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HomeMy WebLinkAbout1989-04-18APPROVED 5/16/89 MINUTES HUNTINGTON BEACH PLANNING COMMISSION APRIL 18, 1989 REGULAR MEETING - 7:00 PM Council Chambers - Civic Center 2000 Main Street Huntington Beach, California PLEDGE OF ALLEGIANCE P P P P P ROLL CALL: Slates, Kirkland, Williams, Bourguignon, Ortega P P Mountford, Leipzig A. CONSENT CALENDAR None B. ORAL COMMUNICATIONS Diane Boom, 6712 Shire Circle, requested follow-up on the weed abatement program in the Goldenwest area. She said it was her understanding a "Stop Work Order" had been issued and reported that grading/scraping was presently being conducted in the area. C. PUBLIC HEARING ITEMS C-1 CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP 13714/CONDITIONAL USE PERMIT NO. 88-36/CONDITIONAL EXCEPTION (VARIANCE) NO. 89-10 APPLICANT: CETECH ENGINEERING LOCATION: 660 feet north of Garfield Avenue and 660 feet east of Edwards Street. The Planning Commission, at the April 4, 1989 meeting, conceptually approved the subject applications. The adoption of final findings and conditions of approval was continued to April 18, 1989, to allow the applicant to submit more detailed plans and to allow staff to formulate a thorough set of conditions. The Subdivision Committee reviewed the revised Tentative Tract and conditions of approval on April 11, 1989, and recommended approval of the project. STAFF RECOMMENDATION: Approve the findings and conditions of approval for Tentative Tract 13714, Conditional Use Permit No. 88-36 and Conditional Exception (Variance) No. 89-10 as suggested by staff. THE PUBLIC HEARING WAS OPENED Diana Boom, 6712 Shire Circle, said she would like assurance that all conditions of approval will be complied with and that no additional variances will be granted to the applicant. There were no other persons present to speak for or against the conditions and the public hearing was closed. Staff explained the added condition of approval requested by the Water Department requiring satisfactory completion of the distribution and operating system of the Reservoir Hill booster station before issuance of occupancy permits. A MOTION WAS MADE BY SLATES, SECOND BY WILLIAMS, TO APPROVE CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP 13714, CONDITIONAL USE PERMIT NO. 88-36 AND CONDITIONAL EXCEPTION (VARIANCE) NO. 89-10, WITH ADDED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Slates, Kirkland, Williams, Bourguignon, Ortega, Mountford, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED PC Meeting - 4/18/89 -2- (2629d) FINDINGS FOR APPROVAL - TENTATIVE TRACT N0. 13714: 1. The size, depth, frontage, street width, and other design features of the proposed subdivision for the 30 lot subdivision are in compliance with the standard plans and specifications on - file with the City as well as in compliance with the State Subdivision Map Act and the supplemental City Subdivision Ordinance. 2. The property was previously studied for this intensity of land use at the time that the General Plan designation of Estate Residential (4 units per gross acre) was implemented. 3. The topography of the site is suitable for the proposed density of 3 units per gross acre. 4. Tentative Tract No. 13714 for 30 single family estate lots is consistent with the goals and policies of the Huntington Beach General Plan. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 89-10: 1. There are exceptional or extraordinary circumstances or conditions applicable to the land, buildings or premises involved that do not apply generally to other property or uses in the district, because a collector street runs through the property. 2. The granting of a conditional exception to reduce lot width from 45 feet to a minimum 20 feet on 5 lots and to exceed the 2 foot cut and fill limitation by allowing a maximum 5 foot cut and fill on 9 lots'is necessary to preserve substantial property rights. 3. The granting of Conditional Exception (Variance) No. 89-10 for reduced lot width on Lots 3, 8, 12, 21, 23 and 27 and to exceed 2 foot cut and fill limitation on Lots 1, 10, 18, 20, 23, 24, 25, 26 and 30, will not be materially detrimental to the public health, safety and welfare, or injurious to the conforming land, property, or improvements in the neighborhood. 4. The granting of this conditional exception from the Ellis-Goldenwest Specific Plan will not defeat the general purposes or intent of the code which is to maintain on -street parking and maintain natural topography. Extra parking will be provided on -site for lots with reduced frontage, and additional cut and fill will be minimal. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO, 88-36: 1. The location, site layout, and design of the 30 proposed single family homes properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. PC Meeting - 4/18/89 -3- (2629d) 2. The combination and relationship of one proposed to another on the site are properly integrated. 3. The access to and parking for the proposed 30 single family homes does not create an undue traffic problem. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO 88-36: 1. The conceptual site plan received and dated March 30, 1989, shall be the conceptually approved layout, with the following modifications: a. Maximum of 30 lots shall be shown. b. Road alignments shall be subject to approval by the Departments of Community Development and Public Works. c. Floor plans and elevations shall be subject to approval by the Community Development Department. d. The conceptual site plan shall be revised to show: (1) All cul-de-sac right-of-way radiuses, 41 feet minimum. (2) Designate equestrian trails, landscaping easements, walkway areas on all streets, including 5 foot wide pedestrian walkways on private streets, 8 foot wide equestrial trail (Lot G). (3) Lot D shall extend around southeast corner of Lot 30. (4) Driveway cuts at the street shall be a maximum 20 foot wide. (5) Quarterhorse shall have a 42 foot wide right-of-way. e. An average 80 foot wide open space corridor easement shall be delineated along the northern portion of Lots 23 and 24. Within the open space corridor a 20 foot wide equestrian trail shall be shown and dedicated to the City pursuant to the Draft Ellis-Goldenwest Specific Plan. 2. Prior to submittal for building permits, the applicant/owner shall complete the following: a. Submit three copies of the site plan to the Planning Division for addressing purposes. If street names are necessary, submit proposal to Fire Department for review and approval. b. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units; and low -volume heads shall be used on all spigots and water faucets. PC Meeting - 4/18/89 -4- (2629d) 1 C. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department and indicated on the floor plans. d. Elevations shall depict colors and building materials proposed. e. 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. f. The site plan or reference page shall include all conditions of approval imposed on the project printed verbatim. g. The three onsite deposits of shell and lithic material detected during the reconnaissance completed for EIR No. 88-2 shall be subjected to test excavation. The test excavation shall be performed prior to the issuance of future grading permits (including any rough grading work) and shall have the following goals: To determine whether the material represents in situ archaeological deposition or redeposited material from elsewhere. To determine the significance of the deposits if they prove to be in situ material. - To formulate appropriate mitigative recommendations if the deposits prove to be in situ archaeological material. - To prepare site records for filing with the Archaeological Survey if the deposits prove to be in situ. 3. Prior to issuance of building permits, the applicant/owner shall complete the following: a. Submit copy of the revised site plan, as well as floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file. PC Meeting - 4/18/89 -5- (2629d) b. A Landscape Construction Set must be submitted to the Departments of Community Development and Public Works (including Water Division) and must be approved. