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HomeMy WebLinkAbout1987-11-17APPROVED 1/5/88 MINUTES HUNTINGTON BEACH PLANNING COMMISSION NOVEMBER 17, 1987 - 7:00 PM Council Chambers - Civic Center 2000 main Street Huntington Beach, California PLEDGE OF ALLEGIANCE P P P P P ROLL CALL: Silva, Schumacher, Higgins, Pierce, Leipzig, P P Summerell, Livengood A. CONSENT CALENDAR: A-1 MINUTES OF OCTOBER 20, 1987 PLANNING COMMISSION MEETING A MOTION WAS MADE BY LIVENGOOD, SECOND BY SILVA, TO APPROVE THE MINUTES OF THE OCTOBER 20, 1987 PLANNING COMMISSION MEETING, AS SUBMITTED, BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Higgins, Pierce, Leipzig, Livengood NOES: None ABSENT: None ABSTAIN: Summerell MOTION PASSED B. ORAL COMMUNICATIONS None C. PUBLIC HEARING ITEMS C-1 LAND USE ELEMENT AMENDMENT NO. 87-2C/ZONE CHANGE NO. 87-13/ENVIRONMENTAL IMPACT REPORT NO. 87-2 APPLICANT: DICK NERIO Land Use Element Amendment No. 87-2C, Zone Change No. 87-13 and Environmental Impact Report No. 87-2 is a request to amend the General Plan by redesignating the 65 acre Meadowlark Airport site, located approximately 600 feet north and east of the intersection of Bolsa Chica Street and Warner Avenue, from Low Density residential to Planned Community containing 50 acres of mixed residential totaling 750 units and 15 acres of retail commercial. Adopt a Specific Plan to implement the General Plan. STAFF RECOMMENDATION: Planning Commission recommend to the City Council approval of General Plan Land Use Element Amendment No. 87-2C for a change in land use designation from Low Density Residential to Planned Community. Staff also recommends approval with findings of Zone Change No. 87-13 for the adoption of the Meadowlark Specific Plan, which would allow 15 acres of commercial and 50 acres of mixed residential, not to exceed 600 units (an average of 12 units per acre). THE PUBLIC HEARING WAS OPENED Dick Nerio, applicant, spoke in support of his proposed 750 unit plan, however, stated that he would accept the 600 unit plan on the 50 acres and requested that the units not be pinpointed to definite locations on the acreage. Dick Harlow, representing the applicant, spoke in support of the proposed project. He stated that he had a concern regarding the buffer areas and would like an explanation as to what they must contain. Jeanne Collins, 6271 Newbury, spoke in support of the 750 unit proposal. She stated that she prefers building condominiums and apartments instead of single family homes because of affordability. She further stated that she feels the area needs a grocery store. Olga Paczko, 6281 Newbury Drive, spoke in favor of the 750 unit proposal and stated that she would like to see townhomes in the area. Charles Haber, 17161 Sandra Lee Street, spoke in support of the Nerio family and stated that he would support either 750 or 600. Edward Ramaekers, 4952 Seapine Circle, spoke in support of a 600 unit project. He feels that it will be an asset to the community. PC Minutes - 11/17/87 -2- (9554d) 1 Pat Ramaekers, 4952 Seapine Circle, spoke in support of the project. She stated that she would support either 750 units or 600 units because she feels the Nerios will develop something beneficial to the community. Jill Senese, 4902.Seapine, spoke in support of a 750 unit project. Anthony Passannante, 20302 Carlsbad Lane, stated that he supported the 750 unit Nerio proposal and urged the speeding up of the development and the closure of the airport. He said that he is concerned with a potential air disaster if the airport isn't closed soon. Patricia Hochschild, 4841 Curtis Circle, Jacqueline Geier -Lahti, 17192 Lynn Street, and Roy Lahti, 17192 Lynn Street spoke in support of a 600 unit development with mixed residential. Sally Graham, 5161 Gelding Circle, spoke in opposition to the zone change. She stated that she prefers the area to be low density. Mark Browning, 16771 Roosevelt Lane, spoke in support of upholding the current zoning. He feels that any higher density in the area will create problems with traffic and sewage capacity and will erode the future tax base. Cheryle B. Browning, 16771 Roosevelt Lane, stated that she feels that 600 units is too high of density in the area because it will not guarantee any single family homes. She supports the 15 acres designated for commercial and feels that addition to the park is very important. She also stated that she does not feel that garages should be included when calculating open space. Kathy Hawksford, 5162 Stallion Circle, feels that residents are so anxious to get rid of the airport that they are willing to support and approve any development and feels that the added traffic will be just a dangerous as the airport. She also expressed concern with the impacts on the sewers and water supply. She stated that she feels the only one benefitting from the development are the Nerios. John Calcagno, 16672 Parlay Circle, stated that the property is currently R1 and should stay Rl. Don Dodge, member of the airport board, 5291 Kenilworth Drive, stated that Huntington Beach will no longer be a complete recreation town without an airport and requested that a relocation plan be included in the specific plan. He felt that the City should have considered purchasing the airport because the obtainable FAA funds would be a grant, not a loan, and would not have had to be paid back. He asked that assistance be given to the pilots in relocating their airplanes. He further stated that he is in favor of low density in the area. There were no other persons present to speak for or against the project and the public hearing was closed. PC Minutes - 11/17/87 -3- (9554d) Commissioner Higgins stated that he was in favor of a Planned Community suffix with a 500 unit maximum with the Specific Plan spelling out the range