Loading...
HomeMy WebLinkAbout1984-12-18MINUTES HUNTINGTON BEACH PLANNING COMMISSION December 18, 1984 - 7:00 p.m. TUESDAY, DECEMBER 18, 1984 - 7:00 P.M. COMMISSIONERS PRESENT: CONSENT CALENDAR: Council Chambers 2000 Main Street Huntington Beach, CA Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjanhangir ON MOTION BY LIVENGOOD AND SECOND BY ERSKINE THE CONSENT CALENDAR, CONSISTING OF THE MINUTES OF THE MEETING OF OCTOBER 2, 1984 AND GENERAL PLAN CONFORMANCE NO. 84-12, WAS APPROVED BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None B. ORAL COMMUNICATIONS: B-1 On November 27, 1984, the Planning Commission conditionally approved Tentative Tract No. 10067 and Conditional Use permit No. 84-32 for SeaCliff Estates. However, the California Coastal Commission is requiring a finding of conformity with the City's LCP in order for the project to meet their permitting requirements. Planning staff has reviewed this request and is in agreement with the following additional finding: 1. The Project, as presented, is consistent with the policies of the City's Local Coastal Program. ON MOTION BY LIVENGOOD AND SECOND BY SCEUMACHER TO APPROVE ThE ADDITIONAL FINDING TO THE EXISTING FINDINGS OF RECORD FOR TENTATIVE TRACT NO. 100679 AND CONDITIONAL USE PERMIT NO. 84-32 BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None Page 2 Planning Commission Minutes December 18, 1984 RLGULAR AGENDA ITEMS: CONDITIONAL USE PERMIT NO. 84-31/CONDITIONAL EXCEPTION NO. 84--08 Applicant: San port Development Conditional Use Permit No: 84-31 is a request to construct a 148 unit apartment complex for senior citizens pursuant to Article 964, Pacifica Community Plan. Conditional Exception No. 84-08 is a request to allow 10 two -bedroom units in lieu of S. 9645.31 which required 100% as one bedroom, to permit balcony projections to encroach 1 foot into the 15 foot setback from public street (sidewalk easement) in lieu of S. 9645.5, and to permit 9 foot wide parking spaces adjacent to structure over 12 inches high in lieu of required 12 foot wide spaces (S. 9791.9.11), and to permit 53% site coverage in lieu of 45% (S. 9645.3). Commissioner Livengood indicated that he would like a breakdown on the parking specifically assigned to guests, employees, and residents. Mike Adams stated that there were 51 spaces set aside for residents, one space for every three units, and ten spaces for the staff and guests. Commissioner Livengood indicated that there were 15 employees.Mike Adams stated that not all 15 employees would be working at the same time. Adams also stated that the residents will be provided with van service and bus service. Commissioner Schumacher questioned condition no. 12 stating that if the applicant choose to have electric appliances they could. Mike Adams stated that they could if the applicant proves it is more energy efficient. Commissioner Livengood questioned condition no. 10 as to who was responsible for paying for the underground drainage system, the applicant or the city. Mike Adams responded that it was the burden of the applicant: Commissioner Livengood felt that this condition should be re -written. Commissioner Higgins questioned if the bus shelter, which is provided by the applicant; is on the applicant's property or city property. Mike Adams stated that the bus shelter was on the applicant's property and has requested that the city allow the design of the bus shelter be left up to the applicant to conform with the project. Higgins asked if the applicant had to maintain the bus shelter Adams stated yes. THE PUBLIC HEARING WAS OPEN: Bill Hossfeld, representative for the applicant, thanked the commission for meeting with him so close to the holidays. He went on to thank Jim Palin, Mike Adams, Susan Pierce and staff for their 1 (1574d) 1 LI Page 3 Planning Commission Minutes December 18, 1984 help and support. He explained his project as far as number of rooms, balconies, parking spaces, open space; landscaping and general qualities of the project. He went on to describe the type and age of the residents. He discussed the transportation opportunities provided by the project when completed. There were no other persons to speak for or against the project and the public hearing was closed. Commissioner Erskine asked that Mr. Hossfeld be more specific on what type of trees were being used and how many. Mr. Hossfeld responded that the trees would be a mix of Pine trees and Jacaranda trees. The requirement is 12 trees. Commissioner Livengood asked Mr. Hossfeld if he had any experience on parking requirements in this type of project. Mr. Hossfeld referred that question to Maria Dwight, a gerontological expert, representing Sanport Development. Ms. Dwight expressed her experience with projects of this type. She gave insight as to the types, ages, and needs of the residents of retirement type projects and their transportation needs. She felt that a car is an expression of independence for the elder person, but, due to the age and other types of transportation