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect and which includes all proposed/existing plant materials (location, type, size, quantity), an irrigation plan, a grading plan, an approved site plan, and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with Section 9608 and the Ellis-Goldenwest Specific Plan. The set must be approved by both departments prior to issuance of building permits. Any existing mature trees that must be removed shall be replaced at a 2 to 1 ratio with minimum 36-inch box trees, which shall be incorporated into the project's landscape plan. Landscape plantings and signs shall be limited in height in the vicinity of project driveways to assure good visibility. Extensive landscaping shall be included around homes to provide shading. Landscape plans for the project shall include a maintenance program which controls the use of organophosphates and pesticides onsite. This program shall minimize long-term impacts upon water quality and shall be approved by the City and reviewed by the Regional Water Quality Control Board. All landscape plans shall be consistent with the standards of the proposed Specific Plan for preserving or replacing vegetation onsite. Refer to mitigation measures'5 and 6 in Section 3.1 and mitigation measure 4 in Section 3.2 in EIR No. 88-2. City required landscaping for proposed tracts shall consist of low water demand (drought -tolerant) species. Irrigation systems which minimize water waste shall be used to the greatest extent possible. Such measures should involve such features as the following: (1) Raised planters and-berming in conjunction with closely spaced low volume, low angle (22-1/2 degree) sprinkler heads. (2) Drip irrigation. (3) Irrigation systems controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses. (4) The use of reclaimed water for irrigated areas and equestrian trails. The project -developers shall connect to the Orange County Waste District's "Green Acres" system of reclaimed water should this supply of water be available. Separate irrigation services shall be installed to ease this transition. PC Meeting - 4/18/89 -6- (2629d) u Should the developer provide landscaping for the proposed tract, the following measures shall apply: (1) Use mulch extensively in all landscaped areas. Mulch applied on top of soil will improve the water -holding capacity of the soil by reducing evaporation and soil compaction. (2) Use pervious paving material whenever feasible to reduce surface water runoff and aid in ground water recharge. (3) Control slopes and grades to discourage water waste through runoff. (4) Minimize use of lawns and utilize warm season, drought tolerant grasses. c. A grading plan shall be submitted to the Department of Public Works for review and it must be approved (by issuance of a grading permit). A plan for silt control for all water runoff from the property during construction and initial operation of the project may be required if deemed necessary by the Director of Public Works. No grading activities or development shall be allowed within areas encompassing Specific Plan designated natural swales onsite (refer to Exhibit 8 in the Ellis-Goldenwest Specific Plan). Detailed grading plans shall be submitted to and approved by the Planning Department prior to the issuance of grading permits. Such plans shall show all natural swales within the proposed tract and the areas to be graded. Grading shall avoid sharp angles while enhancing the natural terrain. Cut and fill procedures shall be set forth in accordance with the requirements of the Specific Plan. Erosion control plans shall include measures such as the following: Diversion of offsite runoff away from the construction site; Prompt revegetation of proposed landscaped areas; Perimeter sandbagging or temporary basins to trap sediment; and Regular sprinkling of exposed soils during construction phases. Grading shall be limited to two feet of cut and two feet of fill for an overall grade differential of four feet. e. All applicable Public Works fees shall be paid. f. Final Tract Map shall be accepted by the City Council, recorded with the Orange County Recorder and a copy filed with the Department of Community Development. g. Hydrology/hydraulic studies shall be approved by the Public Works Department. Drainage within the tract shall be conveyed in a manner approved by the Public Works Department. PC Meeting - 4/18/89 -7- (2629d) h. The applicant shall demonstrate in a manner satisfactory to the City, that service vehicle access to all remaining operating oil wells offsite shall not occur through existing or proposed residential tract. i. All public improvements and design criteria shall be to City standards and in accordance with the requirements of the Specific Plan, City design guidelines, and other City design criteria. j. The developer shall contribute to the City-wide Fee Assessment Program if this program is in place at time of development. k. The applicant shall submit an acoustical analysis of the proposed development, prepared under the supervision of an acoustical engineer. Potential noise sources to be analyzed shall include traffic -generated noise, helicopter overflight and noise resulting from operation of onsite oil wells. The analysis shall include a discussion of the potential need for noise attenuation measures and/or noise barriers around oil wells. This analysis shall be submitted to and approved by the Planning Department. If noise barriers are to be required, an acoustical engineer shall review the barrier plans to assure acceptable noise reductions and compliance with the City's Noise Ordinance. 1. Structural designs shall fit the natural land forms to the greatest extent possible by implementing the use of retaining walls, split level and platform structures where appropriate. m. All structures shall be designed in accordance with the seismic design provisions of the Uniform Building Codes or Structural Engineers Association of California to promote safety in the event of an earthquake. n. Additional studies shall be done to assess the actual number and locations of all the wells drilled on the project site. This study shall include whether these wells were abandoned in compliance with the appropriate regulatory guidelines. All wells not properly abandoned shall be abandoned per the appropriate regulatory guidelines. o. The applicant shall provide school fees to mitigate conditions of overcrowding.as part of building permit .application. These fees shall be based on the fee schedule in effect at the time of building permit application. p. The applicant shall provide developer fees to provide a neighborhood park in the quartersection. PC Meeting - 4/18/89 -8- (2629d) u q. To reduce the proposed projects impacts on waste disposal facilities, project designs shall develop a means of reducing the amount of waste generated both during construction and when the project is in use. The waste reduction program shall be approved by the Planning Director prior to issuance of building permits. Potential ways of reducing project waste loads include implementation of recycling programs, and use of low maintenance landscaping (i.e., native vegetation instead of turf). r. Building permits shall not be approved for development for the subject property unless the City Engineer has determined that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. 4. The Public Works Department requirements are as follows: a. The sewers in private streets shall be privately maintained. b. The existing public sewer main at the north property line (in the existing open space corridor) shall be extended through the tract to locations approved by the Department of Public Works and shall accommodate flows by future developments tributary to this main. Any sewer easements necessary shall be dedicated to the City. c. Approved underground drainage facilities shall be constructed and sized to accept off -site flows. Easements may be necessary. d. All storm drain facilities (except those draining public streets) shall be privately maintained. e. Drainage flows from the project onto adjacent properties shall be discharged per a method approved by the Public Works Department. f. All water facilities shall be dedicated to the City. g. All vehicular access rights to Quarterhorse Lane and the north -south collector shall be dedicated to the City, except at Lot 23 as approved by the Department of Public Works. h. All equestrian trails shall be dedicated to the City. The Master Homeowner's Association shall be responsible for maintenance and liability of trails, the landscaped areas along the public street, and the drainage swales. PC Meeting - 4/18/89 -9- (2629d) i. All street lights shall be Southern California Edison "colonial type". j. The developer shall obtain written permission from the OCSD to sewer to its Slater Avenue facilities prior to recordation of the final map. k. The developer shall construct all improvements within the tract boundary for the north -south collector as required by the future precise planned street (Lot "F"), as required by the City Engineer. 