of acreage for each product type. He suggested the following product types: single family detached homes (6 units per acre - 16 to 20 acres), townhomes and condominiums (9 units per acre - 12 to 18 acres), larger density townhomes (14 units per acre, and flats (20 units per acre). Chairman Pierce stated that he was in favor of a Specific Plan instead of piecemeal development. Commissioner Livengood said he would like to see Commissioner Higgin's suggested product types and range of acreage of units per acre evaluated and would also like to see a buffer between Fernhill and the Commercial development. It was also suggested that a projected time line, especially on the closure of the Meadowlark Airport, be included in the Specific Plan. The Commission also requested that a setback or buffer between Fernhill and the commercial development be included. Further suggested additions to the Specific Plan were given that included: developing Pearce Street as a cul-de-sac, number of bedrooms limited with parking based on bedroom count, park access. A MOTION WAS MADE BY SILVA, SECOND BY SUMMERELL, TO APPROVE GENERAL PLAN LAND USE ELEMENT AMENDMENT 87-2C TO PLANNED COMMUNITY AND CONTINUE ZONE CHANGE NO. 87-13 (SPECIFIC PLAN) TO THE DECEMBER 1, 1987 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Silva, Pierce, Leipzig, Summerell, Livengood NOES: Schumacher, Higgins ABSENT: None ABSTAIN: None MOTION PASSED Commissioner Leipzig stated that he did not understand the motion nor the vote and would like the motion reconsidered. Commissioner Livengood stated that he would like to see the Specific Plan removed from the motion. A MOTION WAS MADE BY LEIPZIG, SECOND BY PIERCE, TO RECONSIDER THE FIRST MOTION TO APPROVE GENERAL PLAN LAND USE ELEMENT AMENDMENT 87-2C TO PLANNED COMMUNITY, BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Livengood NOES: None ABSENT: None ABSTAIN: None MOTION PASSED Higgins, Pierce, Leipzig, Summerell, 1 PC Minutes - 11/17/87 -4- (9554d) A MOTION WAS MADE BY SILVA, SECOND BY PIERCE, TO APPROVE GENERAL PLAN LAND USE ELEMENT AMENDMENT NO. 87-2C TO PLANNED COMMUNITY LAND USE DESIGNATION, APPROVE WITH FINDINGS ZONE CHANGE NO. 87-13 TO ALLOW 15 ACRES OF COMMERCIAL AND 50 ACRES OF MIXED RESIDENTIAL NOT TO EXCEED 600 UNITS (12 UNITS/ACRE) AS MEADOWLARK SPECIFIC PLAN, BY THE FOLLOWING VOTE: AYES: Silva, Higgins, Pierce, Summerell, Livengood NOES: Schumacher, Leipzig ABSENT: None ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY PIERCE, SPECIFIC PLAN TO THE DECEMBER BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Livengood NOES: None ABSENT: None ABSTAIN: None MOTION PASSED SECOND BY SILVA, TO CONTINUE MEADOWLARK 1, 1987 PLANNING COMMISSION MEETING, Higgins, Pierce, Leipzig, Summerell, C-2 CONDITIONAL USE PERMIT NO 87-37, CONDITIONAL EXCEPTION (VARIANCE) NO. 87-77 AND NEGATIVE DECLARATION NO, 87-43 (CONTINUED FROM SEPTEMBER 29 AND OCTOBER 20, 1987 PLANNING COMMISSION MEETINGS) APPLICANT: EVANGELICAL FREE CHURCH Conditional Use Permit No. 87-37, Conditional Exception (Variance) No. 87-77 and Negative Declaration No. 87-43 was originally continued from the October 6, 1987 Planning Commission meeting due to insufficient public notification. The applicant subsequently requested a continuance of the public hearing to November 17, 1987, to address staff's concerns over the project. At this time, the applicant requests a further continuance of the applications noted above to the January 19, 1987 meeting. The continuance is requested to allow the applicant to revise the project proposal to respond to staff's concerns. The mandatory processing date was waived by the applicant. The Commission suggested that access to the church be considered from Beach Boulevard instead of Florida to alleviate staff's concerns and to solve the problem of overburdening the neighborhood. PC Minutes - 11/17/87 -5- (9554d) A MOTION WAS MADE BY LIVENGOOD, SECOND BY HIGGINS, TO CONTINUE CONDITIONAL USE PERMIT NO. 87-37, CONDITIONAL EXCEPTION (VARIANCE) NO. 87-77 AND NEGATIVE DECLARATION NO. 87-43, TO THE JANUARY 19, 1988 PLANNING COMMISSON MEETING, BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Higgins, Pierce, Leipzig, Summerell, Livengood NOES: None ABSENT: None ABSTAIN: None MOTION PASSED C-3 ZONE CHANGE NO. 87-12 CONDITIONAL USE PERMIT NO 87-41 TENTATIVE TRACT NO. 13210, CONDITIONAL EXCEPTION (VARIANCE) NO. 87-73 AND NEGATIVE DECLARATION NO. 87-34 APPLICANT: DAVID DAHL Zone Change No. 87-12 is a request to change the zoning on a 4.85 gross acre site from RA -CD (Residential -Agriculture District -Civic District) to (Q)R1(3)-8,000-CD (Qualified Low Density Residential District-3 units per acre -Minimum 8,000 square foot lot size -Civic District) which is consistent with the existing General Plan land use designation. Conditional Use Permit No. 87-41 and Tentative Tract 13210 is a request to permit a 12 lot subdivision for the construction of single family dwellings. Conditional Exception (Variance) No. 87-72 is a request to allow 25 feet in lieu of 60 feet -of lot frontage for two interior lots and 25 feet in lieu of 45 feet lot frontage for two cul-de-sac lots. STAFF RECOMMENDATION: Approve Negative Declaration No. 87-34, Zone Change No. 87-12, Conditional Use Permit No. 87-41, Tentative Tract 13210 and Conditional Exception (Variance) No. 87-72 with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED David Dahl, applicant, spoke in support of the project. He stated that -the reason for flag lots in his proposed development were to move the homes closer to the bluff tops not to increase density. Mary Bell, Equestrian Trails, Inc., 20292 Eastwood Circle, spoke -in support of the proposed development. She stated that she is in favor of the developer providing the boarding of one.horse per every two dwelling units