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HomeMy WebLinkAbout1992-08-18APPROVED 10/20/92 MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, AUGUST 18, 1992 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION - 5:30 PM LINEAR PARK CONCEPTUAL PLAN REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE P P P P P ROLL CALL: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, P P Newman, Leipzig A. 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. The following persons spoke in regards to item B-1 during the oral communication section since the public hearing for said item was closed. Loretta Wolf, stated the red curbing of Sixth Street will compound the current parking problems. Guy Guzzardo, stated his concerns regarding the alley, access to delivery areas, irrigation of landscape setback, redcurbing Sixth Street, and construction starting times. Dick Harlow, stated that this may not be the most idea plan, but it was the best considering the restraints put on the project. Gary Mulligan, stated it was a good project. If this request is not approved, it may be hard to get the property owners to agree on another plan. Phil Zisakis, stated his support for the project. Mike Roberts, stated his support for the project. B. PUBLIC HEARING ITEMS B-1 CONDITIONAL USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL EXCEPTION (VARIANCE) NO. 92-28/TENTATIVE TRACT MAP NO, 14666/COASTAL DEVELOPMENT PERMIT NO 92-14 (CONTINUED FROM THE AUGUST 4, 1992 PLANNING COMMISSION MEETING)• APPLICANT: Huntington Beach Redevelopment Agency/Coultrup Development Company LOCATION: Two block area as follows: Block 104 bounded by Pacific Coast Highway, 5th Street, Walnut Avenue, and Main Street. Block 105 bounded by Pacific Coast Highway, 6th Street, Walnut Avenue and 5th Street. At the August 4, 1992, Planning Commission meeting, this request was continued in order for staff to evaluate design changes presented by the applicant at the public hearing. The applicant indicated that these design changes would reduce the number of special permits (from 15 to 8), and create a unified two (2) block project with substantial open space and pedestrian amenities in order to comply with the intent of the Downtown Specific Plan. In addition, the applicant is requesting an increase in the amount of proposed restaurant area which has increased the parking shortfall from 325 to 461 spaces. The applicant has met with staff to discuss the design changes and intends to submit revised drawings to staff on Monday, before the Planning Commission meeting. If the revised plans are submitted on time and reflect the changes verbally agreed to, staff will be prepared to discuss the revisions to the Commission. Alternative Action No. 3 has been attached to the report which includes findings and conditions for approval to reflect the anticipated changes. STAFF RECOMMENDATION: Staff maintains the recommendation for denial as stated in the August 4, 1992 staff report because the project, as revised, still fails to be consistent with the Coastal Element and Downtown Specific Plan by not providing (at a minimum) commercial uses along the Pacific Coast Highway frontage of Block 105 (residential portion) between Fifth and Sixth Streets. Commissioner Inglee stated he would be abstaining due to a conflict of interest. THE PUBLIC HEARING HAD BEEN CLOSED AT THE AUGUST 18, 1992 PLANNING COMMISSION MEETING AND WAS NOT RE -OPENED. PC Minutes - 8/18/92 -2- (4791d) 1 1 The Commission discussed the 30,000 square feet of commercial open space. Staff explained that this open space was not all on private property, and they would have to calculate to determine the correct amount. Staff did feel they could comply with all open space requirements if they eliminated Special Permit No. 1. The Commission asked if the open space requirement could by met by towering the building so the parking structure is lower. Staff stated technically yes, but it was not acceptable this way aesthetically. A discussion ensued regarding the distribution of commercial. The applicant has the right amount of commercial, but it is not distributed as stated in the Downtown Specific Plan. If the Commission were to approve the applicant's request, the Downtown Specific Plan would have to be amended. The Commission also discussed the viability of commercial along Pacific Coast Highway from Sixth Street to Fifth Street. There was some concern with the Commission that the plans in front of them were not complete, and they would like a finished version in front of them before a decision could be made. A continuance was suggested in order to get complete and accurate drawings. A MOTION WAS MADE BY RICHARDSON, SECOND BY DETTLOFF, TO CONTINUE CONDITIONAL USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL EXCEPTION (VARIANCE) NO. 92-28/ TENTATIVE TRACT MAP NO. 14666/ COASTAL DEVELOPMENT PERMIT NO. 92-14 FOR TWO WEEKS, BY THE FOLLOWING VOTE: AYES: Richardson, NOES: Bourguignon, ABSENT: None ABSTAIN: Inglee MOTION FAILED Dettloff, Newman Shomaker, Leipzig A MOTION WAS MADE BY LEIPZIG, SECOND BY BOURGUIGNON, TO APPROVE CONDITIONAL USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL EXCEPTION (VARIANCE) NO. 92-28/ TENTATIVE TRACT MAP NO. 14666/ COASTAL DEVELOPMENT PERMIT NO. 92-14 USING