1. The developer shall accept all off -site drainage tributary to the tract and convey it through the project in a manner approved by the Public Works Department. The developer shall pay connection fees to either CSD No. 3 or CSD No. 11, whichever is higher at the time of connection to County Trunk lines. M. Precise hydrologic and drainage studies shall be prepared prior to recordation of the final map. These studies shall provide mitigation programs to minimize the runoff impacts on developed and undeveloped properties adjacent to developing tracts. All devices, drains, etc. proposed shall be designed in accordance with the City of Huntington Beach and County of Orange standards. The drainage plan shall include an analysis of runoff impacts to surrounding properties, increases in the quantities of water, increases in water volume flow speed, impacts to downstream receptors, locations of grease traps, siltation control, off -site erosion, and any other information required by the City Engineer. Site plans and hydrology studies shall comply with the Specific Plan standards. These standards shall restrict development that blocks that portion of the swale needed to accommodate runoff from the 100-year storm. n. Prior to issuance of grading permits, construction of the culvert under Ellis Avenue shall be underway. Prior to final building inspection of the first building, Ellis Avenue and the drainage culvert under Ellis Avenue shall be completed. o. No permits for occupancy (final building permit approval) shall be issued until the Reservoir Hill Booster Station and distribution system are complete and operating to the satisfaction of the City Water Department. The developer shall adopt further mitigation efforts approved by the Water Department to reduce peak hour demands. PC Meeting - 4/18/89 -10- (2629d) p. The developer shall construct a water main from Quarterhorse Lane to Garfield Avenue within the proposed north -south collector street (Lot "F"). Paved vehicular access shall be provided over the water main. The water system shall be sized per Water Division requirements. A minimum 10 foot wide water easement dedicated to the City is necessary until the collector street is constructed. Other approved connection may be permitted subject to Public Works approval. q. The internal collector street shall be designed to be aligned around topographical features and avoid crossing the natural swales where possible. r. Prior to construction of future development, alluvium residual soils and fill soils shall be removed in the areas that will receive fill or other surface improvements down to native and/or competent materials and recompacted. Additional studies shall be done prior to the approval of future grading permits to determine native elevations and evaluate the extent of compressibility of the soils for structural design purposes. These studies shall be reviewed and approved by all appropriate departments at the City of Huntington Beach. S. Prior to the issuance of future grading permits, grading plans shall demonstrate that three or more feet of expansive clays shall be removed beneath structural loads and replaced with low expansive soils. Special foundations shall be designated to tolerate the nature of the expansive soils. Additional studies shall be done to delineate the actual locations and expansion potential of the soils as well as for structural design purposes. t. Should Quaternary non -marine terrace deposits be identified in required future soil studies, the following condition shall apply: Additional subsurface investigations shall be performed prior to the issuance of future grading permits to analyze the slope stability of the Quaternary non -marine terrace deposits, to provide design criteria for earthwork construction, and to assess the rippability of onsite soils. u. All grading plans shall incorporate subdrains that shall be placed beneath the fill soils or an equal means of protection as determined by the City Engineer. Additional studies shall be done to evaluate ground water depth and moisture zones. V. Prior to the issuance of future grading permits, grading plans shall demonstrate that alluvial soils shall be removed in the areas that will receive fill or foundation loading down to competent materials and recompacted. Additional studies shall be done to evaluate the extent of liquefaction of the soils for structural design purposes. PC Meeting - 4/18/89 -11- (2629d) Additional studies shall be performed on the study area including an EPA priority pollutant scan. Possible unknown hazardous material and the possibility of asbestos associated with the old pumping plant and existing oil production well pipes shall be investigated. W. The developer shall construct the necessary water service lines to individual residences. X. A development fund shall be created to be utilized for the construction of adequate sewerage for the development of the project site. The developer shall pay his "fair -share" towards the construction of adequate sewer facilities to service the site. y. The developer shall pay his "fair -share" towards the construction of necessary drainage culverts. Construction of necessary drainage culverts shall be accomplished by the developer prior to approval of building permits. Z. Prior to approval of building permits, the developer shall construct any necessary detention facilities to reduce the peak run-off from the site to the approval of the City Engineer. 5. Fire Department Requirements are as follows: a. Minimum fire flow for project shall be 2,500 gallons per minute. No single hydrant shall be less than 1,500 GPM. b. Water main shall be looped into another water main; location with the approval of the Water and Fire Departments. c. The base course of asphalt roadways shall be completed prior to the combustible construction framing stage. d. Water mains and fire hydrants shall be completed and operable prior to combustible construction framing. e. Any oil facilities shall be abandoned'pursuant to the oil code. f. No tree wells shall be permitted within cul-de-sac rights -of -way. g. All internal roadways shall comply with the City of Huntington Beach Fire Department's requirements, to provide adequate access for emergency vehicles. h. All construction onsite shall be conformance with 1987 DOG standards related to development of residential dwellings near oil wells. PC Meeting - 4/18/89 -12- (2629d) i. If any unrecorded wells are uncovered or damaged during excavation or grading, DOG shall be notified and remedial cementing operations shall be required as necessary. j. All abandoned or deserted wells and drill sites in the project boundaries must be brought up to current abandonment standards set forth by the D.O.G and the City. All costs of abandonment and r6-abandonment operations shall be the responsibility of the land developer. k. Written approval from the State Oil and Gas Supervisor shall be obtained prior to plugging or abandoning any well onsite. The DOG shall also be notified to witness or inspect all operations specified in the approval of any notice. 1. All abandoned and re -abandoned wells underneath or within ten (10) feet of a structure shall be vented through an exterior wall to the roof line of the structure, as approved by the City's Consulting Geologist. M. If the City Fire Department finds it necessary, the applicants shall have a Fire Risk Assessment performed. This study shall assess the hazards presented by the oil wells located onsite and define the level of risk from these hazards with respect to life and property. The assessment shall be approved by the City Planning Department and Fire Department. All recommended mitigation measures presented in the assessment shall be incorporated into the design of future tract maps and site plans. n. Fire access lanes must be provided and kept unobstructed to prevent adverse impacts on fire protection from ongoing oil production hazards. o. If during the Fire Department's plan check it becomes evident that fireground operations will become impeded, the department will impose mitigation measures such as automatic sprinkler systems, alarm systems, access roads, etc. 6. Lots with less than the minimum 45 foot lot frontage shall provide additional parking on -site (excluding tandem spaces in front of garage). (Lot Nos. 3, 8, 12, 21, 23, 27) 7. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 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. PC Meeting - 4/18/89 -13- (2629d) 9. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 10. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site; b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05% by weight) for construction equipment;' d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. f. Comply with all rules and regulations of the SCAQMD. g. Restrict major grading to times when soil moisture is optimum to control dust. 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. Prior to final building permit approval the following shall be completed: a. Final inspection for occupancy will not be done until Ellis Avenue and the drainage culvert under Ellis Avenue are completed. b. All improvements (including landscaping) to the property shall be completed in accordance with the approved plans and conditions of approval specified herein. C. Compliance with all conditions of approval specified herein shall be accomplished. d. A fence in accord with the design guidelines shall be erected on either side of all onsite horse trails to separate this use from other onsite uses. e. All future developers within the quartersection shall be responsible for installation of their "fair share" of perimeter landscaping. Determination of "fair share" shall be made by the Planning Department. Perimeter landscaping shall be installed prior to final building inspection for each particular development. Maintenance and ownership for the landscaped perimeter shall be the responsibility of the Master Homeowners Association (HOA). PC Meeting - 4/18/89 -14- (2629d) f. Prior to the approval of future final tract maps, the proposed height of street lights onsite shall be approved by the Planning Director and Public Works Director. g. Prior to the approval of future final tract maps, all exterior lighting shall be approved by the City of Huntington Beach Planning Department and City Engineer. 