either on site or off site with each equestrian lot satisfying,the requirement for one horse. PC Minutes - 11/17/87 -6- (9554d) Sam Cracchilo, 6691 Shire Circle, expressed his concerns regarding the proposed development. He stated that the back yard'of his house presently backs up to one of the proposed lots and that the proposed house will be within 10 feet of his property. He requested that the developer do something to preserve his privacy. He also requested that since there is no access to Edwards Street that Trotter Street be closed or cul-de-saced. There were no other persons present to speak for or against the project and the public hearing was closed. The applicant was asked what could be done on Lot #1 to retain Mr. Cracchilo's privacy. The applicant stated that his plans for Lot #1 would include setbacks to retain privacy and that any windows on the second story would be frosted or skylights would be utilized. A MOTION WAS MADE BY LIVENGOOD, SECOND BY PIERCE, TO APPROVE NEGATIVE DECLARATION NO. 87-34, ZONE CHANGE NO. 87-12, CONDITIONAL USE PERMIT NO. 87-41, TENTATIVE TRACT NO. 13210 AND CONDITIONAL EXCEPTION (VARIANCE) NO. 87-72, WITH REVISED FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Livengood NOES: None ABSENT: None ABSTAIN: None MOTION PASSED Higgins, Pierce, Leipzig, Summerell, FINDINGS FOR APPROVAL - ZONE CHANGE NO, 87-12: 1. The change of zoning classification from RA -CD to (Q)-R1-(3)-8,000-CD is consistent with the General Plan land use designation of Estate Residential-3 units per acre and is compatible with land use designations for surrounding properties. CONDITIONS OF THE "0" ZONING FOR ZONE CHANGE NO. 87-12: 1. The following conditions of the "Q" zoning classification will provide equestrian oriented amenities and design as well as assure consistency with surrounding zoning classifications and recent residential development. a. Any project approved for this parcel of land shall make provisions for equestrian trails within the development for the general public. PC Minutes - 11/17/87 -7- (9554d) b. At least 25% of the residential lots shall be 15,000 net square feet or -greater in size and a horse may be boarded on such lots. C. Development of this parcel shall, to as great a degree as practical, be compatible with the proposed specific plan being prepared for the area. d. Development of this parcel shall allow for innovation in types and placement of the housing in the project. e. Any future project proposed for this property shall be subject to the filing and approval of a conditional use permit. FINDINGS FOR APPROVAL - CONDITIONALUSE PERMIT NO. 87-41: 1. Development of the site at this time is not premature pending completion of the Ellis-Goldenwest Specific Plan, since the subdivision is generally in compliance with the draft Specific Plan objectives and standards. 2. The proposed subdivision complies with certain aspects of the draft Ellis-Goldenwest Specific Plan in terms of maximum density, location and cross section of public and private streets and the inclusion of an equestrian trail adjacent to the public street right of way and a secondary equestrial trail which will connect with the primary equestrian trail master planned in the open space corridor. 3. The proposed development is in conformance with the policies and development standards contained within the City's General Plan. 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 project complies with the Land Use Element and all other elements of the General Plan. FINDINGS FOR APPROVAL - TENTATIVE TRACT 13210: 1. The proposed subdivision of this 4.85 gross acre parcel of land zoned (Q)-R1-(3)-8,000-CD is proposed to be constructed having 2.5 units per gross acre. 2. The property was previously studied for this intensity of land use at the time the land use designation of Estate Residential was placed on the property. 3. The lot size, depth, frontage, street widths, and 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 City subdivision ordinance. I PC Minutes - 11/17/87 -8- (9554d) 4. The connection into loop water system between Tract 11769 (Central Park Estates) to Tract 11473 (Country View Estates) will significantly increase the reliability of the water system of Tract 13210 directly contributing to the health, safety and welfare of the residents in the area. FINDINGS___FOR APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 87-72: 1. Due to the significant grade differentials created by the existing topography and because of special circumstances applicable to the subject property, 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 classifications. 2. The granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 3. The granting of Conditional Exception (Variance) No. 87-72 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 4. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach and will result in no modification to the requirements of the Certified Land Use Plan and is consistent with the proposed Ellis-Goldenwest Specific Plan. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 87-41: 1. The site plan dated November 10, 1987, which depicts building setbacks and fencing type shall be revised as follows: a. Any development on Lot No. 1 shall have a first story setback of 25 feet and second story setback of 35 feet from the southern properly line. Windows above 7 feet shall be frosted. Any variances to these requirements shall be subject to review and approval by the Planning Commission. 2. Residential streets, except Quarterhorse Lane, shall be privately owned and maintained. 