ALTERNATIVE NO. 3, BY THE FOLLOWING VOTE: AYES: Bourguignon, Shomaker, Leipzig NOES: Richardson, Dettloff, Newman ABSENT: None ABSTAIN: Inglee MOTION FAILED PC Minutes - 8/18/92 -3- (4791d) A MOTION WAS MADE BY LEIPZIG, SECOND BY BOURGUIGNON, TO CONTINUE CONDITIONAL USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL EXCEPTION (VARIANCE) NO. 92-28/ TENTATIVE TRACT MAP NO. 14666/ COASTAL DEVELOPMENT PERMIT NO. 92-14 TO A SPECIAL PLANNING COMMISSION MEETING ON SEPTEMBER 22, 1992 TO ALLOW APPLICANT TIME TO MAKE ALL MAPS, SITE PLANS, ELEVATIONS CONSISTENT AND COMPLETE, BY THE FOLLOWING VOTE: AYES: Bourguignon, Leipzig NOES: None ABSENT: None ABSTAIN: Inglee MOTION PASSED Richardson, Shomaker, Dettloff, Newman, B-2 TENTATIVE TRACT NO, 14667/CONDITIONAL USE PERMIT NO, 92-5 WITH SPECIAL PERMITS: APPLICANT: Harbor Crest Construction, Inc. LOCATION: 9542 Garfield (south side of Garfield Avenue approximately 150 feet east of Bushard Street) Tentative Tract Map No. 14667 in conjunction with Conditional Use Permit No. 92-25 is a request to create a planned residential development consisting of 15 lots for attached single family dwellings (townhomes) and 1 common lot pursuant to Article 915, Planned Residential Developments, of the Huntington Beach Ordinance Code. The site is located adjacent to one story, single family dwellings. Access to the site will be via Albacore Drive, a public street within the adjacent subdivision to the east. Six special permits have been requested and include: 1. Reduction in minimum front yard setback; 2. Reduction in dwelling setback to open parking; 3. Reduction in dwelling setback to accessway; 4. Reduction in number of garages providing 20 foot setback; 5. Three (3) story units in lieu of a mix of two (2) and three (3) story; and 6. Increase in fence height within front setback. The analysis of the special permits indicates that staff is generally supportive of the six (6) special permits requested. Staff believes that the applicant has met the intent of the planned residential development standards for attached single family dwellings (townhomes) and that the project will promote a better living environment, provides aesthetically pleasing architecture and has utilized proper land planning techniques. PC Minutes - 8/18/92 -4- (4791d) STAFF RECOMMENDATION: Planning staff recommends approval of the project with conditions to ensure an aesthetically pleasing project compatible with the surrounding area. THE PUBLIC HEARING WAS OPENED. Richard Harvey, representing the applicant, stated his concurrence with the staff report and his support of the project. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. A MOTION WAS MADE BY NEWMAN, SECOND BY BOURGUIGNON, TO APPROVE CONDITIONAL USE PERMIT NO. 92-25 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, Newman, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY NEWMAN, SECOND BY BOURGUIGNON, TO APPROVE TENTATIVE TRACT MAP NO. 14667, WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, Newman, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 92-25: 1. The location, site layout, and design of the proposed 15 lot townhome development 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 15 lot townhome development does not create an undue traffic problem. 3. The planned residential development for 15 lot townhome development does conform to the provisions contained in Article 915 and as amendment by the grant to special permits. PC Minutes - 8/18/92 -5- (4791d) FINDINGS FOR APPROVAL - SPECIAL PERMITS: 1. The following special permits promote a better living environment by adapting the Planned Residential Development requirements to better suit the proposed 15 lot townhome project and are compatible with the surrounding area: 1. Reduction in minimum front yard setback; 2. Reduction in dwelling setback to open parking; 3. Reduction in dwelling setback to accessway; 4. Reduction in number of garages providing 20 foot setback; 5. Three (3) story units in lieu of a mix of two (2) and three (3) story; and 6. Increase in fence height within front setback. 2. The requested special permits provide for maximum use of aesthetically pleasing types of architecture, landscaping, design and building layout. 3. The requested special permits 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 permits are consistent with the objectives of the Planned Residential Development standards in achieving a development adapted to the terrain and compatible with the surrounding environment. FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP NO. 14667: 1. The size, depth, frontage, street width, and other design features of the proposed subdivision for 15 lot townhome development 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 Residential Medium Density and Medium Density Residential (15 units per gross acre) zoning were implemented. 3. The General Plan has set forth provisions for planned residential land use as well as setting forth objectives for the implementation of this type of use. The proposed 15 lot subdivision designation meets the requirements of Medium Density Residential land use designation in the General Plan. 4. The site is relatively flat and physically suitable for the proposed density of 15 units per gross acre. PC Minutes - 8/18/92 -6- (4791d) E 1 5. Tentative Tract No. 14667 for a 15 lot townhome development is consistent with the goals and policies of the Huntington Beach General Plan. