handle them. 6. Energy efficient lighting, such as high pressure sodium vapor lamps, shall be used in parking lots to prevent spillage onto ad- jacent areas and for energy conservation. 7. All structures on the subject property, whether attached or de- tached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for a building permit. 8. The covenants, conditions and restrictions shall contain a provi- sion that will prohibit storage of boats, trailers and recreational vehicles on site, unless an area that is specifically designated for such storage and which is in compliance with the provisions of Article 936 is provided for in the project. -16- 11-15-83 - P.C. 9. All interior buildings, including the recreation building, not served by an access drive, are to be provided with an automatic fire sprinkler system as deemed necessary by the Fire Department. 10. A hydrant must be installed on site as to provide a hydrant within 150 feet from any part of the perimeter of any building. 11. Prior to any combustible construction, all roadways, water supply and fire hydrants shall be installed and operable. 12. Fire access gates which enter the complex are to be approved by the Fire Department and shall be equipped with a key system for emergency use. 13. All approved drives shall be considered fire access lanes. Fire access lanes shall be posted and painted as per Fire Department specifications. 14. Typical landscaping sections for Green and Lynn Streets and Warner Avenue shall reflect the City standards for parkway development. 15. The developer shall enter into a landscape maintenance agreement with the City for maintenance of Warner Avenue parkway. 16. A11 perimeter block walls shall be on private property. 17. The developer shall remove existing sewer line in Jennifer Circle. 18. All onsite sewer and -storm drain facilities shall be private and constructed per Public Works standards. 19. The developer shall conduct a pavement evaluation study to deter- mine if reconstruction of Warner Avenue, Green Street and Lynn Street to centerline is necessary. 20. All onsite accessways shall be private and constructed per Public Works standards. 21. No on street parking will be permitted on the south side of Warner Avenue. 22. The developer shall provide and install any traffic control devices as required by Public Works. 23. The developer shall remove existing water line in Jennifer Circle. All existing surface appurtenances (fire hydrants, etc.) shall be delivered to the City's Water Operation Building. Any desire to use these appurtenances for this development shall be at the dis- cretion of the Public Works Director. 24. Any new water facilities shall be constructed in accordance with Public Works standards. 25, Developer shall construct 8" water main in Warner Avenue from -17- 11-15-83 - P.C. Lynn Street to Green Street. 26. City shall vacate Jennifer Circle prior to recordation of the final map. 27. Developer shall construct ultimate improvements, in public right - of way across N.A.P. parcel. 28. The project'shall incorporate architectural and landscape features adjacent to Warner Avenue which includes the following: intensi- fied landscaping, fence line variations to include landscaped pockets and the use of see -through fencing materials and special roofline treatment on the carport structures. These features shall be subject to approval of the Director of Development Services. AYES: Higgins, Winchell, Livengood, Erskine, Mirjahangir NOES: Porter, Schumacher ABSENT: None ABSTAIN: None CONDITIONAL USE PERMIT NO. 83-29 Applicant: General Telephone Company A request to permit the construction of a 2700 square foot addition to an existing building located west of Bolsa Chica, 512 feet north of Warner Avenue. Jim Barnes gave a brief presentation explaining the proposed use as an area for electronic switching equipment. Parking was at issue, however, the applicant submits the fact that with the addition of the equipment, the need for employee parking will be less. The public hearing was opened. Deb Fuller, representing the phone company, requested that the condition regarding fire hydrants be changed to "as required by the fire marshal". His reason for this request is because he does not believe that any fire hazard exists beyond what is covered by the insurance and that, even if there was a fire, he proports nothing would burn except sheeting wire. The public hearing was closed. ON MOTION BY ERSKINE AND SECOND BY MIRJAHANGIR CONDITIONAL USE PERMIT NO. 83-29 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed 2700 square foot addition to the existing General Telephone facility is compatible with surrounding land uses and will not be detrimental to the general health and safety of those persons working and residing in the immediate area. 2. Onsite parking for a telephone equipment building is adequate to accommodate this type of facility. The facility will have 12 -18- 11-15-83 - P.C. Bolsa. He said that he felt this could create a traffic hazard. The public hearing was closed. Jim Barnes stated that the condition of approval in question was the result of a recommendation from the Public Works Department. Commissioners cited other locations in the City where the two driveways have been successful. A MOTION WAS MADE BY SCHUMACHER AND SECONDED BY ERSKINE TO APPROVE CONDITIONAL USE PERMIT NO. 83-11 ELIMINATING CONDITION #4 DEALING WITH ELIMINATION OF DRIVEWAYS. Commissioner Winchell suggested that the two driveways remain but to condition upgrading of easements and the other two driveways. She made a motion to that effect, however, motion failed for lack of a second. THE MAIN MOTION TO APPROVE THE CONDITIONAL USE PERMIT WAS PASSED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed convenience market combined with gasoline sales is compatible with surrounding land uses, which include commercial uses to the east, west, north and south. 