13. This Conditional Use Permit and Conditional Exception shall not become effective until the Ellis-Goldenwest Specific Plan has been approved by the City Council and -in effect. Should revisions to the Plan by City Council require revision of the Conditional Use Permit and Conditional Exception, said changes shall be incorporated and brought back to the Planning Commission pursuant to a public hearing for reconsideration prior to issuance of building permits. 14. As required in the Public Services and Utility section of EIR No. 88-2, all new Utility lines, including but not limited to, electric, telephone, street lighting and cable television, shall be placed underground within all areas. The applicant shall be responsible for complying with this requirement and shall make the necessary arrangements with the utility companies for the installation of such facilities. 15. Landscaping and future homes shall be designed so as to minimize visual impacts on adjacent parcels. Special consideration shall be given to orientation of the project's residences (i.e., windows and decking) so as to respect the privacy of adjacent and nearby homes. 16. Residences shall not face offsite oil wells and tanks; on -site oil wells shall be screened pursuant to the Huntington Beach Municipal Code. 17. The project design shall comply with standards set forth in Title 24 to minimize total consumption of energy. 18. Energy efficient lighting shall be used throughout the project. 19. Pool heating units may include those which are solar powered. 20. Individual homes shall be designed (through siting and orientation of buildings) to maximize passive solar heating and cooling opportunities to the extent feasible. 21. No new residential units shall be permitted within 25 feet of a gasoline engine -powered pump unless a noise study prepared by an acoustical engineer demonstrates that barriers and/or other noise attenuation measures (such as conversion of gasoline -powered motors to electric) can ensure noise levels are consistent with the City's Noise Ordinance Standards. PC Meeting - 4/18/89 -15- (2629d) 22. Site plans shall be consistent with the Specific Plan in preserving area -wide natural drainage patterns, preserving and enhancing the goals, objectives and policies of the General Plan Open Space Element associated with the natural swales. 23. If during construction activities contamination from hazardous substances, including pesticides and oil field wastes, are found to exist or if a potential exists for water quality impacts, the Orange County Health Care Agency, Waste Management Section, should be contacted for oversight of mitigation activities. 24. All future ground.disturbing activity within the quartersection shall be monitored by a qualified archaeologist. If in situ archaeological deposits are encountered, the archaeologist shall be empowered to halt or redirect the ground disturbing activity until proper recovery action can be accomplished. 25. All outdoor lighting shall be consistent with the standards established by the Specific Plan to minimize offsite light intrusion. 26. All outdoor lighting shall be hooded and directed downward to minimize direct light and glare impacts on public rights -of -way and surrounding properties. 27. Street lighting shall consist of low pressure sodium lighting. and shall be consistent with the City street lighting standards. 28. Addresses shall be well marked to facilitate response by police officers and emergency personnel. 29. The following -water conservation measures shall be implemented as required by state law: a. Low -flush toilets. b. Low -flow showers and faucets. C. Insulation of hot water lines in water recirculating systems. d. Compliance with water conservation provisions of the appropriate plumbing code. 30. Interior water conservation measures shall be utilized. Low -flow plumbing fixtures and water pressure regulators to limit down -stream pressure to a maximum of 60 psi shall be installed. 31. The developer shall provide information to occupants regarding benefits of low water use landscaping and sources of additional assistance in selecting irrigation and landscaping. PC Meeting - 4/18/89 -16- - (2629d) 32. Building construction shall comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code. 33. It is strongly recommended that the developer consult with the Southern California Gas Company During the building design phase for further energy conservation measures. 34. It is strongly recommended that the developer consult with SCE during the building of design phase for further energy conservation measures. 35. The developer shall submit GTE building plans which will enable GTE to assess the improvements necessary to provide service to the project site. CONDITIONS OF APPROVAL - TENTATIVE TRACT 13714: 1. The tentative tract map received and dated March 30, 1989, shall be the conceptually approved layout, subject to changes indicated in Condition No. 1 of Conditional Use Permit No. 88-36. 2. Prior to recordation of the Final Map, the developer shall obtain written permission from the Orange County Sanitation District to sewer to its Slater Avenue facilities. 3. Precise hydrologic and drainage design studies shall be prepared prior to recordation of the Final Map, pursuant to Condition 4.m of Conditional Use Permit No. 88-36. 4. At least 60 days prior to recordation of the final tract map, CC&R's shall be submitted to and approved by the City Attorney and the Department of Community Development. The CC&R's shall reflect the maintenance of all walls and common landscape areas by the Homeowners' Association. The CC&Rs shall also reflect all conditions of approval for Conditional Use Permit No. . 88-36, Conditional Exception (Variance) No. 89-10 and Tentative Tract No. 13714, and participation in the Master Homeowner's Association for the quartersection. All potential buyers and renters of onsite residences shall be notified of the effects resulting from onsite and offsite oil production activities. The notification shall state the frequency and locations of maintenance and service operations. The notification shall indicate that noise levels from oil activities may also significantly increase during these times. The CC&Rs shall also provide full disclosure to all potential homeowners within each tract shall be provided regarding the potential for noise generated by oil wells and helicopter overflights within the area (as identified by required acoustical analysis). PC Meeting - 4/18/89 -17- (2629d) 5. This Tentative Tract shall not become effective until the Ellis-Goldenwest Specific Plan has been approved by the City Council and in effect. Should revisions to the Plan by City Council require revision of the Tentative Tract, said changes shall be incorporated and brought back to the Planning Commission pursuant to a public hearing for reconsideration prior to issue of building permits. C-2 CONDITIONAL USE PERMIT NO 88-16 WITH SPECIAL PERMITS/ TENTATIVE TRACT 13269/TENTATIVE TRACT 13270/CONDITIONAL EXCEPTION (VARIANCE) NO. 89-12 (CONTINUED FROM APRIL 4 1989 PLANNING COMMISSION MEETING APPLICANT: THE DAHL CO. LOCATION: Southeast !�corner of Edwards Street and Ellis Avenue Conditional Use Permit No. 88-16 with a special permit, Tentative Tract 13269 and Tentative Tract 13270 is a request to permit a 26 lot subdivision on a 10 gross acre parcel. The applicant has eliminated two of the three original special permit requests. Due to topographical constraints, the applicant has requested Conditional Exception (Variance) No. 89-12,in order to exceed the maximum 2 foot cut and fill provision contained in the Draft Ellis-Goldenwest Specific Plan. The project has.been reviewed in accord with the provisions,of the Draft Ellis-Goldenwest Specific Plan. This project is covered by Environmental Impact Report No. 88-2. STAFF RECOMMENDATION: Approve Conditional Use Permit No. 88-16.with one special permit Tentative Tract 13269, Tentative Tract.13270 and Conditional Exception (Variance) No. 89-12 with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED Debbie Cook, 6692 Shetland, spoke in,support of the development and stated since the homes in.the area have enough parking in the driveways for six cars she would like to see on -street parking eliminated by constructing landscaped islands (medians) and is definitely opposed to sidewalks in the development. She also requested that the Commission require all proposed projects be completed before starting new developments. David Dahl, applicant, spoke in support of the project. landscaped medians on the local private street are being on the street closest to Ellis Avenue, intersecting the street. He said introduced collector 1 PC Meeting - 4/18/89 -18- (2629d) 1 f� Diana Boom, 6712 Shire Circle, spoke in support of the development and expressed concern regarding the number of vehicles present as a result of construction. She would like to see the traffic mitigated. She suggested closing the streets to through