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT N0, 92-25 WITH SPECIAL PERMITS: 1. The site plan, floor plans and elevations received and dated July 24 and August 5, 1992 shall be the conceptually approved layout with the following modifications: a. Provide four (4) additional on -site parking spaces. b. Provide a six (6) foot combination wrought iron and stucco finish wall with decorative trimmed pilasters along the Garfield Avenue property line; or set the fence back five (5) feet from the property line and use a combination of three (3) foot high stucco retaining wall with six (6) foot pilasters and wrought iron above. Either type fence shall contain a keyed pedestrian access gate to Garfield Avenue. c. Frosted windows shall be provided on the upper level of the building elevations adjacent to Garfield Avenue and to the south property line. 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, Edison transformers and gas and electric meters, on the site plan. They shall be prohibited in the front yard setback and shall not be visible from Albacore Drive 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. d. The structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit(s). PC Minutes - 8/18/92 -7- (4791d) 3. e. Elevations shall depict colors and building materials proposed. Roofing material shall provide dimensional effect. f. 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. g. If outdoor lighting is included, energy savings lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be noted on the site plan and elevations. h. 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. i. The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. 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. 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 9607 and Article 915 of the Huntington Beach Ordinance Code. The set must be approved by both departments prior to issuance of building permits. A total of 24 trees shall be required to satisfy the replacement ratio for removal of 12 fruit trees. All code required 30-inch box trees shall be replaced with 36-inch box trees (19) and the remaining five (5) may be 15-gallon size. E PC Minutes - 8/18/92 -8- (4791d) 1 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. d. Hydrology and hydraulic studies shall be submitted for Public Works approval. 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. The applicant shall contact the U.S. Postal Service with regard to location and design of mail service facilities. Such facilities shall be shown on the site plan and landscape plan. The design of the facilities shall be compatible with the architectural design of the buildings. h. An interim parking and/or building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking is available for employees, customers, contractors, etc., during the project's construction phase. i. Perimeter fencing plans for review and approval which depict decorative materials as required by Condition No. 1. j. Submit a statement that the proposed development when combined with all other existing and anticipated development will not increase the water surface elevation of the base flood more than one (1) foot at any point. k. The proposed project shall meet all requirements of the National Flood Insurance Program and Article 940 of the Huntington Beach Ordinance Code. The applicant shall complete the following (for each structure or dwelling unit): 1) Submit a report from a registered professional engineer or architect that the proposed structure or dwelling unit has been designed to withstand the forces generated by the 100 year flood. The plans shall indicate that the lowest habitable floor has been elevated at least one (1) foot above the base flood elevation. 2) Submit an Elevation engineer, surveyor o the lowest habitable existing foundation foot above the base Certificate prepared by a licensed r architect which shall certify that floor to be constructed on the has been elevated at lease one (1) flood elevation. PC Minutes - 8/18/92 -9- (4791d) 4. 5. 1. The septic system shall be removed under the direction of the Chief Plumbing Inspector. The Public Works Department requirements are as follows: a. Landscape irrigation shall have a separate water service, including a reduced pressure principal backflow device. b. If landscaping is to extend up to within two (2) feet of back curb, an approved moisture barrier shall be installed down to a depth of two and one-half (2-1/2) feet below top of curb. c. Sewer and water improvements shall be constructed as required by Public Works to adequately serve the site. Fire Department Requirements are as follows: a. Automatic sprinkler systems shall be installed throughout the project to comply with Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings shall be submitted to and approved by the Fire Department prior to installation. b. A fire alarm system shall be installed to comply with Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings shall be submitted to and approved by the Fire Department prior to installation. The system shall provide the following: 1. Water flow, valve tamper and trouble detection. 