Loading...
HomeMy WebLinkAbout1988-06-22APPROVED 8-2-88 MINUTES HUNTINGTON BEACH PLANNING COMMISSION JUNE 22, 1988 - 7:00 PM Council Chambers - Civic Center 2000 Main Street Huntington Beach, California PLEDGE OF ALLEGIANCE P P P P P ROLL CALL: Slates, Livengood, Silva, Leipzig, Ortega P A Higgins, Kirkland A. CONSENT CALENDAR None B. ORAL COMMUNICATIONS (4 MINUTES PER PERSON, NO DONATING OF TIME TO OTHERS) Anyone wishing to speak must fill out and submit a form to speak prior to Oral Communication or Public Hearing items. No action can be taken by the Planning Commission on this date, unless agendized. None C. PUBLIC HEARING ITEMS Before any staff presentations were made on scheduled, public comments were taken. The support, opposition, and concerns regarding Project. THE PUBLIC HEARING WAS OPENED the three items public addressed their the entire Waterfront Sean Milburn, project manager, presented an overview with slides of the Waterfront project. Greg Francois, Hilton Inns, spoke in support of the project and expressed the Hilton Inns pleasure with being chosen to occupy the hotel site proposed. Shirley Common Long, 6352 Reubens Drive, a realtor in the community, spoke in support and urged the Planning Commission to approve the Waterfront project. Lila Nowell, 19900 Beach Boulevard, a resident since 1972, spoke in support of the Waterfront project. Jan Shomaker, Presendent of the Huntington Beach -Fountain Valley Board of Realtors, stated that she approved the guidelines and now supports and approves the development. She feels the City will benefit from the revenues generated by Waterfront. She expressed her opposition to the flyer distributed by Huntington Beach Tomorrow which made derogatory allegations towards the development. Phyllis Salyer -Carruthers, 22051 Capistrano Lane, a resident since 1968, also expressed opposition to the allegations made by Huntington Beach Tomorrow. She feels that development is essential to our City to create an economic boom. She suggested that a "view room" be created and located high enough up in the proposed development to be enjoyed by all. Ruth Bailey, 5641 Marshall Drive, spoke in support of the Waterfront development. Ron Shenkman, 15682 Sunflower Lane, addressed the economic advantages of the project and stated the needs to provide fundings for all City services. Richard Hill, 500 Newport Center Drive, representing Driftwood Mobilehome Association, explained the negotiations and agreements on -going with his group and the City and urged the Planning Commission to include a condition on all matters related to Waterfront that would state: "...In the event that parties are unable to fianlize a written agreement, The Waterfront project and all related approvals will not go forward without going back to the Planning Commission for full public rehearings as to all matters considered by the Commission with regard to The Waterfront project. The Association and its members shall be entitled to participate fully at the rehearings without prejudice." PC Minutes - 6/22/88 -2- (0993d) Roderick Woods, 6952 Church Circle, feels the project is long overdue and strongly supports Waterfront. He further stated his approval for a Hilton Hotel. Darrell Rice, 9391 Woodcrest Drive, feels the project aesthetically improves the area. Leo Keller, 21841 Oceanbreeze Lane, spoke in support of the project and feels that his visiting friends and relatives will enjoy Waterfront. Ralph Kiser, 2581 Waverly Avenue, member of the Orange County Coastal Association, spoke in support of the project and stated that the Coastal Association strongly recommends the development. Haydee Tillotson, 16426 Ladona Circle, supports the Waterfront project and stated her objection to the flyer being circulated by Huntington Beach Tommorrow alluding to Huntington Beach being a Miami Beach. Support was also expressed by the following: Steve Holden, 949 Tenth Street; Matthew Messea, 8101 Slater Avenue; Mickey Shafer, 1818 Delaware Street; Frank Zellner, 19812 Carmania Lane; Rollo West, 1751 Main Street; Larry Kirkenshager, 22031 Malibu; J. David Winscott, 9812 Cathay Circle; Ed Sonborn, 21651 Seaside Lane; Pat Davis, 165481 Crenion Lane; Tom Van Tuyl, 1722 Park; Klaus Goedecke, 2213 Main Street #32, President of the Chamber of Commerce. They all agree that the project is top quality and will create a high source of revenue for the City. Doug Langevin, 8196 Pawtucket Drive, spoke in opposition to the project. He feels people will have trouble getting there and parking there. He also feels that because of the proposed development and traffic problems that property owners will move