Loading...
HomeMy WebLinkAbout1984-01-04 (7)APPROVED ON 2-7-84 MINUTES HUNTINGTON BEACH PLANNING COMMISSION Council Chambers - Civic Center 2000 Main Street Huntington Beach, California TUESDAY, JANUARY 4, 1984 - 7:00 PM COMMISSIONERS PRESENT: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir COMMISSIONERS ABSENT: Schumacher CONSENT CALENDAR: ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS, THE CONSENT CALENDAR, CONSISTING OF THE REGULAR MEETINGS OF DECEMBER 6 AND 13, 1983, AND AN EXTENSION OF TIME ON TENTATIVE TRACT NO. 10557, WAS APPROVED AS FOLLOWS: ITEM A-1: AYES: Higgins, Livengood, Porter, Erskine, Mirjahangir NOES: None ABSENT: Schumacher ABSTAIN: Winchell ITEM A-2: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir NOES: None ABSENT: Schumacher ABSTAIN: None ITEM A-3: Extension of time on Tentative Tract No. 10557 was granted subject to the following conditions: 1. All applicable conditions for Tentative Tract No. 10557 dated August 18, 1981, shall apply. 2. The tentative tract map is subject to current park and recreation fees (Resolutions No. 5071 and 5072). AYES: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir NOES: None ABSENT: Schumacher _ ABSTAIN: None COMMISSION ITEMS: Commissioner Erskine reported that the landscaping at the Blufftop Park was not "taking hold" and that he would be interested in seeing the contract for landscaping that the City entered into. Secretary Palin stated he would report back on this subject. REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 83-05/TENTATIVE PARCEL MAP NO. 83-576/NEGATIVE DECLARATION NO. 83-48 (Continued from 12-13-84) Applicant: State -Wide Developers, Inc. A request to create a 5,177 square foot lot in lieu of required 6,000 square foot lot, at property located at the northeast end of Park Avenue, between Park and Midway Channel. Mike Adams stated that Orange County wants a 20 foot easement. He recommended that Condition #4 under the Conditional Exception, be deleted as it does not apply. The Chairman reopened the public hearing. Chris Knowlton, the applicant, stated that the longest lease he could get was 35 years. He requested approval. Alan Cuphardt requested a continuance to the next meeting to give him a chance to present the report to the members of the homeowners association of the adjacent condominium development. He made the comment that he did not believe that the ridge would remain stable if the proposed plans were completed. Laverne Michael, an adjacent property owner, asked how could fire trucks maneuver if anything were constructed on the property, citing a prior tragedy where death occurred because of lack of fire access. She stated that a history of the property would reveal that an earlier owner of the property in question, illegally created the lot. She also cited a history of flooding on the subject property. She added that her opposition to the project was echoed by two neighbors of hers who could not attend, the Bordell's and the Hubert's. The applicant stated that the elevations depicted on the parcel map indicate that no flooding would occur. The public hearing was closed. Commissioner discussion took place regarding the finished grade of the property and responsibility for sewer and water service. Art De La Loza suggested that the City should have some sort of agreement with the County to provide for access, and if the County refuses to allow access, liability would fall on the County. Further discussion continued on the flooding issue. Commissioner Winchell said that she would hate to see the water turn back onto Park Avenue. Secretary Palin emphasized that the proposed structure would not create any more of a hazardous condition than what now exists on Park Avenue. The -2- 1-4-84 - P.C. point was also raised that in addition to the Huntington Beach Fire Department, the property was also served by the Orange County fire boat. A motion was made by Livengood and seconded by Erskine to approve Negative Declaration No. 83-48, however, after Commissioner Livengood discovered that the negative declaration document was missing from the staff report, the motion and second were withdrawn. The applicant stated he would agree to a continuance to the January 17, 1984 meeting. ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR NEGATIVE DECLARATION NO. 83-48, CONDITIONAL EXCEPTION NO. 83-05 AND TENTATIVE PARCEL MAP NO. 83-576 WERE CONTINUED TO THE JANUARY 17, 1984 MEETING WITH CONSENT FROM THE APPLICANT. STAFF WAS FURTHER DIRECTED TO REVISE CONDITIONS TO REFLECT THE FOLLOWING: No. 4 Condition on the C.E.: Applicant shall secure lease of 35 years on adjacent property, and No. 5 Condition on the T.P.M.: The County shall provide the City with an agreement to provide access to all utility lines in Park Avenue which service the subject property. MOTION PASSED BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir NOES: None ABSENT: Schumacher ABSTAIN: None CONDITIONAL USE PERMIT NO. 83-31/TENTATIVE TRACT NO. 12089/NEGATIVE DECLARATION NO. 83-47 (Continued from 12-13-83) Applicant: Mola Development Corporation A request to construct a 111 unit condominium project on property located north of Warner Avenue, between Lynn and Sims Streets. Mike Adams gave the staff presentation explaining that the major issue was the applicant's request for a density bonus. Staff recommended an added wording to Condition #24 regarding units set aside for low and moderate income households. The public hearing was opened. Richard Harlow, speaking on behalf of the applicant, described the project and requested approval. He stated that he believed the density bonus request was overstated by staff. He said that the State permits a density