3. Grading activities including grading for lots and building pads shall not involve more than 2 foot cut and 2 foot depth of fill on a maximum of 65 percent of each lot. Exceptions to this condition may be granted by the Director of Community Development on a lot -by -lot basis pursuant to a showing of sufficient hardship. PC Minutes - 11/17/87 ME (9554d) 4. Equestrian trails adja'cent to the right of way of Quarterhorse Lane and connecting.to the primary trail in the open space corridor shall be improved in accordance with the following standards: a. Trail tread area shall be graded smooth and maintained free of weeds, stumps, roots, debris and large rocks. Trail material shall be decomposed granite. b. The trail shall be clear of all obstruction from ground level to a height of ten (10) feet. Gradient for all equestrian trails shall not exceed 2 foot of run to one foot of rise. c. The fencing along the 14 foot wide equestrial trail which connects Quarterhorse Lane and the major equestrial trail in the open space corridor shall be installed prior to occupancy of the first home. The fencing shall conform to the existing trail fencing within Country View Estates. 5. Common open space and private streets shall be guaranteed by a restrictive covenant describing maintenance and improvement of the open space, running with the land, for the benefit of residents of the development. The developer shall file with the Department of Community Development for recordation with the final subdivision map, legal documents which will provide for restricting the use of common spaces and common facilities for the designated purpose, as approved on the final development plan. The City may also require that the homeowners' association relinquish all development rights in common areas to the City. 6. All common improvements, including but not limited to trails, project fencing, and common open space landscaping, shall be made by the developer prior to the sale of any lots and/or units. 7. Gasoline powered engines on existing oil pumping units shall be converted to electric motors prior to occupancy of the first unit. The developer shall establish a fund prior to recordation of the final map to be administered by the homeowners' association to cover the cost of landscaping well sites at the time they are abandoned. The amount of the fund shall be determined by the Director of Community Development. The setback area shall be landscaped in accordance with the City's Oil Code and subject to the approval of the Department of Community Development. 8. All fencing within the development shall be subject to approval by the Director of Community Development using guidelines from the development standards contained within page 31 of the Ellis-Goldenwest Specific Plan. The height, materials, and location of fencing along the equestrian trail shall be subject to the approval of the Department of Community Development. 1 PC Minutes - 11/17/87 -10- (9554d) 9. Building setbacks within the subdivision shall be as follows: a. Front Yard Setbacks: 25 feet for all structures. b. Interior Side Yard Setbacks: An aggregate of 15 feet clear to the sky with a minimum of 5 feet on one side. C. Side Yard Setback on the Collector Street: A 5 foot landscaped buffer area shall be provided adjacent to the equestrian trail along a collector street. Structures shall be setback 10 feet from the landscape buffer; 15 feet from the trail. d. Rear Yard Setback: 25 feet for all structures e. Rear Yard Setback Along Ellis Avenue: 25 feet measured from behind the 15 foot wide landscaped buffer. f. All accessory buildings shall conform with the setback requirements of the main dwelling. g. Encroachment of architectural features into side yard setback areas shall be prohibited. h. Exception for Lot No. 1 (see Condition l.a.). 10. All prior oil well abandonments on the property shall be improved in accordance with the City of Huntington Beach and State standards. 11. The swale design material for nuisance water flow as well as areas for flood protection shall be subject to the review and .approval of the Department of Public Works. 12. The Department of Real Estate Reports submitted to property owners within the development shall contain a notice that the conditions of approval adopted for Conditional Use Permit No. 87-41 and Tentative Tract No. 13210 are available for review at the Huntington Beach Department of Community Development, third floor, 2000 Main Street, Huntington Beach, California 92648. 13. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units and natural gas and 220V electrical shall be stubbed in at the locations of. clothes dryers at the time of development. 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 Community Development. 14. Low -volume heads shall be used on all indoor faucets at the time of development. PC Minutes - 11/17/87 -11- (9554d) J 15. All building spoils such as unusable lumber, wire, pipe and other surplus'or unusable material shall be disposed of at the time of development at an offsite facility equipped to handle them. 16. A fire sprinkler system shall be designed and installed in those structures as deemed necessary.by the Huntington Beach Fire Department. 17. The 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. The interior noise levels of all dwelling units shall not exceed the California insulation standards of 45 dba CNEL. 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 building permit(s). All measures recommended to mitigate noise to acceptable levels shall be incorporated into the design of the project. 18. A detailed soils analysis shall be prepared by a registered soils engineer. This analysis shall include on -site soil sampling and.laboratory testing of materials to provide detailed.recommendations regarding grading, chemical and fill properties,' foundations, retaining walls, streets, and utilities. 