and lease their property creating a downtown area of rental property. He is concerned that the City will lose money by selling -their prime property and does not understand why Huntington Beach (the last quiet beach in the area) should be the first coastal city to suffer from traffic problems because of development. Glenn Quinliven, 1209 Pine Street, member of Huntington Beach Tomorrow, addressed his concerns with the circulation problems in the downtown area. He feels that the walnut extension is essential and feels that a survey should be completed. He would like to see the area in question developed into $1 million single family homes. Natalie Kotsch, 1722 Park Street, spoke in support of the Waterfront project. Terri► (no last name given), 17892 Shoreham Lane, referred the Commission to the parking problems at Charter Center and compared them to the situation that may exist because of the Waterfront project. He also said with no on -street parking the City will be unable to service patrons after they arrive. He asked what the liability will be from down sides of the project. PC Minutes - 6/22/88 -3- (0993d) Paul Picard, no address given, expressed his concerns with the long term economic effects of the project. He stated that the Robert Mayer Company projects a $200 million net revenue but he feels the taxpayers will be out the money. He said that the land belongs to the City and the residents of the City should reap the best possible benefits from the development of that land. There were no other persons present to speak for or against the Waterfront project and the public hearing was closed.. Commissioner Slates, for the record, stated that he is a major stockholder in the Huntington National Bank which will locate in the Waterfront project and as a stockholder is obligated to disclose this fact. Staff presentations were made with Planning Commission discussions following. WATERFRONTC-1 DEVELOPMENT AGREE14ENT AND MASTER CONCEPTUAL PLAN - THE APPLICANT: RLM PROPERTIES, LTD. AND CITY OF HUNTINGTON BEACH REDEVELOPMENT AGENCY The Master Conceptual Plan and Development Agreement propose an overall development plan for Districts-8b and-9,.as required by the Downtown Specific.Plan. Six commercial phases and three residential phases are proposed. ;The purpose of District 9-is to promote large, coordinated commercial, development.,that-.is beach -oriented, and open to the public. This portion of the project is bounded by Pacific Coast Highway on the south, Beach Boulevard on the east, the Walnut Street extension on the north, and Huntington Street on the west; it is divided into six phases, each of which will be. subject to a conditional use permit. The phases consist of four hotels, one recreation center, and one retail commercial complex, which will be developed from west to east along Pacific Coast Highway, from Huntington Street to Beach Boulevard. District 8b allows for high density residential.development. A total of three residential phases are proposed, with a planned total of 875 units. The associated Development Agreement establishes the rights and obligations of the City and the Developer. Approve the Development Agreement and Commercial Master Site Plan by adopting Resolution No. 1400 with findings and conditions of approval. L PC Minutes - 6/22/88 -4- (0993d) PLANNING COMMISSION DISCUSSION: The development agreement and master conceptual plan was reviewed and discussed. The Commission, as a whole, was comfortable with the development agreement. Parking, floor area ratios, view sheds, open space, infrastructures, emergency services and density were the main areas of concern in the master plan, however it was felt that the plan could be used as an overall concept/guideline with the opportunity to make corrections and re-evaluations during each phase.. The Commission would prefer to have altrnatives included in the plan. The following amendments were suggested: 1) No parking deficiencies may be made up on the beach parking side of Pacific Coast Highway; 2) The balance of the construction shall be accomplished by the completion of Phase 3 commercial development; 3) Signs erected on the exterior shall be submitted and approved by the Planning Commission; 4) Utilities are available within close proximity; 5) Each phase will be subject to a conditional use permit and coastal development permit; 6) Change reference from City Manager to City Administrator. The condition Agreement was being placed regarding the Mobilehome Acquisition and Relocation discussed. The Commission approved of the condition on each entitlement. A STRAW VOTE MOTION WAS MADE BY LIVENGOOD, SECOND