traffic during construction, especially Quarterhorse Lane. John Fisher, Country View Estates, also spoke in support of the development and support of islands in the streets. He feels it would present a pleasing visual barrier and would allow children to play in the streets safely. Carrie Thomas, 6642 Trotter Drive, urged the Commission to support "no on -street parking" and "no sidewalks". There were no other persons present to speak for or against the project and the public hearing was closed. Commissioner Williams spoke in opposition to the development containing no sidewalks. He feels all single family developments, regardless of the location, should be'required to have sidewalks. The Commission agreed that access should be limited to Ellis Avenue only during construction with Quarterhorse Lane remaining blocked. A MOTION WAS MADE BY ORTEGA, SECOND BY SLATES, TO APPROVE CONDITIONAL USE PERMIT NO. 88-16 WITH SPECIAL PERMITS, TENTATIVE TRACT 13269, TENTATIVE TRACT 13270, AND CONDITIONAL EXCEPTION (VARIANCE) NO. 89-12 WITH FINDINGS AND ADDED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Slates, Kirkland, Bourguignon, Ortega, Mountford, Leipzig NOES: Williams ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO 88-16: 1. The location, site layout, and design of the proposed 26 lot subdivision properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. 2. The combination and relationship of one proposed to another on a site are properly integrated. 3. The access to and parking for the proposed 26 lot subdivision does not create an undue traffic problem. PC Meeting - 4/18/89 -19- (2629d) FINDINGS FOR APPROVAL - SPECIAL PERMIT: 1. The following special permit promotes a better living environment by adapting the Ellis-Goldenwest Specific Plan requirements, which are compatible with the surrounding area: a. Reduce 30 foot frontyard.setback to 27 feet (10 percent reduction) on 19 lots. 2. The requested special permit provides for maximum use of aesthetically pleasing types of architecture, landscaping, design and building layout by creating building undulation along the street scene. 3. The requested special permit will not be detrimental to the general health, welfare, safety and convenience, nor detrimental or injurious to the value of property or improvements of the neighborhood or of the City in general. 4. The requested special permit is consistent with the objectives of the Ellis-Goldenwest Specific Plan standards in achieving a development adapted to the terrain and compatible with the surrounding environment. FINDINGS FOR APPROVAL CONDITIONAL EXCEPTION (VARIANCE) NO. 89-12: 1. There are exceptional or extraordinary circumstances or conditions applicable to the land, buildings or premises involved that do not apply generally_to other property or uses in the district. The.8 foot of fill is necessary to provide efficient drainage for Lots 13 and 14 in Tentative Tract 13270. 2. The granting of Conditional Exception (Variance) No. 89-12 for exceeding 2 foot cut and fill is necessary in order to preserve the enjoyment of one or more substantial property rights. 3. The granting of Conditional Exception (Variance) No. 89-12 for exceeding maximum 2 foot cut and fill will not be materially detrimental to the public health, safety and welfare, or injurious to.the conforming (land, property, or improvements) in the neighborhood. 4. The granting of Conditional Exception (Variance) No. 89-12 for exceeding 2 foot cut and fill will not adversely affect the General Plan of the City of Huntington Beach. FINDINGS FOR APPROVAL TENTATIVE TRACT 13269 AND TENTATIVE TRACT 13270• 1. The size, depth, frontage, street width, and other design features of the proposed subdivision for 26 lot subdivision is in compliance with the standard plans and specifications on file with the City as well as in compliance with the State Subdivision Map Act and the supplemental City Subdivision Ordinance. PC Meeting - 4/18/89 -20- (2629d) 2. The property was previously studied for this intensity of land use at the time that the General Plan designation of Estate Residential (3 units per acre) and Ellis-Goldenwest Specific Plan zoning were implemented. i 3. The General Plan has set forth provisions for Estate Residential as well as setting forth objectives for the implementation of this type of use. I 4. The site is physically suitable for the proposed density of 2.6 units per gross acre. 5. Tentative Tract Nos. 13269 and 13270 for a 26 lot subdivision is consistent with the goals and policies of the Huntington Beach General Plan. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT N0, 88-16 WITH SPECIAL PERMIT AND CONDITIONAL EXCEPTION (VARIANCE) NO. 89-12: 1 1. The site plans, floor plans and elevations dated received April 11, 1989, shall be the conceptually approved layout with reduced frontyard setbacks for Lots 1 through 5 and 7 through 12 in Tentative Tract 13269 and Lots 1 through 5, 7, 8, 11 and 12 in Tentative Trct 13270. 2. Prior to submittal for building permits, the applicant/owner shall complete the following: a. Submit three copies of the site plan to the Planning Division for addressing purposes. If street names are necessary, submit proposal to Fire Department for review and approval. b. Depict all utility apparatus, such as but not limited to backflow devices and Edison transformers, on the site plan. They shall be prohibited in the front and exterior yard setbacks unless properly screened by landscaping or other method as approved by the Community Development Director. c. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units; and low -volume heads shall be used on all spigots and water faucets. d. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department and indicated on the floor plans. PC Meeting - 4/18/89 -21- (2629d) e. 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. f. The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. 3. Prior to issuance of building permits, the applicant/owner shall complete the following: a. A Landscape Construction Set must be submitted to the Departments of Community Development and Public Works and must be approved. (1) The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect and which includes all proposed/existing plant materials (location, type, size, quantity), an irrigation plan, a grading plan, an approved site plan, and a copy of the entitlement conditions of approval. The plan must include perimeter landscaping. At all points of entry into the Specific Plan area, additional trees and landscape materials shall be required in accordance with landscape standards set forth in the Draft Ellis- Goldenwest Specific Plan. (2) The set must be approved by both departments prior to issuance of building permits. Any existing mature trees that must be removed shall be replaced at a 2 to 1 ratio with minimum 36-inch box trees, which shall be incorporated into the projects landscape plan. (3) City required landscaping for proposed tracts shall consist'of low water demand (drought -tolerant) species. Irrigation system which minimize water waste shall be used to the greatest extent possible. b. All perimeter landscaping shall be irrigated with a permanent irrigation system. The cost for installation of this system shall be the responsibility of the developers. c. A grading plan shall be submitted to the Department of Public Works for review and it must be approved (by issuance of a grading permit). A plan for silt control for all water runoff from the property during construction and initial operation of the project may be required if deemed necessary by the.Director of Public Works. PC Meeting - 4/18/89 -22- (2629d) 1 d. Hydrology and hydraulic studies shall be submitted for Public Works approval. e. All applicable Public Works fees shall be paid. f. An irrevocable reciprocal access easement between Tentative Tract 13269 and Tentative Tract 13270. A copy of the legal instrument shall be approved by the Community Development Department and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder. A copy shall be filed with the Department of Community Development. g. Final Tract Map Nos. 13269 and 13270 shall be accepted by the City Council, recorded with the Orange County Recorder and a copy filed with the Department of Community Development. h. The applicant shall submit an acoustical analysis of the proposed development, prepared under the supervision of an acoustical engineer. Potential noise sources to be analyzed shall include traffic -generated noise, helicopter overflight and noise resulting from operation of onsite oil wells. The analysis shall include a discussion of the potential need for noise attenuation measures and/or noise barriers around oil wells. This analysis shall be submitted to and approved by the Planning Department. i. The applicant shall demonstrate in a manner satisfactory to the City, that service vehicle access to all remaining operating oil.wells offsite shall not occur through existing or proposed residential tract. i 4. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 5. 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. 