available residents gradually withdraw from personally owned cars. Commissioner Livengood stated that he would like to see some changes made on condition No. 1 dealing with parking. He also had a question as to condition No. 5 of the Conditional Exception as to its meaning of, "The subject property be deprived of privileges enjoyed by other properties in the vicinity." Mike Adams responded that the reason for this was the odd shape of the property. Commissioner Livengood referred to Conditional Use Permit condition No. 2 stating that he would like to use 62 years of age instead of the quoted 60 years clearly stating what their intent is for this type of housing project. Commissioner Schumacher recommended that condition No. 7 regarding the bus shelter be located inside the project with some type of lighting mechanism to alert the bus driver that someone is waiting for the bus. She felt this would be safer for the residents of the project rather than to wait outside of the project. Secretary Palin responded that he felt this would not be feasible due to the fact that it is a public bus stop and there is another senior citizen project around the corner and they would also need access to the bus shelter. Commissioner Schumacher asked if that was the only bus stop. Secretary Palin stated yes as far as the Specific Plan was concerned. (1574d) Page 4 Planning Commission Minutes December 18, 1984 Chairman Porter suggested that condition No. 7 be revised regarding the building of a structure, location, and the maintenance of the bus shelter. The applicant agreed with this. Commissioner Livengood questioned condition No. 10, of the conditional use permit, if the applicant was to replace the cross gutter with an underground drainage system at his own expense. The response from staff was affirmative. Commissioner Livengood suggested a parking survey be conducted. Commission discussion ensued and it was decided the planning staff had the expertise in parking plans and could conduct the parking study if warranted. Commissioner Schumacher stated the storage spaces on the balconies was a good idea, because it gave more open space to the project. Commissioner Winchell asked if there was any storage space in the garage. Mr. Hossfeld stated that the only storage space available was on the balconies. The Commission discussed the shuttle van supplied by the applicant to service the residents as to the hours and days the van would be in service. The applicant stated that the proposed schedule would would be five days a week from nine to five oclock. The Commission felt this was a feasible proposal. After further discussion, the consensus emerged that the Commission favored approval, and the suggested findings and conditions of approval were reviewed. FINDINGS: CONDITIONAL EXCEPTION -NO. 84-08 1. The reduction in parking space width from 12' to 9' will not have adverse impact on surrounding land uses since many of the senior citizens living within the development may be driving electric carts. 2. Granting an increase in site coverage of 47.7% in lieu of 45% and one foot encroachment into the front setback by use of balconies, will not have an adverse impact on surrounding land uses due to the landscape treatment proposed along the street elevations. 3. The inclusion of 5 two=bedroom units will not have adverse impact on the public health; safety and welfare nor on adjacent properties because these units will provide parking at a ratio of .66 spaces per unit in lieu of the required .33 per unit. 4. The granting of the Conditional Exception is not inconsistent with the general purpose or intent of the Pacifica Community Plan because it promotes senior residential housing. (1574d) Page 5 Planning Commission Minutes December 18, 1984 5. Because of the special circumstances applicable to the subject property, the configuration of the site is found to deprive the subject property of privileges enjoyed by other properties in the vicinity. FINDINGS: CONDITIONAL USE PERMIT NO 84-31: 1. The General Plan sets forth provisions for this type of land use.as well as setting forth objectives for implementation of this senior congregate type of housing. 2. The proposed project was previously studied for this intensity of land use at the time the land use was designated and the Pacifica Community Plan zoning designation was placed on the property. 3. The design and layout of the project, with the granting of Conditional Exception No. 84-08, is in conformance with the development standards contained in the Pacifica Community Plan. SUGGESTED CONDITIONS OF APPROVAL: CONDITIONAL'USE PERMIT NO. 84-31: 1. The site plan, floor plans, and elevations received and dated December 10, 1984 shall be the approved plans with the minor adjustment to increase width to 58' for all areas in covered parking where automobile overhang is utilized. 2. Each Dwelling unit shall be occupied by a least one person sixty (62) years of age or older. 