BY LEIPZIG, TO REDUCE THE'RESIDENTIAL UNITS FROM 35 PER ACRE TO 25 PER ACRE, BY THE FOLLOWING VOTE: AYES: Livengood, Leipzig, Ortega NOES: Slates, Silva, Higgins ABSENT: Kirkland ABSTAIN:' None STRAW VOTE MOTION FAILED A STRAW VOTE MOTION WAS MADE BY LIVENGOOD, SECOND BY ORTEGA, FOR THE FLOOR AREA RATIOS IN EACH PHASE NOT TO EXCEED 3.5, BY THE FOLLOWING VOTE: AYES: Livengood, Leipzig, Ortega NOES: Slates, Silva, Higgins ABSENT: Kirkland ABSTAIN: None STRAW VOTE MOTION FAILED PC Minutes - 6/22/88 -5- (0993d) A MOTION WAS MADE BY SLATES, SECOND BY SILVA,-TO APPROVE THE DEVELOPMENT AGREEMENT, WITH AMENDMENTS, AND COMMERCIAL MASTER SITE PLAN BY ADOPTING RESOLUTION NO. 1400 WITH FINDINGS AND CONDITIONS OF APPROVAL: AYES: Slates, Livengood, Silva, Leipzig, Ortega, Higgins NOES: None ABSENT: Kirkland ABSTAIN: None [�it'X#01 Commissioners Livengood, Leipzig and Ortega requested that a Minority Report be prepared expressing their opposition to the density in the residential portion of the Waterfront Project. FINDINGS FOR APPROVAL 1. The Development Agreement and Commercial Master Site Plan are consistent with the objectives, policies, general land uses and programs specified,in the -General Plan and any applicable Specific Plan. 2. The Development Agreement and Commercial Master Site,Plan are compatible with the uses authorized in, and the regulations prescribed for, the land,use districts in which the,property is located. 3. The Development Agreement and Commercial Master Site Plan are in conformity with public convenience, general -welfare and good land use practice. 4. The Development :Agreement and Commercial Master Site Plan will not be detrimental to-the-health,.,safety, and -general welfare. 5.. The Development Agreement and Commercial Master Site Plan will not adversely affect the orderly development of property values. CONDITIONS OF APPROVAL 1. All conditions.of the Certified Supplemental EIR 82-2 adopted by the Planning Commission on June 8, 1988 in Resolution 1397, shall be incorporated in the Development Agreement. 2. The Commercial Master Site Plan shall be amended as follows: a. Charts and figures shall be amended to show: Phase 2 (Health Club) to be a maximum of 2 stories, and 25,000 square feet PC Minutes - 6/22/88 -6- (0993d) Phase 3 (Hotel) to be a maximum of 500 rooms, 15 stories and 340,000 square feet Phase 5 (Retail) to be a maximum of 75,000 square feet Phase 6 (Hotel) to be a maximum of 400 rooms, 9 stories, and 440,000 square feet 3. The Development Agreement shall be amended as follows: a. Section D.(2)a.(1)(e) on page 15 - Phase 5: Separate Development Parcel No. 5 - shall read "...with approximately 75,000 square feet of improvements." 3 4. A Mobilehome Acquisition and Relocation Agreement must be approved by the City Council and executed by the Redevelopment Agency, RLM Properties, Ltd. and the Driftwood Beachclub Mobile Homeowners Association, Inc. In the event that the above parties are unable to fianlize such a written agreement, The Waterfront project and all related approvals will not go forward without going back to the Planning Commission for full public rehearings as to all matters considered by the Commission with regard to The Waterfront project. The Association and its members shall be entitled to participate fully at the rehearings without prejudice. CONDITIONAL USE PRu NO, WITH SPECIAL PERMITS/ TENTATIVE TRACT NO, 13045/COASTAL DEVELOPMENT PERMIT NO, 87-17 APPLICANT: RLM PROPERTIES AND CITY OF HUNTINGTON BEACH REDEVELOPMENT AGENCY Conditional Use Permit No. 87-19 with Special Permits, Tentative Tract No. 13045 and Coastal Development Permit No. 87-17 is a request to develop a 296 room resort hotel with restaurant, delicatessen, entertainment lounge, lobby lounge, ballroom, health and exercise facility, pool and spa, and meeting rooms. Special Permits are requested which include tandem parking spaces and site coverage. It should be noted the parking layout has been revised to reflect conformance with the proposed subterranean parking structure standards outlined in Code Amendment No. 87-11. All compact parking spaces have been eliminated and the special permit request for reduced aisleway width of 25 feet is no longer necessary. A one lot subdivision for commercial condominium purposes for the resort hotel is also requested. ENVIRONMENTAL STATUS: Draft Supplemental Environmental Impact Report No. 82-2 was prepared for the proposed mixed use project in accordance with the California Environmental Quality Act. The Draft SEIR was certified by the Planning Commission on June 8, 1988, and forwarded to the City Council. Mitigation measures outlined