bonus for developers who provide 25% affordable units and, in this case, the developer is proposing 100% affordable. He said the plan exceeds the open space requirements and has less site coverage than the previous plan. He added that there are fewer "people per acre" than the previous plan proposed. He explained that the subterranean parking structure (left by the previous developer) will be landscaped and used as recreation open space. He stated that he would like to clarify the definition of a first time buyer as a person who has not purchased within the last three years and -3- 1-4-84 - P.C. also requested that the coastal requirements for the Countess Drive project be fulfilled at this location. Chairman Porter questioned the applicant's request for a reduction in setbacks on Warner Avenue. He said he believed this should be listed under the request for special permit. Carl McClarren, the architect, explained the obstacles he faced in his job to design a building on an existing structure and stated he believed the intensity of the site was less than the previous approved project. The public hearing was closed. Commissioner Mirjahangir questioned the compact parking percentage, he said there would be "blind corners" that may impact traffic circulation. Mr. Adams said that the applicant does comply with parking requirements and is working with the added constraint of an existing parking structure. Commissioner Livengood suggested adding a condition dealing with trash pick-up areas. Lengthy discussion took place regarding approval of the prior project regarding existing mature trees on the property. Richard Harlow stated that the applicant would agree to incorporate the conditions of the prior project. Commissioner Higgins pointed out the fact that, looking at the comparison of this and the previously approved project, that "people per unit" only increased 14, which was not a significant amount, in his opinion. Commissioner Winchell stated she would favor bringing the number of units down to 101 to decrease the density. Commissioner Livengood was concerned about street noise on Warner with a 15 foot setback. Commissioner Erskine agreed with the applicant that by providing first-time buyers with an opportunity to purchase a home was a way of these people getting into the market. Lengthy discussion took place on the number of units that would not increase intensity from the previously approved project. The architect pointed out that any tearing down and reconstruction of the existing parking structure would entail passing on the cost to the purchasers of the units. Frank Mola stated for the record that he agreed to eliminate all 3-story units facing Warner Avenue. A straw vote on this proposal revealed that only Commissioner Erskine disagreed with this stated condition. ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR NEGATIVE DECLARATION NO. 83-47 WAS FOUND ADEQUATED AND APPROVED BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir NOES: None ABSENT: Schumacher ABSTAIN: None ON MOTION BY LIVENGOOD AND SECOND BY WINCHELL CONDITIONAL USE PERMIT NO. 83-31 WAS APPROVED WITH A SPECIAL PERMIT, WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: A special permit was granted for deviations from provisions of Article 936 with regard to maximum site coverage and density (density bonus). -4- 1-4-84 - P.C. FINDINGS FOR SPECIAL PERMIT: 1. Through the use of heavy landscape planting around private and common areas, and by maximizing the use of aesthetically pleasing types of architecture, the proposed project will promote a better living environment area. 2. Through the use of landscape planting materials, aesthetically pleasing architecture, and special design and construction techniques, the surrounding uses will have a minimum impact on the proposed project, and in turn the proposed project will not be detrimental to the general health, welfare, safety, and convenience of the neighborhood or City in general. 3. The orientation of many of the dwelling units onto common landscaped areas and the design solution for a somewhat unique parcel of land will help to ensure maximum privacy for the residents within a project of this density. FINDINGS FOR APPROVAL: 1. The proposed subdivision of this 3.74 gross acre parcel of land, zoned R3, Medium High Density Residential, is proposed to be constructed having 36.4 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 of this type of housing. The proposed project complies with the Land Use Element and all other elements in the General Plan. 3. The property was previously studied for this intensity of land use at the time the land use designation for High Density Residential was placed on the property. 4. The lot size, depth, frontage, street width and, through the use of a special permit, all other design and implementation features of the proposed subdivision are proposed to be constructed in compliance with standard plans and specifications on file with the City as well as in compliance with the State Map Act and supplementary City Subdivision Ordinance. CONDITIONS OF APPROVAL: 1. The site plan, floor plans (including the parking layout), and elevations received and dated December 28, 1983, as amended by the Planning Commission on January 4, 1984, shall be the approved site plan, floor plans, and elevations for the project; subject to review and approval by the Planning Commission prior to issuance of building permits. 2. Natural gas and 220V electrical shall be stubbed in at the location of clothes dryers. This requirement may be waived -5- 1-4-84 - P.C. provided that the applicant will install a more energy -efficient alternative subject to review and approval of the Department of Development Services. 