19. Existing mature trees on site shall be retained and incorporated into the site plan if feasible. Any existing mature trees that -must be removed shall be replaced at a 2:1 ratio. with 36 inch box trees which shall be incorporated into the project'ssslandscape plan. 20. If foil -type insulation is to be used, a fire retardant type shall be installed as approved -by the Building Department. 21. Prior to the issuance of a grading permit, a grading plan shall be submitted to the City's Department of Public Works. A plan for silt control for all water runoff from the property during construction and during initial operation of the project may be required by the Director of Public Works if deemed necessary. 22. No horse shall be kept, stabled or tethered on any parcel of less than 15,000 square feet in area. The•following standards shall apply to the stabling of equines on individual lots: a. Number of Equines. Two (2) horses and immature offspring of up to twelve (12) months old may be kept on a lot of 15,000 square feet. Three or fewer horses may be kept on a lot of 20,000 square feet; four (4) horses are allowed on a 35,000 square foot lot up to a maximum of six (6) horses on a 40,000 square foot lot. PC Minutes - 11/17/87 -12- (9554d) b. Yard Requirements. The yard requirements shall pertain to all structures that relate to horses including but not limited to stalls, corrals, arenas and fly -tight manure bins, except pastures or grazing areas. All such structures shall maintain a minimum distance of twenty-five (25) feet from any property line. This setback may be reduced when pads for corral areas are designated on each lot in a coordinated pattern. 23. The subject site is located within an archaeologically sensitive area. Should any significant archeological material be found during construction, including rough grading and final grading, the developer shall cease operations and immediately contact the Department of Community Development for further direction. The City shall have the authority to require the developer to hire a licensed archeologist to survey the site and make recommendations for preservation of all items found on the site. 24. Prior to issuance of any building permits, Tentative Tract No. 13210 shall be recorded with the County of Orange. 25. The developer shall provide for the boarding of one (1) horse per every two (2) dwelling units either on -site or in a common stable facility off -site. a. Each equestrian lot may satisfy the requirement for one (1) horse only. b. A single lot within the tract shall be provided as an on -site stable facility or a bond by the developer to satisfy the deficiency to be used for a common stable off -site. Bond amount to be determined by the Department of Community Development and posted prior to sale of the last unit within the tract unless developed in multiple phases in which case the bond shall be posted prior to sale of the last unit within the first phase or one year from date of approval. 26. Conditional Use Permit No. 87-41 shall not be valid until Zone Change No. 87-12 has been approved by the City Council and is in effect. 27. The applicant shall submit a landscape and irrigation plan for the common landscape easements and shall be approved by the Department of Public Works and the Department of Community Development prior to the issuance of the first building permit. 28. Reciprocal driveway width and proposed gate system for lots 1, 2 and 3 shall be approved by Department of Public Works, the Fire Department and the Department of Community Development. PC Minutes - 11/17/87 -13- (9554d) CONDITIONS OF APPROVAL - TENTATIVE TRACT NO, 13210: 1. The tentative map dated November 10, 1987, shall bb revised to show the following modifications: a. The 5 foot wide landscaped buffer adjacent to proposed Quarterhorse Lane shall.be lettered lots. b. The eight (8) foot wide equestrian trails adjacent to Quarterhorse Lane and 14 foot wide equestrian trail shall be privately maintained and shall be lettered. c. Right of way radii of 28 feet at the cul-de-sac street and Quarterhorse. d. The sewer and water mains. e. Any proposed public easements. f. The Quarterhorse Lane typical section with 8 foot public shoulders constructed of decomposed granite. g. Any development on Lot No. 1 shall have a first story setback of 25 feet and second story setback of 35 feet from the southern properly line. Windows above 7 feet shall be frosted. Any variances to these requirements shall be subject to review and approval by the Planning Commission. 2. Grading activities including grading for lots and building pads shall not involve more than 2 foot cut and 2 foot depth of fill on a maximum of 65 percent of each lot. Exceptions to this condition may be granted by the Director of Community Development on a lot -by -lot basis pursuant to a showing of sufficient hardship. " 3. CC&Rs shall be submitted for review and approval by the City Attorney and the Department of Community Development prior to final recordation of Tract Map 13210. 4. Lots No. 9, 10 and 11 will not be permitted vehicular access onto Ellis Avenue. Lots No. 4, 12, 11 will not be permitted vehicular access onto Quarterhorse Lane. 5. The applicant shall post a bond for the amount required for the entire 4.85 acre parcel in anticipation of the proposed Reservoir Hill Water Assessment District. 6. Developer will be responsible for all signing, striping, street lighting, etc. on all streets including Ellis Avenue as deemed necessary by the Department of Public Works. PC Minutes - 11/17/87 -14- (9554d) a 7. Street signs and lighting along Ellis Avenue shall be in conformance with Public Works Department specifications and shall be subject to the approval of the Director of Community Development. Street lighting shallbe maintained by the Homeowners' Association. 