in the document have been made as conditions of approval of Conditional Use Permit No. 87-19. PC Minutes - 6/22/88 -7- (0993d) ASTAL STA The subject site (Waterfront, Phase 1) is located within a ■ non -appealable area of the coastal zone. Prior to any action on Conditional Use Permit No. 87-19 and Tentative Tract 13045, it is necessary for the Planning Commission to review and act on Coastal Development Permit No. 87-17., STAFF RECOMMENDATION: Approve Conditional Use Permit No. 87-19 with Special Permits, Tentative Tract 13045 and Coastal Development Permit No. 87-17 with findings and conditions of approval. PLANNING COMMISSION DISCUSSION: The Commission made the following requests and"suggested they be added as conditions of approval: 1) A traffic study completed once a year for two years after occupancy of the hotel for their review; 2) A shadow study of the proposed tower be prepared and reviewed; 3) The addition of more designated handicapped parking places (a total of 8); 4) The condition regarding the Mobilehome Acquisition and Relocation.Agreement; 5)-Addition of a condition prohibiting conversion of hotel to,residential condominiums or -apartments. A MOTION WAS MADE BY SLATES, SECOND BY SILVA, TO APPROVE CONDITIONAL USE PERMIT NO. 87=19 WITH•SPECIAL ,PERMITS,' -TENTATIVE TRACT NO. 13045 AND COASTAL DEVELOPMENT` {PERMIT, WITH FINDINGS AND ADDED CONDITIONS OF APPROVAL,,BY THE FOLLOWING VOTE: AYES: Slates,, Livengood, Silva, Leipzig, Higgins NOES: Ortega ABSENT: Kirkland ABSTAIN: None 1. The establishment, maintenance and operation of the 296-room resort hotel and related facilities will not be detrimental to the general welfare of persons residing or working in the vicinity; or property and improvements in the vicinity of such use or building. 2. The proposed 296-room resort hotel and related compatible with existing and proposed uses in - which includes existing and future uses within 9 of the Downtown Specific Plan. facilities is the vicinity Districts 8 and PC Minutes - 6/22/88 -8- (0993d) 3. The location, site layout, and design of the proposed 296-room resort hotel and'related facilities is properly adapted to the streets and other structures and uses in the vicinity in a harmonious m5nner. 4. The proposed 296-room resort hotel and related facilities is in conformance with the adopted Downtown Design Guidelines. 5. Architectural features and general appearance of the proposed 296-room resort hotel and related facilities shall enhance the orderly and harmonious development of the Downtown Specific Plan area. 6. The proposal is 'consistent with the goals and objectives of the Huntington Beach General Plan. 7. The proposal is in conformance with the approved Conceptual Commercial Master Site Plan. FINDINGS FOR APPROVAL - SPECIAL PERMIT: 1. Special Permits for deviations to the requirements of the Downtown Specific Plan include 58 tandem parking spaces (18 percent) and site calculation for subterranean parking . structures measured from adjacent grade in lieu of existing top of curb. 2. Special Permits for the resort hotel result in a better physical environment because the parking is concealed from public streets by a fully landscaped slope and creates a park -like atmosphere. 3. Approval of the Special Permits will not be detrimental to the general health, welfare, safety and convenience of the neighborhood in general nor detrimental or injurious to the value of the property or improvements in the neighborhood. As a normal part of hotel operations, a valet parking staff will be provided and will utilize the tandem spaces. 4. The special permit requests are consistent with the objectives of the Downtown Specific Plan in achieving a development adapted to the parcel and compatible with the surrounding environment. 5.. -The special permits are consistent with the policies of the Coastal Element of the City's General Plan and the California Coastal Act. FINDINGS FOR APPROVAL - TENTATIVE TRACT NO, 13045: 1.* The proposed one lot subdivision for commercial condominium purposes of this 3.7 net acre site zoned Downtown Specific Plan, District 9 (Commercial/Recreational) is proposed to be' - constructed having a 296 room hotel with ancillary uses. PC Minutes - 6/22/88 -9- (0993d) 2. The property was previously studied for this intensity of land use and determined adequate at the time the mixed -use land use designation, and Downtown Specific -Plan, District 9 zoning designation was placed on the subject property. 3. The General Plan is designed for providing for this type of land use as well as setting forth provisions for the implementation for this type of commercial activity. 