3. Natural gas shall be stubbed in at the locations of cooking facilities, 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 vappor lamps, shall be used in parking lots to prevent spillage onto adjacent areas and for energy conservation. 7. All structures on the subject property, whether attached or detached, 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. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement .for the subject property. All structures within this development shall be constructed in compliance with the g-factor 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 issuance of building permits. 9. A chemcial analysis, as well as physical properties of the soil on subject property, shall be submitted to the City for review prior to the issuance of building permits. 10. The covenants, conditions, and restrictions shall contain a provision that will prohibit storage of boats, trailers, and recreational vehicles on the site, unless an area that is specifically designed for such storage and which is in compliance with the provisions of Article 936 is provided for in the project. 11. A fire alarm system, approved by the Fire Department, shall be installed throughout as per NFPA standards. -6- 1-4-84 - P.C. 12. An automatic sprinkler system, approved by the Fire Department, shall be installed throughout as per NFPA standards and City specifications. 13. A stand pipe system approved by the Fire Department shall be installed as per Huntington Beach Fire Code and NFPA standards. 14. A pedestrian access gate, minimum 6 foot width for Fire Department use, shall be provided from Warner Avenue to gain access to the east side of Building 2, the recreation center, and the west side of Building 1. 15. Hydrants must be installed onsite to provide a hydrant within 150 feet from any part of the perimeter of any building. 16. Prior to any combustible construction all roadways, water supply systems, and fire hydrants shall be installed and operable. 17. All perimeter block walls shall be on private property. 18. Heavy screen planting, specifically trees, shall be required along northerly property line of the development. 19. All onsite sewer and storm drain faiclities shall be private and constructed per Public Works standards. 20. All onsite accessways shall be private and constructed per Public Works standards. 21. No onstreet parking will be permitted on the north side of Warner Avenue. 22. The developer shall provide and install any traffic control devices as required by Public Works. 23. All public improvements shall be completed per approved plans. These plans shall be reviewed by the City's engineering staff and revised to current City standards by the developer's engineer. 24. The applicant shall draft a development agreement which addresses the following: . Set aside all units for low- and moderate -income households; 25% of the units shall be set aside for low income households (less than 100% of the County median income) . First-time buyer and owner/occupant requirement on all units . Set -aside 41 units for offsite affordable units which may be required with coastal development residential projects . Apply for Mortage Revenue Bond Financing -7- 1-4-84 - P.C. Comply with the bond program requirements for buyer qualification whether or not bond financing is attained This agreement shall be subject to review and approval by the Planning Commission. 25. Location of trash collection and pick up areas shall be subject to review and approval by the Director of Development Services. 26. Project shall have no units higher than two levels above the subterranean parking structure adjacent to Warner Avenue. 27. Applicant shall comply with all conditions on the previously approved project (C.U.P. 80-6) as applicable. AYES: Higgins, Winchell, Livengood, Porter, Mirjahangir NOES: Erskine ABSENT: Schumacher ABSTAIN: None ON MOTION BY LIVENGOOD AND SECOND BY ERSKINE TENTATIVE TRACT NO. 12089 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed subdivision of this 3.74 gross acre parcel of land, zoned R3, Medium High Density Residential, is proposed to be constructed having 36.4 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 of this type of housing. The proposed project complies with the Land Use Element and all other elements in the General Plan. 3. The property was previously studied for this intensity of land use at the time the land use designation for High Density Residential was placed on the property. 4. The lot size, depth, frontage, street width and, through the use of a special permit, all other design and implementation features of the proposed subdivision are proposed to be constructed in compliance with standard plans and specifications on file with the City as well as in compliance with the State Map Act and supplementary City Subdivision Ordinance. CONDITIONS OF APPROVAL: 1. The tentative map received and dated October 31, 1983, shall be the approved layout with the following revision made to the map and submitted for approval by the Department of Development Services: -8- 1-4-84 - P.C. 1 0 a. A 2 foot wide public utility easement shall be dedicated on Sims Street and Lynn Street. 2. Water systems shall be through the Huntington Beach water system. 3. The property shall participate in the local drainage assessment district requirements and fees. 4. Drainage for the subject subdivision shall be approved by the Department of Public Works prior to the recordation of a final map. This system shall be designed to provide for erosion and siltation control both during and after construction of the proposed project. 