2. The proposed convenience market substantially complies with provisions outlined in Article 943 of the Ordinance Code. CONDITIONS OF APPROVAL: 1. The site plan received and dated November 9, 1983, shall be the approved layout. The elevations received and dated April 28, 1983, shall be the approved elevations. 2. All signing for the convenience market/gasoline station shall comply with provisions outlined in Article 943 and Article 976 of the Ordinance Code. 3. Lighting for the convenience market/gasoline station shall be in such a manner as not to affect surrounding properties. 4. Landscaping shall comply with Section 9430.8.1(b) and all applicable code seetions pertaining to landscaping contained within Article 948. 5. The applicant shall file for a zone change to add the "SS" suffix to the subject property prior to issuance of building permits for the convenience market/gasoline station. 6. A minimum driveway width of 20 feet shall be provided between the southern property line and the proposed pump island. -19- 11-15-83 - P.C. employees during the day time shift and 3 employees during the night shift. There will be 26 onsite parking spaces available for employees working at the facility. CONDITIONS OF APPROVAL: 1. The site plan received and dated October 4, 1983, shall be the approved layout. 2. The elevations received and dated November 4, 1983, shall -be the approved elevations. 3. The existing parking lot shall be reestriped to conform with applicable sections contained within Article 979 of the Huntington Beach Ordinance Code. 4. No structures other than those shown on the approved site plan and elevations shall be a part of this approval. 5. The proposed 2700 square foot addition shall be architecturally compatible with the existing building. 6. The Planning Commission reserves the right to rescind this conditional use permit approval in the event of any violation of the applicable zoning laws. Any such decision shall be preceded by notice to the applicant and a public hearing, and shall be based upon specific findings. 7. The applicant shall be required to provide interior fire suppression system. Any additional fire hydrant equipment shall be by agreement between the applicant and the Fire Department. 8. Access to the rear of the building from Bolsa Chica shall be a minimum of 24 feet in width to accommodate Fire Department vehicles. AYES: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir NOES: Schumacher ABSENT: None ABSTAIN: None CONDITIONAL USE PERMIT NO. 83-11 Applicant: Mobil Oil Corporation A request to permit the construction of a self -serve gas station and convenience market on property located south of Bolsa Avenue, west of Goldenwest Street. Jim Barnes gave the staff presentation who stated that there was an existing building on the site that the applicant plans to demolish and construct a new station. The public hearing was opened. An architect for the company voiced his objection to the suggested condition of approval regarding elimination of the two driveways located closest to the corner of Goldenwest and -20- 11-15-83 - P.C. 7. A landscape plan shall be submitted to the Departments of Public Works and Development Services for review and approval prior to issuance of building permits. AYES: Higgins, Schumacher, Livengood, Porter, Erskine, Mirjahangir NOES: Winchell ABSENT: None ABSTAIN: None PLANNING COMMISSION'ITEMS: Commissioner Livengood requested that previously stated revisions be made to the last page of the agenda regarding public hearing procedures. He also requested that the list of subcommittees be updated and distributed. ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS THE SECOND MEETING IN DECEMBER WAS MOVED UP TO THE 13TH OF THE MONTH DUE TO VACATION SCHEDULES, BY THE FOLLOWING VOTE: AYES: Higgins, Schumacher, Livengood, Porter, Erskine, Mirjahangir NOES: Winchell ABSENT: None ABSTAIN: None Commissioner Erskine reported on a situation where mud is running down disturbing the joggers near the blufftop park area and requested that staff look at the landscape contract in that regard. Commissioner Schumacher requested that staff prepare a report to the City Council on the "Pay and Play Racquetball" facility in Central Park. Chairman Porter agreed that there seems to be a general lack of control on commercialization in the City. Secretary Palin stated that a report will be prepared for the December 6th agenda. DEVELOPMENT SERVICES ITEMS: Secretary Palin reported on the City Council actions taken to date. He said that City Council continued the Bobby Cornelius tract issue to the December 22, 1983 meeting. He said that an appeal was filed by Mr. Bischof on the Old World conditional use permit stating that he wanted a capacity of 1900 persons. He requested a continuance to February or March and agreed to pay the cost of readvertising. He reported on the tentative tract appeal by S.Y. Kimball in Huntington Harbor. He said that the City Council approved the tract subject to vacation of streets. The City Council also approved the office residential code amendment and the W & B Builders permit on the condition that they file a map. The circulation element amendment was deferred for 30 days. ADJOURNMENT: The Chairman adjourned the meeting at 11:40 P.M. to the next regular -21- 11-15-83 - P.C. meeting of December 6, 1983. I- s W. Palin, Secretary Marcus M. Porter, Chaikinaft lm I -22- 11-15-83 - P.C.