2. Twenty-four (24) hour supervision. 3. Audible alarms. c. Fire extinguishers shall be installed and located in areas to comply with Huntington Beach Fire Code Standards. d. A fire hydrant shall be installed on the northeast corner of the proposed intersection located within the complex. The hydrant shall be installed prior to combustible construction. Shop drawings shall be submitted to the Fire Department and Public Works Department for approval prior to installation. e. Fire lanes shall be designated and posted to comply with Fire Department City Sppcification No. 415. Shop drawings shall be submitted to the Fire Department for approval prior to installation. G 1 PC Minutes - 8/18/92 -10- (4791d) f. Address numbers shall be installed to comply with Fire Department City Specifications No. 428. The size of the numbers for the building shall be a minimum of six (6) inches with a brush stroke of one and one-half (1-1/2) inches. The size of the numbers for the individual units shall be a minimum of four (4) inches with a brush stroke of one-half (1/2) inch. g. A fire protection shall be submitted to the Fire Department for approval. The plan will comply with Fire Department City Specification No. 426 for new construction. h. Fire access roads shall be provided in compliance with the Huntington Beach Fire Code and City Specification No. 401. The circulation plan and dimension of all access roads (24 feet or 27 feet fire lanes, turnarounds, and 17 feet by 45 feet radius turns) shall be included and shown on the building plans. 6. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 7. 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. 8. Installation of required landscaping and irrigation systems shall be completed prior to final inspection of the first unit. 9. Installation of the required open parking area and main recreational area shall be completed prior to final inspection of the first unit. 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. 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. PC Minutes - 8/18/92 -11- (4791d) 12. Prior to final building permit approval or issuance of a Certificate of Occupancy, 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. C. The applicant/property owner shall be responsible for paying the traffic impact fee prior to issuance of a Certificate of Occupancy and/or final building permit approval. 13. The developer will be responsible for the payment of Park and Recreation Fees in effect at the time the final map is accepted by City Council. 14. The applicant shall disclose in the Department of Real Estate public report and CC&R's the fact that all dwelling units within this subdivision are not exempt from Federal Insurance requirements. 15. Conditional Use Permit No. 92-25 shall become null and void unless exercised within two (2) year of the date of final approval, or such extension of time as may be granted by the Planning Commission pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. a CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO, 14667: 1. The tentative tract map received and dated July 24, 1992, shall be revised to extend the lot lines to include all proposed building projections and private patios. 2. Public Works requirements are as follows: a. All vehicular access rights to Garfield Avenue shall be released and relinquished to the City of Huntington Beach. b. Submit a soils report to the Director of Public Works. c. All utility improvements and undergrounding shall be completed prior to any street or alley pavement work. d. The Developer shall submit water improvement plans on a separate utility plan, showing all water main construction, service connections to all lots, fire hydrants and other appurtenances in accordance with Public Works standards. e. Landscape irrigation shall have a separate water service, including a reduced pressure principal backflow device. PC Minutes - 8/18/92 -12- (4791d) 1 L f. Curb, gutter and sidewalk along the tract boundary fronting Garfield Avenue shall be removed and replaced. g. The Developer shall dedicate a cul-de-sac at the terminus of Albacore Drive. h. If landscaping is to extend up to within two (2) feet of back of curb, an approved moisture barrier shall be installed down to a depth of two and one-half (2-1/2) feet below top of curb. i. Submit as -built improvement and grading plans, photomylar of the recorded final map, and microfilm cards of improvement plans, grading plans, and final map prior to release of the final unit. j. Sewer and water improvements shall be constructed as required by Public Works to adequately serve the site. k. The Developer shall submit a hydrology and hydraulic study to show drainage impacts of development and mitigation measures necessary to ensure that off -site drainage is not impacted by this development. Mitigation measures must be implemented prior to recordation. 3. 