3. Prior to final inspection Tentative Parcel Map No. 84-1202 shall be recorded with the Orange County Recorders Office and a copy filed with the City's Department of Development Services. 4. Prior to the issuance of building permits, an integrated landscape plan for the site shall be submitted to the Planning Department for approval. In addition to landscaping requirements contained in the Code, the forty (40) eucalyptus trees formerly on the site shall be replaced with twelve (12) 30-inch-box trees in the landscape area adjacent to Main Street and twelve (12) 24-inch-box trees in the landscape area adjacent to Florida Street; the remaining sixteen (16) trees shall be replaced at a ratio of six -(6) 15 gallon trees per tree replaced or two (2) 24-inch-box trees per tree replaced or on (1) 30-inch-box tree per tree removed, providing that eight (8) of the sixteen (16) trees shall be at a 24-inch-box size. (1574d) Page 6 Planning Commission Minutes December 18, 1984 5. No parking shall be allowed on Main Street and Florida Street. The curb shall be painted red. 6. Improvements within the public right-of-way and easement shall be in accordance with Public Works Department Standards and requirements. 7. Prior to occupancy of any units, a bus shelter shall be provided on site, and maintained by the applicant, adjacent to the bus turn -out on Main Street. Building elevations and locations for the bus shelter shall be submitted to the Department of Development Services for review and approval. 8. A radius -type driveways shall be required on Florida Street. 9. An automatic fire sprinkler system; automatic fire alarm system, and voice communication warning system shall be approved and installed pursuant to Fire Department regulations. 10. The cross gutter at Florida and Main Street shall be eliminated and replaced with an approved underground drainage system at the applicant's expense. 11. Natural gas 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 alternative subject to the review and approval of the Department of Development Services. 12. Natural gas shall be stubbed in at the locations of cooking facilities; water heaters; and central heating units, with the exception of individual apartment units. This requirement may be waived provided that the applicant will install a more energy efficient alternative subject to the review and approval of the Department of Development Services. 13. Low volume heads shall be used in all showers, faucets, and spigots. 14. 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. 15. Energy efficient lighting; such as high pressure sodium vapor lamps, shall be used in parking lots to prevent spillage onto adjacent areas and for energy conservation. (1574d) Page 7 Planning Commission Minutes December 18, 1984 16. All structures on the subject property 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. 17. The proposed development shall meet the requirements of the Huntington beach Fire Department. 18. The rental agreements shall contain a provision that will prohibit storage of boats, trailers, and recreational vehicles on site. 19. If at any time an entry gate is proposed at the main entrance, the location and design of said gate shall be approved by the Department of Development Services and the Fire Department. 20. A detached soils analysis shall be prepared by a registered soils engineer. This analysis shall include Oon-site sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets and utilities. 21. 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. 22. A detailed landscape and sprinkler plan shall be subject to the approval of the Department of Development Services prior to the issuance of building permits. 23. Water system shall be through the City of Huntington Beach water system. 24. The sewer, water, drainage and fire hydrant systems shall be designed to City standards. 25. 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-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. (1574d) Page 8 Planning Commission Minutes December 18, 1984 26. The dining facility shall not be utilized as a commercial restaurant. 27. The applicant shall provide a van on site for the resident's local transportation needs within the city limits on a daily basis during the hours of 9 a.m. to 5 P.M. ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS THE PLANNING COMMISSION APPROVED CONDITIONAL USE PERMIT NO. 84-31/CONDITIONAL EXCL'PTION NO. 84-08 BY THE FOLLOWING VOTE: AYES: Higgins, winchell, livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None ZONE CHANGE NO. 84-19 Applicant: Scott Oil -Company Zone Change No. 84-19 is a request to add the 01 oil production suffix to a 1.92 acre R2 site which currently contains two producing oil wells, an abandoned well, storage buildings and tanks, compressor plant, and office. The applicant wishes to re=drill the abandoned oil well and this requires the 01 oil production suffix which allows drilling. Use permit approval will need to be obtained before such an activity can commence. This additional request will require a