5. All access rights along Warner Avenue and Lynn and Sims Streets, except for the intersections of the private drives on Lynn and Sims Street, shall be dedicated to the City of Huntington Beach. AYES: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir NOES: None ABSENT: Schumacher ABSTAIN: None CODE AMENDMENT NO. 83-3 (Continued from 12-6-83) Initiated by City of Huntington Beach A proposal to amend Chapter 95 of the Ordinance Code by adding regulations to assure that industrial developments within 150 feet of residentially zoned and general -planned sites comply with standards of performance necessary to minimize detrimental effects to the residents of Huntington Beach. Staff gave a brief presentation of the proposed code amendment and requested a continuance due to further necessary changes. The public hearing was opened and continued. Discussion ensued regarding the following: distance allowed for truck loading, location of M2 sites in the City, setbacks from residential property, definition of setback, and the power of the Director of Development Services to waive noise study requirements. ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR CODE AMENDMENT NO. 83-3 WAS CONTINUED TO THE MEETING OF JANUARY 17, 1984, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir NOES: None ABSENT: Schumacher ABSTAIN: None ITEMS NOT FOR PUBLIC HEARING: SITE PLAN AMENDMENT NO. 83-05 1-4-84 - P.C. Applicant: Mola Development Corporation A request to make slight modifications to the approved site plan (Conditional Use Permit No. 83-24) for the 60-unit condominium development located on the westerly termination of Countess Drive, between the Main Channel, Bolsa Chica Channel and Trinidad Channel in Huntington Harbor. A brief discussion took place regarding the affordability question concerning the approval earlier of the developer's project on Warner Avenue. Commissioner consensus was to include, as reasons for approval, the items cited by Mr. Mola in his letter of December 27, 1983. ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR SITE PLAN AMENDMENT NO. 83-05 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, (INCLUDING AN AFFORDABILITY CLAUSE), BY THE FOLLOWING VOTE: FINDING FOR APPROVAL: 1. The proposed amendments will enable the project to comply with the conditions of approval on CUP 83-24 and improve the site layout and building design. CONDITIONS OF APPROVAL: 1. The site plan amendment received and dated December 27, 1983, shall be the revised site plan for CUP 83-24 addressing the following: Building site coverage Common open space Project entry area Building design, with respect to openings Setback from the bulkhead line. 2. Applicant shall comply with Government Code Section 65590, which calls for the provision of affordable units for low and moderate income families within the Coastal Zone, where feasible. Based on 20% of the project units, the number of low and moderate income units required shall be 15. These units may be provided off site subject to approval of the Director of Development Services. AYES: Higgins, Winchell, Livengood, Porter, Erskine, Mirjahangir NOES: None ABSENT: Schumacher ABSTAIN: None -10- 1-4-84 - P.C. DISCUSSION ITEMS: Seasonal Parking Lots and Certificate to Operate A suggestion from staff that the code be amended with the appropriate forms to require a certificate to operate so that proper intercoordination between departments takes place.. Glen Godfrey stated that there will be a fee established by resolution and that a regular public hearing will be held on this item. Time Schedule for Land Use Element Amendments in 1984 Commissioner consensus was to move the second scheduled item forward (L.U.E. 84-3) from July to June. ON MOTION BY LIVENGOOD AND SECOND BY WINCHELL RESOLUTION NO. 1315 WAS ADOPTED WITH PROPOSED CHANGE IN SCHEDULE, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Mirjahangir NOES: None ABSENT: Erskine, Schumacher ABSTAIN: None PLANNING COMMISSION ITEMS: Commissioner Livengood requested an "Items Pending" category be added to the last page of the agenda, listing on -going items, whether updates are reported or not. Chairman Porter asked staff to include on that list a report on the "blind spot" at Newland Center, next to the bowling alley. DEVELOPMENT SERVICES ITEMS: Staff reported that the applicant for Conditional Use Permit No. 83-32 (which was tabled), has proposed other locations for approval of a teen dance club. A meeting of the committee formed on this subject was tentatively scheduled for 4:30 P.M. on January 10, 1984, in the Conference Room. Secretary Palin reported that the City Council sustained the action of the Board of Zoning Adjustments on the appeal for Peter's Landing (parking arrangement), and they approved an amendment to the Coastal Land Use Plan at their January 3, 1984 meeting. ITEMS DISTRIBUTED: Notice of 1984 Planning Commissioners Institute in San Diego Chairman Porter and Vice Chairman Livengood expressed an interest in attending the 1984 Institute. Chairman Porter also mentioned that another seminar at the UCI campus was set for March 10, 1984. -11- 1-4-84 - P.C. Environmental Impact Report No. 83-3 (Graham Place) Commissioner Livengood requested that copies of the EIR be sent to members of the public who attended the scoping meeting. Capital Improvement Program, 1984/85 Through 88/89 The preliminary program is scheduled to be submitted to the Planning Commission for review on February 21, 1984. ADJOURNMENT: The Chairman adjourned the meeting at 11:15 P.M. to a 5:30 P.M. Study Session on the subject of the proposed condominium conversion ordinance, on January 17, 1984, in Room B-8. Yt*4 W.Palin, Se retary Marcus M. Porter, Cha -12- 1-4-84 - P.C. 1