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 common driveway access easements, and maintenance of all walls and common landscape areas by the Homeowners' Association. B-3 CONDITIONAL USE PERMIT NO. 92-23/NEGATIVE DECLARATION NO. 92-27• APPLICANT: Lauri Burke LOCATION: 16091 Gothard Street Conditional Use Permit No. 92-23 with a Special Permit for compact parking and Negative Declaration No. 92-27 is a request to establish Fun City, an ice skating and roller skating rink complex within an existing 46,200 square foot industrial building. In addition to the 13,505 square foot ice skating rink and the 13,000 square foot roller skating rink, the complex includes a 4,900 square foot party room, a 1,450 square foot pro -shop, 2,060 square feet of game arcade, a 375 square foot snack bar, men's and women's restrooms and lockers, and several management offices. PC Minutes - 8/18/92 -13- (4791d) The applicant also submitted a request for a parking variance at the time the other entitlements were submitted but eliminated the variance request by proposing a joint use of parking agreement with an adjacent property. The property owners of both sites are the same, Pedigo Industries. The project was then agendized and advertised for the August 18, 1992 Planning Commission meeting but it was discovered at a late date that the joint use of parking agreement could not be established. The applicant is now requesting to move forward with the parking variance and the property owner has submitted a letter to continue the application to September 1, 1992. The continuance should allow staff time to advertise the parking variance request. STAFF RECOMMENDATION: Staff recommends a two (2) week continuance to the September 1, 1992 Planning Commission meeting. A MOTION WAS MADE BY RICHARDSON, SECOND BY BOURGUIGNON, TO CONTINUE CONDITIONAL USE PERMIT NO. 92-23 WITH SPECIAL PERMIT AND NEGATIVE DECLARATION NO. 92-27 TO THE SEPTEMBER 1, 1992 PLANNING COMMISSION MEETING AS REQUESTED BY THE APPLICANT, BY THE FOLLOWING VOTE: AYES: Bourguignon, Leipzig NOES: None ABSENT: Inglee (out ABSTAIN: None MOTION PASSED Richardson, Shomaker, Dettloff, Newman, of the room) B-4 MITIGATED NEGATIVE DECLARATION NO, 92-28/CONDITIONAL USE PERMIT NO, 92-22: APPLICANT: Claremont High School LOCATION: 15461 Springdale Street (northwest corner of McFadden and Springdale) Conditional Use Permit No. 92-22 is a request to establish a private high school in an existing industrial building in the M1-A (Restricted Manufacturing) district located at the northwest corner of McFadden and Springdale pursuant to Section 9630C of the Huntington Beach Ordinance Code. The school will ultimately serve a maximum of 400 students in grades 7-12. Development of the school will occur in three (3) phases. Phase I will incorporate a portion of the building and will accommodate approximately 120 students; Phase II will add 13 classrooms; Phase III will consist of an expansion into remaining areas of the building and will allow a maximum enrollment of 400 students. 1 PC Minutes - 8/18/92 -14- (4791d) Any impacts to or from industrial users in the area can be mitigated through the imposition of conditions of approval. The loss of 3.3 acres of industrial land will be insignificant based upon the increasing number of industrial vacancies created by the current economic condition and businesses relocating out of the area. STAFF RECOMMENDATION: Planning staff recommends approval of the project as an unclassified use in the industrial district. The proposed project complies with the zoning provisions applicable to this site and parking requirements for the use. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission asked the applicant (did not state his name) how the physical activities would be handled. The applicant stated they would have a gym for indoor sports and would travel to fields for outdoor sports. A MOTION WAS MADE BY RICHARDSON, SECOND BY NEWMAN, TO APPROVE MITIGATED NEGATIVE DECLARATION NO. 92-28, BY THE FOLLOWING VOTE: AYES: Inglee, Newman, NOES: None ABSENT: None ABSTAIN: None MOTION PASSED 11 Bourguignon, Richardson, Shomaker, Dettloff, Leipzig A MOTION WAS MADE BY RICHARDSON, SECOND BY NEWMAN, TO APPROVE CONDITIONAL USE PERMIT NO. 92-22 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, Newman, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED PC Minutes - 8/18/92 -15- (4791d) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO, 92-22 1. The granting of Conditional Use Permit No. 92-22 for a private school will not be materially detrimental to the public health, safety and welfare, or injurious to the property and improvements in the vicinity of such use. This is based on the environmental assessment of the project. 2. The granting of the conditional use permit for a private high school will not adversely affect the General Plan of the City of Huntington Beach because the implementation ordinances provide for the establishment of unclassified uses through the conditional use permit process. 3. Adequate information regarding possible hazardous emitters in the vicinity has been provided to the applicant and a condition is imposed to require an emergency evacuation plan be prepared by the applicant. 4. The applicant is willing and able to carry out the purposes for which the conditional use permit is sought and will proceed to do so without unnecessary delay. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO, 92-22 1. The site plan, floor plan and elevations received and date June 25, 1992 shall be the conceptually approved layout. 2. A maximum of 29 classrooms and a maximum enrollment of 400 students shall be permitted. 