4. The site is relatively flat and physically suitable for the proposed type of development. 5. Tentative Tract No. 13045 is consistent with -the goals and policies of the Huntington Beach General Plan. 6. Tentative Tract No. 13045 is in conformance with the approved Conceptual Commercial Master Site Plan. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO.87-17: 1. The proposed commercial development conforms with the plans, policies, requirements and standards of the Huntington Beach Coastal Element:-} 2. Coastal Development:Permit"No. 87-17 is -consistent with the CZ suffix and the Downtown Specific Plan as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. 3. At the time of occupancy, the proposed commercial development can be -provided with infrastructure in a.manner that is consistent withithe Huntington Beach Coastal Element and Land Use Plan of the General Plan. 4. The proposed commercial development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act, CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO, 87-19,: 1. The site plan, floor.plans and -elevations received and dated May 11, 1988, and parking structure layout plan dated June 15, 1988, shall be the -conceptually approved layout with the following modifications: a. Porte Cochere shall have a minimum vertical clearance of 13 feet-6 inches for Fire Department vehicular access. �L b. Angle of departure for main entrance drive shall allow for access by fire apparatus. c. Provide emergency pedestrian accessway from Pacific Coast Highway to the stairway in tower and into parking structure. PC Minutes - 6/22/88 -10- (0993d) 1 d. Provide Fire Department fire lane on east side of tower. e. Redesign parking layout to the maximum extent feasible to keep tandem (valet) parking away from the main drive aisle. f. Provide two additional handicapped designated parking spaces for a total of eight. 2. Prior to issuance of building permits, the following shall be completed: a. A Landscape and Irrigation Plan in accordance with the Downtown Design Guidelines shall be submitted to the Department of Community Development and Public Works for review and approval. b. A Rooftop Mechanical Equipment Plan indicating screening (architecturally compatible with the building) of all rooftop mechanical equipment delineating the type of material proposed to screen said equipment shall be reviewed and approved by the Community Development Department. c. A detailed soils analysis shall be prepared by a registered Soils Engineer and together with a grading plan shall be submitted to the Public Works Department for review and approval. 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. d. Pursuant to Article 87 of the Huntington Beach Fire Code, a fire protection plan shall be submitted to and approved by the Fire Marshal. This plan shall include, but not be limited to: (1) Phased installation of fire sprinkler system. (2) On -site security during construction. (3) On -site roadways and streets shall be improved to an all-weather driving surface prior to combustible construction. (4) Fire Department access. e. Final Tract Map for the subject site shall be accepted by the City Council. f. A copy of the revised plan pursuant to Condition No. 1 of this report as record for the conditional use permit file shall be submitted. PC Minutes - 6/22/88 -11- (0993d) go- In order to properly size the drainage system for the entire Waterfront development project, a hydrology/hydraulic analysis shall be completed for the tributary area to the Atlanta Avenue storm drain pump station. If any remedial measures to either the existing drainage system or pump station are deemed necessary, they shall be completed at the appropriate phase of the Master Plan. h. A plan for the perimeter pedestrian link/Public sidewalk shall be reviewed and approved,by the Departments of Community Development and Public Works. i. A shadow study of the proposed tower shall be prepared and reviewed by the Planning Commission. 