separate application to the board of Zoning Adjustments. THE PUBLIC IiEARINGwAS OPEN: Tom Scott, son of applicant and part owner, explained his father's long time ownership of the oil well and his responsiblity as a good neighbor to the residents of the oil well site. He explained his request to the commission. Cheryl Cormack addressed the commission. She said that the Scotts had been good neighbors. She was concerned about noise, but did not wanta the project turned down. She did want conditions placed on the drilling that would minimize the noise emanating from the drilling site. Daryl Scott, another son of the applicant stated to the commission the advantages of the trees and bushes that the Scott's had provided on their land. lie proceeded to ask that the project be approved as soon as possible due to the noise factor since the vacant land next door is to be a proposed condominium site in the near future. There were no other persons to speak for or against the project and the public hearing was closed. (1574d) Page 9 tanning Commission Minutes cember 18, 1984 The Commission discussed the noise and the possible conditions for sound proofing. Commission wanted to avoid any complaints from adjacent residents. All possibilities were discussed as far as sound proofing the oil wells. ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR TO APPROVE ZONE CHANGE NO. 84-19 AND NEGATIVE DECLARATION NO. 84-44 WITH REVISED CONDITIONS AND FINDINDS WITH THE FOLLOWING VOTE: Qualifications: 1. Additional landscaping beyond that meeting minimum requirements and set out in a landscape plan, approved by the Director of Development Services, shall be provided. 2. The proposed redrilled well shall be soundproofed during and after the redrilling to reduce the impact on the surrounding residents. A licensed acoustical engineer shall submit a study to the Director of Development Services certifying that the operation meets city noise standards. - Six months after the approval of a use permit for the redrilling, the City shall initiate a zone change to remove the O1 designation from the property. 4. This zone change shall be subject to annual review by the Planning Commission until removal of the 01 designation. 5. The new oil drilling shall be limited to one well. FINDINGS: 1. A change of Zone from R2 (medium Density Residential) to (Q) R2-01 (Medium Density Residential combined with oil district qualified) will be compatible with surrounding land uses with the additional %" qualifications for oil production on the site.. 2. 3. IS: The Land Use Element of the General Plan designates the property as Medium Density Residential, which is consistent with the zone designation of (Q) R2-01. Compliance with Title 15 of the Huntington Beach Municipal Code will ensure that the proposed oil operation will not be detrimental to the general health, welfare and safety of the community. NOES: ABSENT: ABSTAIN: Higgins, Winchell, Livengood; Porter, Erskine, Schumacher, Miriahangir None None None (1574d) Page 10 Planning Commission Minutes December 18, 1984 ITEM D-1 REQUEST TO AMEND RESOLUTION NO. 1259 REQUEST TO AMEND RESOLUTION No. 1259 FOR A MIXED USE DEVELOPMENT LOCATED ON THE SOUTH SIDE OF HEIL AVE,' WEST OF GOTHARD STREET Mr. Robert M. Drake, President of Gothard Business Center, stated that the business was only one percent eye examinations but ninety percent eyeglass repair which would justify the right zoning for the request. The Commission felt that besides the staff's recommendation for denial of the request for an eye doctor in this area would be a poor location. ON MOTION BY ERSKINE AND SECOND BY I:IGGINS TO DENY REQUEST TO AMEND RESOLUTION NO. 1259 FOR A MIXED USE DEVELOPMENT BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine; Shhumacher, Mirjahangir NOE:; : None ABSENT: None ABSTAIN: None ITEM D-2 REZONE OF KENDELL PROPERTY'LOCATED SOUTHWEST -OF THE INTERSECTION OF SLATER AND -GRAHAM STREETS FROM-R2 5.5 -CZ to-Rl-CZ ON MOTION BY LIVENGOOD AND SECOND BY ERSKINE TO APPROVE REZONE OF KENDALL PROPERTY FROM R2 (5.5)-CZ to Rl-CZ BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None PLANNING COMMISSION ITEMS: Commissioner Higgins stated it was his last night on the Planning Commission. He said he was really honored to serve on the Planning Commission for a number of years. He felt that it was an educational experience. He commended the staff for their professionalism. He also thanked his fellow Commissioners for the time spent with them and made his farewells. Commissioner Livengood motioned a Porter suggested this be carried Commission Meeting. resolution for a commendation, but over to the next Planning (1574d) Iv Page 11 anning Commission Minutes cember 18, 1984 DEVELOPMENT SERVICES ITEMS: Secretary Palin reviewed the actions taken by the City Council at its most recent meeting for the information of the Commission. - ADJOURNMENT: The Chairman adjourned the meeting at 9:32 p.m. to the next regular meeting of January 8, 1985. Marcus M. Porter, Chas �an (1574d)