6. Installation of required landscaping and irrigation systems shall be completed prior to final inspection of each unit. 7. There shall be no outside uncovered storage of vehicles. 8. buring-construction, the applicant shall: a. Wet down areas in the late morning and after work is completed for the day; b. Use low sulfur fuel (.05% by weight) for construction equipment; PC Meeting - 4/18/89 -23- (2629d) C. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); d. Discontinue construction during second stage smog alerts. e. Water shall be applied to the site twice daily in compliance with SCAQMD Rule.403 (Fugitive Dust Emissions) to mitigate the impact of construction -generated dust particulates. f. Major grading shall occur when soil moisture is optimum to control dust. 9. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. ` 10. Prior to final building permit approval.of the first unit, the following shall be completed: a. All improvements (including landscaping) to the property shall be completed in accordance with the approved plans and conditions of approval specified herein. b. Compliance with all conditions of approval specified herein shall be accomplished.. 11. All potential buyers and renters of onsite residences shall be notified of.the effects resulting from onsite and offsite oil production activities.,. The notification shall state the frequency'and'locations of maintenance and service operations. The notification shall indicate that noise levels from oil activities may also significantly increase during these times. 12. A fence in accord with the design guidelines shall be erected on all onsite horse trails. 13. A STOP sign to control outbound traffic on all quartersection access roadways shall be installed prior to issuance of any residential or equestrian occupancy permits. 14. All construction onsite shall be conformance with 1987 DOG standards related to development of residential dwellings near oil wells. 15. All development onsite shall be in conformance with requirements set forth in Article 79 of the Uniform Fire Code (UFC) as adopted by the City of Huntington Beach and enforced by the Huntington Beach Fire Department and with the City of Huntington Beach Oil Code as adopted by Council Resolution. 7 PC Meeting - 4/18/89 -24- (2629d) 16. Subject to the City Fire Department finds it necessary, the applicants shall have a Fire Risk Assessment performed. This study shall assess the hazards presented by the oil wells located onsite and define the level of risk from these hazards with respect to life and property. The assessment shall be approved by the City Planning Department and Fire Department. All recommended mitigation measures presented in the assessment shall be incorporated into the design of future tract maps and site plans. 17. Full disclosure to all potential homeowners onsite shall be provided regarding the equestrian nature of the community. 18. Fire access lanes must be provided and kept unobstructed to prevent adverse impacts on fire protection from ongoing oil production hazards. 19. The following water conservation measures shall be implemented as required by state law: a. Low -flush toilets. b. Low -flow showers and faucets. C. Insulation of hot water lines in water recirculating systems. d. Compliance with water conservation provisions of the appropriate plumbing code. 20. Building construction shall comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code. 22. The applicant shall consult with the Southern California Gas Company During the building design phase for further energy conservation measures. 23. Conditional Use Permit No. 88-16 and Conditional Exception (Variance) No. 89-12 shall not become effective until the Ellis-Goldenwest Specific Plan has been approved by.the City Council and in effect. Should revisions to the Plan by City Council require revision of the Conditional Use Permit and Conditional Exception, said changes shall be incorporated and brought back to the Planning Commission pursuant to a public hearing for reconsideration prior to issuance of building permits. CONDITIONS OF APPROVAL - TENTATIVE TRACT NOS, 13269 AND 13270: 1. Tentative Tract Map Nos. 13269 and 13270 received and dated April 13, 1989, shall be the conceptually approved layout with the following modifications. Lot frontages shall be modified to comply with the provisions of the Ellis-Goldenwest Specific Plan or the applicant shall process a conditional exception (variance) for reduced lot widths. PC Meeting - 4/18/89 -25- (2629d) a. Quarterhorse Lane typical section and 15 foot wide landscape, equestrian trail, walkway area (Lot A). b. Edwards Street Improvements, including sidewalk, but shall be constructed in conjunction with this tract. The landscaped/equestrian area shall be 25 feet wide. C. Five foot wide private pedestrian easements behind the rolled curb. d. Depict private street profile. 2. Public Works requirements are as follows: a. Tentative Tract 13269 shall be procesed simultaneously with Tentative Tract 13270 in order to construct water loop system,streets. b. As required with Tentative Tract 13269, Ellis Avenue shall be constructed to approved design grades from Edwards Street to Goldenwest Street. A culvert shall be designed and cons .truct'ed .under the roadway to accommodate the flow from the Ellis-Goldenwest quartersection. Also the water main system in Ellis shall be completed. c. Quarterhorse Lane shall remained blocked until completion of construction. Construction vehicle access shall be limited to Ellis Avenue only. d. All grading plans shall incorporate subdrains that shall be placed beneath the'fill soils,or.an equal means of protection as determined by the City Engineer. Additional studies shall be done to evaluate ground water depth and moisture zones. 3. Fire Department Irequirements are as follows: Tract 13269 a. Fire flow is 2,500 GPM for project. Each single hydrant shall be 1,,500 GPM minimum. b. Fire hydrants shall be located pursuant to Fire Department and Public Works specifications. - c. Reservoir Hill Assessment District water lines shall be completed and connected to booster pump prior to release of permits. d. Water mains and fire hydrants shall be completed before the framing stage of construction. PC Meeting --4/18/89 -26- (2629d) 1 1 e. All roads shall be completed to the base course of asphalt before the framing stage of construction. f. Oil facilities shall be abandoned per oil code and Division of Oil and Gas (DOG) specifications. g. All structures exceeding 5,000 gross square feet shall have fire sprinkler systems. Tact 13270 a. Numbers 1 through 7 above apply plus: Lot 10 (flag lot) shall have a fire sprinkler system. 4. Prior to issuance of building permits: a. The City Engineer shall determined that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. b. The developer shall obtain written permission from the OCSD to sewer to its Slater Avenue facilities. C. The developer shall construct any necessary detention facilities to reduce the peak run-off from the site to the approval of the City Engineer. 5. All vehicular access rights to Edwards Street and Quarterhorse Lane shall be dedicated to the City. 6. 'The equestrian trails shall be deducated to the City. The Master Homeowner's Association shall be responsible for the maintenance and liability of the equestrian trails and landsdape area. 7. Street lights on the private streets and Quarterhorse Lane shall be the "colonial type". Edwards Street lights shall be the City's arterial standard. 8. On -site and off -site water mains shall be dedicated to the City. 9. All water facilities shall be constructed per Public Works standards." 10. The sewer system shall be privately maintained in the private streets. 11. The sewer system shall be extended to a point where the property to the south can connect to -it. PC Meeting - 4/18/89 -27- (2629d) 12. Hydrology and hydraulic studies shall be approved by the City. The grading permit will not be issued until the construction of the culvert under Ellis Avenue is started. 13. Final inspection for occupancy will not be done until Ellis Avenue and the culvert under Ellis Avenue are completed. 14. Storm drain facilities (except those draining public streets) shall be privately maintained. 15. A soils report and grading plan shall be submitted to the Public Works Department for approval. 16. Drainage from the project shall be conveyed in a manner approved by the Public Works Department. a. Erosion ; control plans shall include measures such as the following: - Diversion of offsite runoff away from the construction site; - Prompt.revegetation of proposed landscaped areas; - Perimeter sandbagging or temporary basins to trap sediment; and - Regular sprinkling of exposed soils during construction phases. These submeasures shall be,approved by the Regional Water Control Board and the City of Huntington Beach Quality prior to any construction activities. 