3. The following Public Works Department requirements shall be complied with: a. Walnut Avenue shall -be constructed to full width including the median improvements from Huntington Street to the tract's southeasterly boundary. b. Huntington Street improvements shall be constructed to Public -Works -:standards: c. The developer shall design and construct the connection between.Huntington Street -Walnut -Avenue and the existing Huntington,Street alignment. d. The developer -shall install the required traffic signal conduit at the intersection of Walnut and Huntington. e. The traffic signal at Pacific Coast Highway and Huntington Street shall be relocated per City and CalTrans standards. f. All Pacific Coast Highway improvements shall meet CalTrans criteria. g. The connection to -.either the 24 inch or 54 inch O.C.S.D. trunks in Pacific.Coast Highway or the beach parking lot, respectively,, shall be approved by the O.C.S.D. h. An underground drainage system from Tract 9580 to the west side of Walnut/Huntington shall be constructed per Public Works standards. PC Minutes - 6/22/88 -12- (0993d) i. Off -site water mains shall be constructed from Olive Avenue/Third Street to the project site. If Walnut Avenue is constructed from Lake Street to Huntington Street in conjunction with this tract, an 18 inch main is necessary in Walnut Avenue and 12 inch mains in Pacific Coast Highway, Lake and Huntington. Otherwise, an 18 inch main shall be constructed in Olive/Third/Lake/Pacific Coast Highway, and 12 inch mains in Huntington Street (Pacific Coast Highway to Walnut) and Walnut Avenue (Huntington Street to the southeasterly tract boundary) or another route location as deemed acceptable by the Public Works Department to serve the project site. j. Landscaping (including public right-of-way) shall be installed per the downtown guidelines and maintained by the developer/hotel operator. k. On -site public water facilities shall be located in vehicular accessways and dedicated to the City. 1. Any enhanced street materials and landscape improvements shall be per the Downtown Design Guidelines and approved by the Departments of Community Development and Public Works. 4. The following Fire Department requirements shall be complied with: a. Water main system shall be upgraded to provide a needed fire flow of 5,000 GPM. b. Fire hydrants shall be located subject to Fire Department requirements. c. Project shall be protected by an automatic fire sprinkler system throughout all buildings and parking structures. The tower building shall also meet all state and local - codes pertaining to high-rise buildings. d. Project shall have a fire alarm system designed to Fire Department requirements. e. Fire hydrants or other source of fire flow acceptable to the Fire Department shall be installed and operable prior to commencing combustible construction. 5. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department., 6. Low -volume heads shall be used on all spigots and water faucets. PC Minutes - 6/22/88 -13- (0993d) 7. 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'. 8. 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. 9. A planned sign program for all phases shall be approved for all signing. Said program shall be approved prior to the first sign request. 10. Prior to issuance of Certification of Occupancy, an affordable housing plan shall be submitted and approved as follows: a. Said Plan shall comply with California State Government Code Section 65590 ("Mello"Bill) with regard to required replacement of affordable housing. The existing dwelling units located in the Phase_I project area, currently occupied by persons or families earning 120% or less than the current Orange County median annual income, shall be replaced on a one-to-one basis on site, or within three miles -of the coastal zone, within three (3) years of removal or destruction of the unit. (This condition does not preclude the replacement requirements of Section 65590 from being nested with other mandated replacement requirements ,that may apply to the project [i.e., California Community Redevelopment Law]); and b. Said plan shall comply with California Community Redevelopment law, Article 9, with regard to required replacement and inclusionary affordable housing. The existing-dwelling'units located in the Phase I project area, currently occupied by persons.or families earning 120%or less than the current Orange County median annual income, shall be replaced on a one-to-one basis on site, within the redevelopment project area, or within the territorial jurisdiction of the Redevelopment Agency, within four (4)-years of destruction or removal of the unit from the Waterfront project area. (This condition does not preclude the replacement requirements of Article 9 from being nested with other mandated replacement requirements that may apply to the project [i.e., Mello Bill replacement requirements]). ll. . All Conditions of Approval of Supplement Environmental Impact Report No. 82-2 pertinent to this project shall be complied with. PC Minutes - 6/22/88 -14- (0993d) 12. Once a year for two years following the issuance of Certificate of Occupancy for the hotel, a traffic study shall be completed by the applicant and -,reported to the Planning Commission