8. Fire hydrants and water mains must be installed pursuant to Fire Department and Public Works Standards. Fire hydrants and water mains shall be dedicated to the City of Huntington Beach. 9. Water lines shall be dedicated to the City of Huntington Beach and provided within acceptable easements. The water system must be approved and installed prior to combustible construction.. 10. Drainage from the project shall not enter the surrounding properties in a concentrated fashion, but the flows shall be spread out in a manner to be approved by the Department of Public Works. Drainage easements shall be provided as required by the City'. 11. Adequate fire protection must be provided for the property surrounding the existing oil operation. Any oil well or former oil wells which are abandoned must be abandoned pursuant to Division of Oil and Gas and Fire Department Standards. 12. All surface access roads and hydrants shall be installed and made serviceable prior to and during the time of combustible construction. 11 13. Water shall be provided through the City�of Huntington Beach Water Department Standards system. 14. All sewer facilities shall be constructed in accordance with Department of Public Works standards. 15. The developer shall provide, as required, any applicable private or public sewer easements. 16. All storm drain facilities shall be constructed in accordance with acceptable Department of Public Works standards. 17. All storm drain facilities (i.e. pipes, swales, and ditches) shall be privately maintained 18. The maintenance of any landscaping items in the public street right-of-way shall be the responsibility of the homeowners' association. 19. The Homeowners' Association shall be -responsible for the maintenance of all landscaped buffer areas. a PC Minutes - 11/17/87 -15- (9554d) 20. The developer shall install any traffic devices as deemed necessary by the Department of Public Works. 21. Hydrology shall be approved by the Public Works Department. 22. The developer shall obtain approval from Orange County Sanitation District to sewer to its Slater Avenue facilities. 23. Since the Ellis/Talbert Street connection is a possibility, the developer shall post a cash bond and enter into an agreement with the City to delay ultimate Ellis Avenue improvements. 24. Street lights for the cul-de-sac and Quarterhorse Lane shall be the SCE colonial type. 25. A complete hydrology study shall be submitted for the entire drainage area tributary to the low point on the south side of Ellis Avenue between Edwards and Goldenwest. The study shall be done in accordance with the current E.M.A. Hydrology Standards. 26. If applicable, the 100 year floor levels shall be shown on the final map for the open space corridor. 27. A soils report and -grading plan shall be submitted for City approval. 28. Construct 12 inch water main in Ellis Avenue from Edwards Street to the tract's easterly boundary. 29. Water facilities in the private street shall be located in easements dedicated to the City. 30. All vehicular access rights to Ellis Avenue shall be dedicated to the City except'at Quarterhorse Lane. 31. The sewer main in the private street shall be privately maintained. 32. All storm drain facilities, including the swale in the open space corridor shall be privately maintained. The swale design and materials shall be approved by the Department of Public Works. 33. The landscaping in the open space corridor shall be privately maintained. 34. Low pressure in water system in area may affect the ability of the Fire Department to provide adequate fire flow.to homes in the development. Prior to issuance of any building permits, the Fire Department shall test the water system. If the pressure is deemed -unacceptable, the applicant shall provide adequate pressure subject to the requirements of the Fire Department. PC Minutes - 11/17/87 -16- (9554d) 0 35. If fire flow cannot be provided, then all homes in project may be required to provide automatic fire sprinklers in order to reduce needed fire flow. 36. Developer and subsequent home purchases shall be required to sign a disclosure letter regarding the topics in conditions 34 and 35. 37. Tentative Tract No. 13210 shall not be valid until Zone Change No. 87-12 has been approved by the City Council and is in effect. CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 87-72: 1. Site plan dated November 10, 1987, shall be the approved layout. 2. Six on -site parking spaces (minimum 2 in a garage) shall be required for each of Lots 1, 2, 9 and 11. 3. Flag Lots 1, 2, 9 and 11 require that homes constructed on these lots shall be provided with an automatic fire sprinkler system, regardless of square footage. C-4 ZONE CHANGE NO. 87-11/CONDITIONAL USE PERMIT NO. 87-51/CONDITIONAL EXCEPTION (VARIANCE) NO. 87-84/NEGATIVE DECLARATION NO. 87-37 APPLICANT: PAUL WEATHERLY Zone Change No. 87-11 is a request to rezone a 2 gross acre site from Ml-A (Restricted Manufacturing District) to (Q)M1 (Qualified - Light Industrial District). Conditional Use Permit No. 87-51 is a request to construct an approximately 42,000 square foot, two-story auto repair facility. Conditional Exception (Variance) No. 87-84 is a request to permit off -site circulation in lieu of on -site circulation as required by Section 9605(b) of the Huntington Beach Ordinance Code. STAFF RECOMMENDATION: Approve Negative Declaration No. 87-37, Zone Change No. 87-11, and Conditional Use Permit No. 87-51 with findings and conditions of approval and deny Conditional Exception (Variance) No. 87-84 with findings. THE PUBLIC HEARING WAS OPENED Mike Todd, representing Southwest Quilting, spoke in support of the proposed project. Paul Weatherly, applicant, spoke in support of the proposed project. He stated that he does not feel on -site circulation is necessary. PC Minutes - 11/17/87 -17- (9554d) Ray Yinger, attorney