17. Precise hydrologic and drainage design studies shall be prepared prior to the approval of the final tract maps. These studies shall provide mitigation programs to minimize the runoff impacts on developed and undeveloped properties adjacent to developing tracts. All devices, drains, etc. proposed shall be designed in accordance with City of Huntington Beach and County of Orange standards. The drainage plan shall include an analysis of runoff impacts to surrounding properties-, increases in the quantities of water, increases in water volume flow speed, impacts to downstream receptors,.locations of grease traps, siltation control, on the off -site erosion, and any other information required by the City Engineer. 18. No permits for occupancy shall be issued until the Reservoir Hill Booster Station and distribution system are complete and operating to the satisfaction of the City Water Department. The developer shall adopt further mitigation efforts approved by the Water Department to reduce peak hour demands. PC Meeting - 4/18/89 -28- (2629d) 1 19. At least 60 days prior to recordation of the final tract maps, CC&R's shall be submitted to and approved by the City Attorney . and the Department of Community Development. The CC&R's shall reflect the common driveway access easements, and maintenance of all walls and common landscape areas by the Homeowners' Association. 20. The applicant shall be responsible for installation of their "fair share" of perimeter landscaping. Determination of "fair share" shall be made by the Planning Department. Perimeter landscaping shall be installed prior to final building permit approval for each particular development. Maintenance and ownership for the landscaped perimeter shall be the responsibility of the Master Homeowners Association (HOA) which shall be established prior to recordation of the final maps. 22. The onsite deposits of shell and lithic material detected during the reconnaissance completed for EIR No. 88-2 shall be subjected to test excavation. The test excavation shall be performed by a qualified archaeologist and results submitted to the Community Development Department for review and approval prior to the issuance of grading permits (including any rough grading work) and shall have the following goals: - To determine whether the material represents in situ archaeological deposition or redeposited material from elsewhere. - To determine the significance of the deposits if they prove to be in situ material. - To formulate appropriate mitigative recommendations if the deposits prove to be in situ archaeological material. - To prepare site records for filing with the Archaeological Survey if the deposits prove to be in situ. 23. All ground disturbing activity within the project shall be monitored by a qualified archaeologist. If in situ archaeological deposits are encountered, the archaeologist shall be empowered to halt or redirect the ground disturbing activity until proper recovery action can be accomplished. 24. All oil wells abandoned or re -abandoned onsite during development of the proposed project shall be in conformance with D.O.G. and City of Huntington Beach standards. This will be accomplished to the satisfaction of the City Fire Department. 25. If any unrecorded wells are uncovered or damaged during excavation or grading, DOG shall be notified and remedial cementing operations shall be required as necessary. PC Meeting - 4/18/89 -29- (2629d) 26. All abandoned or deserted wells and drill sites in the project boundaries must be brought up to current abandonment standards set forth by the D.O.G and the City. All costs of abandonment and re -abandonment operations shall be the responsibility of the land developer. 27. Written approval from the State Oil and Gas Supervisor shall be obtained prior to plugging or abandoning any well onsite. The DOG shall also be notified to witness or inspect all operations specified in the approval of any notice. 28. All abandoned and re -abandoned wells underneath or within ten (10) feet of a structure shall be vented through an exterior wall to the roof line of the structure, as approved by the City's Consulting Geologist. 29. Tentative Tracts 13269'and 13270 shall not become effective until the Ellis-Goldenwest Specific Plan has been approved by the City Council and in effect. Should revisions to the Plan by City Council require revision of the Tentative Tracts, said changes shall be incorporated and brought back to the Planning Commission pursuant to a public hearing for reconsideration prior to issuance of building permits. C-3 EQUESTRIAN BON I-C-OTI M-EROM MARCH 7, 1989 PLANNING COMM15SION MEETING) APPLICANT: City of Huntington Beach LOCATION: Area generally bounded by Ellis Avenue, Goldenwest Street, Garfield Avenue and Edwards Street. This item was continued by the Planning Commission to the April 18, 1989 meeting in order to provide staff time to complete additional research and to postpone the determination until the formal processing of the Ellis-Goldenwest Specific Plan had been completed. The Ellis-Goldenwest Specific Plan is tentatively scheduled for the May 1, 1989 City Council meeting. Pending the outcome of the City Council action, staff recommends that this item be continued until the May 16, 1989 Planning Commission meeting. Also, the applicant, the Dahl Co., has requested that this item be continued until after the City Council meeting. Specifically, the Dahl Co. requests that this item be continued until two weeks after the adoption of the Ellis-Goldenwest Specific Plan. Staff supports the request. STAFF RECOMMENDATION: Staff recommends that this item be continued to the May 16, 1989 Planning Commission meeting. PC Meeting - 4/18/89 -30- (2629d) 1 A MOTION WAS MADE BY ORTEGA, SECOND BY SLATES, TO CONTINUE EQUESTRIAN BOND ASSESSMENT FOR TRACTS 11769 AND 13210 TO THE MAY 16, 1989 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Slates, Kirkland, Williams, Bourguignon, Ortega, Mountford, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED C-4 CONDITIONAL USE PERMIT NO, 89-5 APPLICANT: INNOVATIVE ARCHITECTURE, INC. LOCATION: 20001 Brookhurst Street (southwest corner at Adams Avenue) Conditional Use Permit No. 89-5 is a request for the modernization of an existing service station at the southwest corner of Brookhurst and Adams, adjacent to the Target Store. There is no change or expansion of use proposed. Exterior siding of the building will be modified, new pump island canopies will be installed and additional landscaping will be provided. Conditional Use Permit No. 89-5 has been filed pursuant to Section 9220.14(g) of the Huntington Beach Ordinance Code. ENVIRONMENTAL STATUS: The proposed project is categorically exempt pursuant to Class 1 Section 15301 of the California Environmental Quality Act. STAFF RECOMMENDATION: Approve Conditional Use Permit No. 89-5 with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED Ken Van Gordon, representing Shell Oil, spoke in support of the request. He said an access agreement (easement) would be given when curbs and gutters are improved. There were no other persons present to speak for or against the request and the public hearing was closed. PC Meeting - 4/18/89 ER11a (2629d) A MOTION WAS MADE BY SLATES, SECOND BY KIRKLAND, TO APPROVE CONDITIONAL USE PERMIT NO. 89-5 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Slates, Kirkland, Williams, Bourguignon, Ortega, Mountford, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL —CONDITIONS USE PERMIT NO, 89-5: 1. The location,,site layout, and design of the proposed service station remodel properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. 2. The access to and parking for the proposed service station does not create an undue traffic problem. 3. The establishment, maintenance,and operation of the service station will not be detrimental to the general welfare of persons working or residing in the vicinity and not be detrimental to the value of the property and improvements in the neighborhood. 4. The granting of.the Conditional Use Permit for the service station will.not,adversely:affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT NO 89-5: 1. The site plan, floor plans and elevations,received and dated March 30, 1989 shall be.the.conceptually approved layout with the following modifications: a. An additional 35.sq. ft. of landscaping shall be provided to meet the minimum 6% requirement. b. Handicapped.ramp entrance to office shall be redesigned so as not to impede vehicular circulation. c. Notations regarding "existing signs to remain" shall be deleted. 2. All rooftop mechanical equipment shall be screened from any view. Said screening shall be architecturally compatible with the building in terms of materials,and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan must be submitted showing screening and must be approved. PC Meeting - 4/18/89 -32- (2629d) 3. Prior to issuance of building permits, the applicant/owner shall complete the following: a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file. b. The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. c. A Landscape Construction Set must be submitted to the Departments of Community Development and Public Works and must be approved. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect and which includes all proposed/existing plant materials (location, type, size, quantity), an irrigation plan, a grading plan, an approved site plan, and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with Section 9608 and Article 922 of the Huntington Beach Ordinance Code. The set must be approved by both departments prior to issuance of building permits. Any existing mature trees that must be removed shall be replaced at a 2 to 1 ratio with minimum 36-inch box trees, which shall be incorporated into the project's landscape plan. 4. Prior to building permits, the property owner shall be required to enter into a irrevocable offer of dedication for a 6 ft. right-of-way along Adams Avenue, plus radius dedication at corner with Brookhurst Street. Improvements would not be triggered until a major reconstruction or sale of the property. A copy of the legal instrument shall be approved by the Community Development Department and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder. A copy shall be filed with the Department of Community Development. 5. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. Project shall meet all requirements of'the Huntington Beach Fire Code Article 79, Division IX. 6. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 7. All repair work shall be conducted wholly within the building. 8. The site shall be restricted to servicing of automobiles and sale of automobile -related products. A convenience market or "mini -market" shall not be permitted without the approval of a Conditional Use Permit by the Planning Commission. 9. All signs shall be brought into comformance with Article 961. PC Meeting - 4/18/89 -33- (2629d) C-5 SPECIAL SIGN PERMIT NO, 89-2. APPLICANT: THE SIGNS & SERVICES CO. LOCATION: 17288-17330 Beach Boulevard (east side of Beach, approximately 80 feet north of Holland) Special Sign Permit No. 89-2 is a request to permit an 8 foot-2 inch high multi -tenant (8 panels) center identification monument sign in lieu of a maximum 7 foot high major tenant and/or center identification only monument sign pursuant to Section 9610.5 of Article 961 (Signs) of the Huntington Beach Ordinance Code. The sign variance request has been initiated because the proposal does not comply with the Huntington Beach Ordinance Code, Article 961 (Signs), in the following.areas: 1. Section 9610.5(b) specifies that primary copy for commercial sites with less.than 400 feet of frontage shall be limited to center and/or major tenant identification only. The applicant is requesting a,center,identification sign with eight (8) separate tenant panels. 2. Section 9610.5(b), specifies that commercial sites with less than 400 feet of frontage shall be limited to one (1) monument sign with a maximum height of seven _(7) feet. The applicant is requesting a?monument sign,that is 8 feet-2 inches high. ENVIRONMENTAL STATUS: The proposed project is categorically exempt pursuant to Class 11, Section 15311 of the California Environmental Quality Act. Deny Special Sign Permit No. 89-2 with findings. THE PUBLIC HEARING WAS OPENED Ross Huffman and Ron Steiner, representing Signs and Services, spoke in support of the request. They presented photographs to the Commission of signs along Beach Boulevard containing eight or more tenant names which had'been approved during the last year. He said the applicant was willing to give up his pylon signs however urged approval of the 60 square foot sign in order to generate more business in the center. Judy Young, representing the applicant, said the appearance of the sign is very important and that monument -signs on Beach Boulevard do not allow proper advertising for merchants. She asked that the City try to be more reasonable. There were no other persons present to speak for or against the request and the public hearing was closed. PC Meeting - 4/18/89 -34- (2629d) �1 7-- Commissioner Kirkland said he would be voting in support of the request. He does not feel this applicant should be denied his request because of a 14, inch variance in height since most of the signs on Beach Boulevard are nonconforming. He also feels the sign is attractive and will help generate business for the center. Commission Williams agreed with Commissioner Kirkland. A MOTION WAS MADE BY SLATES, SECOND BY ORTEGA, TO DENY SPECIAL SIGN PERMIT NO. 89-2 WITH FINDINGS, BY THE FOLLOWING VOTE: AYES: Slates, Bourguignon, NOES: Kirkland, Williams ABSENT: None ABSTAIN: None MOTION PASSED Ortega, Mountford, Leipzig A MOTION WAS MADE BY SLATES, SECOND BY WILLIAMS, TO RECONSIDER PREVIOUS MOTION TO DENY SPECIAL SIGN PERMIT NO. 89-2, BY THE FOLLOWING VOTE: AYES: Slates, Kirkland, Williams, Bourguignon, Ortega, Mountford, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY KIRKLAND, SECOND BY SLATES, TO APPROVE SPECIAL SIGN PERMIT NO. 89-2 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Kirkland, Slates NOES: Williams, Bourguignon, Ortega, Mountford, Leipzig ABSENT: None ABSTAIN: None MOTION FAILED FINDINGS FOR DENIAL: 1.• Strict compliance with Article 961 will not result in a substantial economic hardship to the applicant because the site is provided with ample frontage and business identification wall signs. 2. The proposed 8 foot-2 inch high multi -tenant (8 panels.) center identification monument sign may adversely affect other signs in the area. PC Meeting - 4/18/89 -35- (2629d) 3. The proposed 8 foot-2 inch high identification monument sign may located in the vicinity of such 4. The proposed 8 foot-2 inch high landscaped planter may obstruct vision along Beach Boulevard. k• t' multi -tenant (8 panels) center y be detrimental to property sign. monument sign located at the pedestrian or vehicular traffic D-1 REVIEW FOR COMPLIANCE CONDITIONS OF APPROVAL FOR ZONE CHANGE NO 87-12/CONDITIONAL USE PERMIT NO, 87-41/TENTATIVE TRACT 13210/CONDITIONAL EXCEPTION (VARIANCE) NO. 87-12 APPLICANT: THE DAHL CO. On November 17, 1987, the Planning Commission approved 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 findings and conditions of approval to permit a 12 lot subdivision for 12 single family homes and to allow 25 feet in lieu of 60 feet lot frontage for 2 interior lots and 25 feet in lieu of 45 feet of lot frontage for 2 cul-de-sac lots. On April 4, 1989, the Planning Commission voted to agendize Tract Map No. 13210 to consider withholding final building permit inspection of the single family homes under construction until potential zoning violations are remedied. Staff has determined that to date only one condition has not been complied with. Condition No. 4.b of Conditional Use Permit No. 87-41 states that the equestrian trail shall not exceed a gradient of 2 foot of run to 1 foot of rise. The 14 foot wide equestrian trail which links Quarterhorse Lane to the primary trail exceeds the 2 foot of run to 1 foot of rise gradient limitation. A supplemental grading plan will be submitted to staff in order to correct the problem. STAFF RECOMMENDATION: Direct staff accordingly. Letter from Huntington Beach Estates was read into the records. The Commission did not feel the City had a responsibility to provide fill for the developer. They felt if the applicant could not comply with all conditions that inspections should be held up. Representative from Public Works said they had been working closely with the applicant and agreed to provide fill if it was available. COMMISSION REQUESTED A.30 DAY CONTINUANCE AND DIRECTED STAFF TO PREPARE AN UPDATE/PROGRESS REPORT FOR PRESENTATION. PC Meeting - 4/18/89 -36- (2629d) 1 1 1 E. DISCUSSION ITEMS E-1 PROPOSED CODE AMENDMENT - REVISIONS TO ARTICLE 908 - DEFINITIONS A MOTION WAS MADE BY SLATES, SECOND BY WILLIAMS, TO SCHEDULE A STUDY SESSION ON MAY 2, 1989, AT 5:30 PM, TO DISCUSS THE PROPOSED CODE AMENDMENT (REVISIONS TO DEFINITIONS) AND THE CODE AMENDMENT REGARDING PARKING STANDARDS, BY THE FOLLOWING VOTE: AYES: Slates, Kirkland, Williams, Bourguignon, Ortega, Mountford, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED F. PLANNING COMMISSION INQUIRIES The following item was added to the Inquiries list: 1. Was Cafe Bristol (Peter's Landing) issued a conditional use permit or any other entitlement for outdoor dining? Staff was requested to follow up. The Commission requested the following items be agendized: Slates: (1) Code Amendment - Downtown Specific Plan, Townlot and Oldtown Specific Plans - to require 4 parking spaces per building site; (2) Water Department procedures/requirements. Williams: (1) Requested a meeting be scheduled with the Beautification Subcommittee to consider projects. Bourguignon: (1) Backflow systems on single family developments. H. COMMUNITY DEVELOPMENT ITEMS A Community Development organization chart was presented to the Commission. PC Meeting - 4/18/89 -37- (2629d) I. ADJOURNMENT A MOTION WAS MADE AT 9:15 PM, BY WILLIAMS, SECOND BY LEIPZIG, TO ADJOURN TO A STUDY SESSION (CODE AMENDMENTS - DEFINITIONS AND PARKING STANDARDS AND PLANNING COMMISSION PROCEDURES), TUESDAY, 5:30 PM, MAY 2, 1989, AND THEN TO THE NEXT REGULARLY SCHEDULED MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES:' Slates, Kirkland, Williams, Bourguignon, Ortega, Mountford, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED APPROVED BY: i1L 1 aVt. a Mike Adams, Secretary n)i� C mmissio ai n 1 PC Meeting - 4/18/89 -38- (2629d)