for review. The study shall include a survey of the parking area usage on an hourly basis (7:00 AM to 10:00 PM) for one -week during a peak seasonal period (Monday through Sunday) analysis of the self and valet parking system, and consideration of original technical assumptions. If the conclusions of the study indicate that a parking shortfall exists, the property owner shall be responsible for providing additional parking as determined by the Planning Commission for sole use by the hotel on the adjoining Phase II site. This can be achieved either by providing interim surface parking on the Phase II site until construction of the health club and/or by including hotel parking within the Health Club facility and providing a physical connection between the two parcels for reciprocal access. 13. This Conditional Use Permit shall not become effective until Zone Change No. 87-7 (Impact of Conversion Report and Relocation Assistance Plan) and Precise Plan of Street Alignment No. 88-1 have been approved by the City Council and are in effect; and a Conceptual Master Site Plan for District 9 has been approved by the Planning Commission. 14. A Mobilehome Acquisition and Relocation Agreement must be approved by the City Council and executed by the Redevelopment Agency, RLM Properties, Ltd. and the Driftwood Beachclub Mobile Homeowners Association, Inc. In the event that the above parties are unable to fianlize such a written agreement, The Waterfront project and all related approvals will not go__ forward without going back to the Planning Commission for full public rehearings as to all matters considered by the Commission with regard to The Waterfront project. The Association and its members shall be entitled to participate fully at the rehearings without prejudice. 15. The project shall not be converted for residential condominium or apartment uses. CONDITIONS OF APPROVAL - TENTATIVE TRACT NO, 13045: 1. The tentative map, received and dated February 9, 1988, shall be revised to reflect the following: a. The right-of-way radius at Walnut Avenue and Huntington Street shall be 32 feet. b. Additional right-of-way shall be dedicated on Pacific Coast Highway southeast of Huntington Street to accommodate a right turn lane to be constructed by the developer in conjunction with this tract (width depends upon CalTrans requirements). PC Minutes - 6/22/88 -15- (0993d) 2. The access to the Harbors and Beaches' service road shall be maintained with an approved connection from Walnut Avenue. 3. On -street parking shall be prohibited on all public streets surrounding the project. 4. The on -site sewer system shall be,private. 5. Vehicular access rights to all streets surrounding the tract shall be dedicated to the City except at approved driveway locations. 6. A copy of the Covenants, Conditions and Restrictions (CC&Rs) for the commercial condominium subdivision addressing the conditions herein, shall be submitted for review and approval by the Planning Commission, the Community Development Department and the City Attorney's Office prior to their recordation and ownership of any air space. 7. This Conditional Use Permit shall not become effective until Zone Change,No. 87-7 and Precise Plan of�Street Alignment No. 88-1 have been approved by the City Council and in effect. C-3 PRECISE PLAN OF STREET ALIGNMENT NO. 88-1 APPLICANT: CITY OF HUNTINGTON BEACH Precise Plan of Street Alignment No. 88-1 proposes to align Walnut Avenue between Lake Street and Beach Boulevard. The adopted City Circulation Plan designates this segment of Walnut as a primary arterial. The street will be located approximately 380 feet north of, and roughly parallel to, Pacific Coast Highway, curving slightly northward at the eastern end of the segment to "T" into Beach Boulevard. The extension is approximately 7/10 mile long, intersecting Huntington Street approximately 380 feet north of Pacific Coast -Highway (just north of the bend in Huntington Street). The extension will be 90 feet wide, and will include two travel lanes and a bike lane in each direction as well as a raised median. Although a primary arterial is usually 100 feet in width, a 90 foot width for Walnut was agreed upon by the City in a 1986 agreement with the Huntington Beach Company. The City agreed to accept dedication and install improvements for the portion of Walnut Avenue passing through Huntington Beach Company property between Lake Street and Huntington Street, at.such time as the property develops. The portion of Walnut Avenue between Huntington Street and Beach Boulevard will be constructed should the Waterfront project be approved. The street would be