for the applicant, stated that he does not feel the requirement of on -site circulation is necessary. He said that it seems like selected enforcement and that the City has waived the requirement on other occasions however that the Planning Commission should use their own judgement. There were no other persons present to speak for or against the project and the public hearing was closed. The Commission felt that access between the two parking areas provided on Kovacs Lane was sufficient and would not create congestion or a circulation hazard. A MOTION WAS MADE BY PIERCE, SECOND BY LEIPZIG, TO APPROVE NEGATIVE DECLARATION NO. 87-37, ZONE CHANGE NO. 87-11, CONDITIONAL USE PERMIT NO. 87-51 AND CONDITIONAL EXCEPTION (VARIANCE) NO. 87-84, WITH REVISED FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Pierce, Leipzig, Summerell, Livengood NOES: Higgins ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - ZONE CHANGE NO. 87-11: 1. The proposed zone change from M1-A to (Q)M1 is consistent with the City's General Plan of Land Use which is General Industrial. 2. The proposed qualified zone change will result in a limited expansion of permitted uses on the site. 3. The proposed qualified zone change will be compatible with surrounding land uses because of setbacks required by the resolution and zoning regulations. 4. The following conditions of the "Q" zoning are to assure compatibility with surrounding zoning and land uses: a. Any future project proposed for this property shall be subject to the filing of and approval of a conditional use permit. b. Setback for structures over 42 inches in height along Talbert Avenue shall be 20 feet. c. The types of permitted uses allowed on this property shall be established by the approval of a resolution approved by the Planning Commission. PC Minutes - 11/17/87 -18- (9554d) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO, 87-51: 1. The establishment, maintenance and operation of the -use will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; b. Property and improvements in the vicinity of such use or building. 2. The granting of the Conditional Use Permit No. 87-51 will not adversely affect the General Plan of the City of Huntington Beach. 3. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 87-84: 1. Because of the dedication of the approximately 1,700 square feet of land.as required by Precise Plan of Street Alignment and the two to'three foot grade difference at the south end of the parcel, there is an exceptional circumstance applicable to the land, which does not generally apply to property in the same zoning district. 2. The request for lack of internal circulation with access between two parking areas provided on Kovacs Lane does not have the potential of creating a congestion and circulation hazard. 3. Approval of Conditional Exception (Variance) No. 87-84 will not create dangerous ingress and egress impacts. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 87-51: 1. The site plan and floor plans received and dated October 16, 1987 shall be the approved layout. 2. Elevations shall be subject to final approval by Design Review Board. Special architectural treatment shall be provided on all building walls. 3. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Community Development and Public Works for review and approval. b. Rooftop Mechanical Equipment Plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. PC Minutes - 11/17/87 -19- (9554d) c. Landscape and irrigation plan to the Departments of Community Development and Public Works for review and approval. Said landscape plan shall include one (1) fifteen gallon tree per.landscape pocket area adjacent to north property line, two (2) twenty-four inch box trees in front yard area, and one (1) fifteen gallon tree in each private yard area. d. A parcel map creating two parcels shall be filed, approved and recorded with the County Recorder. e. All applicable Public Works fees shall be paid prior to issuance of building permits. 4. Any security gates and/or fencing shall be subject to the review and approval of the Community Development Department, Public Works Department and Fire Department. 5. A planned sign program shall be approved for all signing. Said program shall be approved prior to the first sign request. 6. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 7. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 8. Fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. 9. Maximum separation between building wall and property line shall riot exceed two inches (2"). 1. 10. Driveway approaches shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 1.1. Public improvements required shall be subject to the Department of Public Works. a. A 32 foot right of way radius shall be dedicated and improved at Talbert Avenue and Kovacs Lane. b. Dedication and improvements required for new Kovacs Lane alignment to replace interim improvements. 12. All repair work shall be conducted wholly within the building. 13. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. PC Minutes - 11/17/87 -20- (9554d) 14. CC&Rs shall be submitted prior to recordation of the parcel map and shall be approved by the City Attorney and Department of Community•Development. The CC&Rs shall include a parking management plan to assure all employees park on the second -level parking area. 15. Natural gas shall be stubbed in at the locations of water heaters and central heating units. 16. Low -volume heads shall be used on all spigots and water faucets. 17. If lighting is included in the parking lot, high-pressure sodium vapor lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. 18. Exterior stairways to upper level shall be provided for emergency access. 19. Combination standpipe connection for Fire Department will be required for upper level at each stairway. 20. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 21. A detailed soils analysis shall be prepared by a registered Soils Engineer. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. 22. If contamination from hazardous substances has been identified either in the air, soil, groundwater or buildings, a cleanup plan which has been approved by the Orange County Healthcare Agency or State Department of Health Services shall be submitted to the City prior to the issuance of building permits. No construction activities shall take place until it is deemed safe by the above agencies. 23. Conditional Use Permit No. 87-51 shall not be valid until Zone Change No. 87-11 is approved by City Council and shall be in effect. C-5 SPECIAL SIGN PERMIT NO. 87-16 APPLICANT: AWARD SIGN COMPANY Special Sign Permit No. 87-16 is a request to permit a 20 foot high pole sign in lieu of maximum 7 feet, with 75 square feet of copy in lieu of 60 square foot maximum (Article 961), at the recently constructed Goodyear Auto Service center located at 5062 Warner. PC Minutes - 11/17/87 -21- (9554d) STAFF RECOMMENDATION: Deny Special Sign Permit No. 87-16 with findings. THE PUBLIC HEARING WAS OPENED Joseph Ayala, 18100 Euclid Street, representing Goodyear, stated that the present sign was not visible because of trees and would like something adjusted or worked out with the Planning Commission. Lou Lagrave, 6666 E. Washington, Los Angeles, stated that the present sign was not visible to motorists and presented a potential cause of traffic accidents. He stated that if the sign had to be limited to 15 feet that it was possible. Richard Warrweton, store manager, 4745 Dorinda Rd., stated that the sign was needed to identify with Goodyear in order to be successful. There were no other persons present to speak for or against the proposed sign and the public hearing was closed. A MOTION WAS MADE BY SCHUMACHER, SECOND BY HIGGINS, TO DENY SPECIAL SIGN PERMIT NO. 87-16 WITH FINDINGS, BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Higgins, Leipzig, Summerell, Livengood NOES: Pierce ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR DENIAL: 1. Strict compliance with Section 9610.5 will not result in a substantial hardship to the applicant. The applicant will have wall signage and may apply for a permit for a 7 foot high monument sign that will be easily visible to motorists traveling on Warner Avenue. 2. The proposed 20 foot pole sign will adversely affect other signs in the area which have complied with the new sign code. 3. Because no parking is allowed in front of this site, a 7 foot high monument sign, as allowed by the Code, would be visible to passing motorists. D. ITEMS NOT PUBLIC HEARING , None PC Minutes - 11/17/87 -22- (9554d) E. DISCUSSION ITEMS E-1 CODE AMENDMENT NO. 87-9 Modifications regarding the height of fences or walls in the rear yards of through -lots were made to the draft code amendment. A MOTION WAS MADE BY HIGGINS, SECOND BY LEIPZIG, TO APPROVE THE MODIFICATIONS AND FORWARD TO THE CITY COUNCIL'WITH RECOMMENDATIONS FOR ADOPTION, BY THE FOLLOWING VOTE: AYES: Higgins, Pierce, Leipzig, Summerell NOES: Silva, Schumacher ABSENT: None ABSTAIN: rLivengood MOTION PASSED E-2 LAND USE ELEMENT NO. 87-3 The Commissioners were asked whether they felt a study session was necessary for discussion of Land Use Element No. 87-3, Zone Change No. 87-4 and Environmental Impact Report No. 87-3 prior to the public hearing on December 1, 1987. A MOTION WAS MADE BY LIVENGOOD, SECOND BY PIERCE, TO SCHEDULE A REGULAR PUBLIC HEARING DECEMBER 1, 1987, WITH NO STUDY SESSION RELATIVE TO LAND USE ELEMENT AMENDMENT 87-3, BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Higgins, Pierce, Leipzig, Summerell, Livengood NOES: None ABSENT: None ABSTAIN: 'None MOTION PASSED E-3 PROPOSED CODE AMENDMENT TO C2/C4 ZONES FOR USES (MOTELS HOTELS) The Commission requested staff to prepare a report regarding revised development regulations for motels/hotels for discussion at the December 15, 1987 Planning Commission meeting. E-4 OLD WORLD OCTOBERFEST,UPDATE Staff was -requested to obtain complete police reports during the Octoberfest and comments from Huntington Center and One Pacific Plaza and forward them to the Commission for future reference. PC Minutes - 11/17/87 -23- (9554d) 4 d E-5 VIBRATION PROBLEMS AT OLD WORLD RESIDENCES Public Works informed the Commission that plans to resurface Center Avenue were in process and felt that the resurfacing would correct the vibration problems being felt by the residences of Old World. The Commission requested that' Public Works prepare a,report regarding the time line of the construction and a more specific projected -completion date. F. PENDING ITEMS None G. PLANNING COMMISSION ITEMS The following requests were made by the Planning Commission to staff: A study session/discussion to be scheduled for the first of the year regarding the design criteria for development along Beach Boulevard. An updated committee assignment list. Would like the subject of television coverage of scheduled non-public items agendized and discussed at the next Planning Commission meeting. H. COMMUNITY DEVELOPMENT ITEMS None I. ADJOURNMENT A MOTION WAS MADE BY LIVENGOOD, SECOND BY SILVA, AT 11:65 PM, TO ADJOURN TO A STUDY SESSION AT 6:00 PM TO DISCUSS THE TWO CODE AMENDMENTS BEING PRESENTED AT THE DECEMBER 1 MEETING, AND THEN TO THE REGULARLY SCHEDULED MEETING AT 7:00 PM, DECEMBER 1, 1987, AND TO A STUDY SESSION TO DISCUSS CODE ENFORCEMENT AT 6:00 PM, •PRIOR TO THE DECEMBER 15, 1987 MEETING, BY THE FOLLOWING VOTE: AYES: Silva, Schumacher, Higgins, Pierce, Leipzig, Summerell, Livengood NOES: None MOTION PASSED APPROVED: 0 Lvh Mike A ams, Secretary K ifs M. ierce, hairman PC Minutes - 11/17/87 -24- (9554d)