constructed in phases in conjunction with the project phasing, to include the portion between Huntington Street and the eastern edge of Phase 1 with the Phase 1 Hotel, and the remaining segment to Beach Boulevard in conjunction with Phases 2 and 3.. PC Minutes - 6/22/88 -16- (0993d) LJ STAFF RECOMMENDATION: (A) Approve Precise Plan of Street Alignment No.,88-1 and recommend adoption by the City Council subject to (B) and (C) as follows. (B) A recommendation that prior to City Council action on Precise Plan of Street Alignment No. 88-1, that a Mobilehome Acquisition and Relocation Agreement be approved by the City Council, and executed by the Redevelopment Agency, RLM Properties, Ltd. and the Driftwood Beachclub Mobile Homeowners Association, Inc. In the event the above'parties are unable to finalize a written agreement as to the Mobilehome Acquisition and Relocation Benefits, the Waterfront Project and all related approvals will not go forward without going back to the Planning Commission for full public rehearings as to all matters considered by the Commission with regard to the Waterfront Project. The Association and its members shall be entitled to participate fully at the rehearings without prejudice. (C) A recommendation that prior to City Council action on Precise Plan of Street Alignment No. 88-1, that an agreement be entered into by and between the City of Huntington Beach and the owners of Pacific Trailer Park. The agreement shall include the following items: 1. The terms and procedures of acquisition and improvements, both off -site and on -site, necessary for the Walnut Avenue Extension adjacent to Pacific Trailer Park. 2. The forms of assistance to be provided to Pacific Trailer Park residents displaced as a result of the Walnut Avenue Extension. In the event the above parties are unable to finalize a written agreement as to items 1 and 2 above, Precise Plan of. Street Alignment No. 88-1 will not go forward without going back to the Planning Commission for public hearing. PLANNING COMMISSION DISCUSSION: It was felt the if Walnut could study would have ry street would benefit be raised to create to be conducted. circulation. Staff was asked, an overpass. Staff said that a PC Minutes - 6/22/88 -17- (0993d) A MOTION WAS MADE BY SLATES, SECOND BY LIVENGOOD, TO APPROVE PRECISE PLAN OF STREET ALIGNMENT NO. 88-1 AND -RECOMMEND ADOPTION BY THE CITY COUNCIL SUBJECT TO THE RECOMMENDED AGREEMENTS WITH DRIFTWOOD BEACHCLUB MOBILE HOMEOWNERS ASSOCIATION, INC. AND PACIFIC TRAILER PARK, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Silva, Leipzig, Ortega, Higgins NOES: None ABSENT: Kirkland ABSTAIN: None MOTION PASSED AGREEMENTS INCLUDED IN APPROVAL: 1. A Mobilehome Acquisition and Relocation Agreement be approved by the City Council, and executed by the Redevelopment Agency, RLM Properties, Ltd. and the Driftwood Beachclub Mobile Homeowners Association, Inc. In the event the above parties are unable to finalize acwritten agreement as to the Mobilehome Acquisition and Relocation Benefits, the -Waterfront Project and all -related approvals will not go forward without going back to the Planning Commission for full public rehearings as to all matters considered by the Commission with regard to the Waterfront Project. The•Association and its members shall be entitled to participate fully at the rehearings without prejudice. 2. An agreement be entered into by and between the.City of Huntington Beach and the owners of Pacific Trailer Park. The agreement shall include the following items: a. The terms and procedures of acquisition and improvements, both off -site and on -site, necessary for the Walnut Avenue Extension adjacent to Pacific Trailer Park. b. The forms of assistance to be provided to Pacific Trailer Park residents displaced as a result of the Walnut Avenue Extension. In the event the above parties are unable to finalize a written agreement as to items 1 and 2 above, Precise Plan of Street Alignment No. 88-1 will not go forward without going back to the Planning Commission for public hearing. None E. DISCUSSION ITEMS None PC Minutes - 6/22/88 -18- (0993d) 1 1 F. PLANNING COMMISSION INQUIRIES None G. PLANNING COMMISSION ITEMS None H. COMMUNITY DEVELOPMENT ITEMS None I. ADJOURNMENT A MOTION WAS MADE AT 10:45 PM BY LIVENGOOD, SECOND BY ORTEGA, TO ADJOURN TO THE REGULARLY SCHEDULED MEETING AT 7:00 PM, WEDNESDAY, JULY 6, 1988, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Silva, Leipzig, Ortega, Higgins NOES: None ABSENT: Kirkland ABSTAIN: None MINUTES APPROVED: 1 t Mike Adams, Secretary G lily/ - 43�2 - 2: Victor Leipzig, Clfarn PC Minutes - 6/22/88 -19- (0993d)