3. Prior to issuance of building permits, the applicant shall complete the following: a. Submit an emergency response/evaluation plan to the Fire Department for approval. The plan shall specify how students will be protected and evacuated in the event any hazardous materials spills or leaks or other potential accidents associated with industrial uses in the area. b. Stub in natural gas at the locations of any new cooking facilities and water heaters. c. The building plans shall depict compliance with laboratory separation and exiting requirements of the Uniform Building Code. 4. Prior to occupancy of Phase I, the applicant shall complete the following: a. Dedicate an easement to the City of Huntington Beach for the fire hydrant and connecting waterline located in the northwest portion of the parking lot. PC Minutes - 8/18/92 -16- (4791d) 1 c. Payment of traffic impact fees if required by Public Works. d. Verify that the Department of Community Development has identified the Claremont School on the Huntington Beach SCAQMD school map to ensure that industrial businesses planning to locate within 1,000 feet of the school site will be required to obtain SCAQMD approval prior to issuance of Certificate of Occupancy. e. Obtain the necessary permits from South Coast Air Quality Management District applicable to laboratories. f. Restripe the parking lot to conform to Article 960 and the approved site plan. 5. Prior to occupancy of Phases II and III, the applicant shall complete the following: a. Obtain Certificate of Occupancy for expanded operations of the appropriate phase. b. Obtain necessary permits from South Coast Air Quality Management District applicable to workshops (e.g. automotive and wood). 6. Fire Department requirements are as follows: a. The Automatic Sprinkler System shall be upgraded for the high school and its various types of uses throughout the building. b. An Automatic Detection and Alarm System shall be installed throughout to comply with State Building Code Standards. c. All existing egress systems, including stairways and aisleways, shall comply with Chapter 33 of the Uniform Building Code. d. The building and individual rooms shall be addressed in the following manner: 1. The building numbers must be 10 inches or greater in height with a minimum 1-1/2" brush stroke. 2. The individual room numbers must be minimum 4 inches in height with a minimum 1/2" brush stroke. e. Fire extinguishers shall be installed and located in areas approved by the Fire Department. 7. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. PC Minutes - 8/18/92 -17- (4791d) 8. All building spoils, such as unusable lumber, wire, pipe and other surplus or unusable material shall be disposed at an off -site facility equipped to handle them. 9. Construction shall be limited to Monday - Saturday 7:00 a.m. to 8:00 p.m. Construction shall be prohibited Sundays and federal holidays. 10. A review of the use shall be conducted within six (6) months of final building permit approval of subsequent phases to verify compliance with all conditions of approval and applicable sections of the Huntington Beach Ordinance Code. If at that time, there is a violation of these conditions or code sections, Conditional Use Permit No. 92-22 may become null and void. 11. This conditional use permit shall not become effective for any purpose until the applicant and authorized representative of the property owner have signed and returned an "Acceptance of Conditions" statement to the Planning Division; and until the ten (10) day appeal period has elapsed. 12. The Planning Commission reserves the right to revoke this conditional use permit if any violation of these conditions or the Huntington Beach Ordinance Code occurs. B-5 RECONSIDERATION OF SPECIAL SIGN PERMIT NO, 92-6: APPLICANT: Robert W. Clayton LOCATION: 19474-19490 Beach Boulevard (Northeast corner at Yorktown Avenue) Special Sign Permit No. 92-6 is a request to retain an existing 20 foot high, 77 square foot freestanding pole sign with seven tenant panels pursuant to Section 9610.7 of the Huntington Beach Ordinance Code. The largest sign permitted by code is seven (7) feet high, fifty (50') square feet in area with two panels. The center identification sign is intended to give businesses exposure from Beach Boulevard. Special Sign Permit No. 92-6 was conditionally approved by the Planning Commission on July 7, 1992. Following Planning Commission action, the applicant submitted a letter requesting reconsideration on the special sign permit approval due to his absence at the hearing. The applicant expects to further discuss the action taken by the Commission including the conditions of approval. I Ll PC Minutes - 8/18/92 -18- (4791d) STAFF RECOMMENDATION: Staff remains in a non -supportive position based on the reasons included in the Planning Commission staff report dated July 7, 1992. These include the sign's present size, location and position on the property. THE PUBLIC HEARING WAS OPENED. Bob Clayton, 4234 Fleethaven Road, applicant, thanked the Commission for their reconsideration. He stated that the sign had been there 25 years and was very functional and he was concerned with the height of the sign. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. A MOTION WAS MADE BY NEWMAN, SECOND BY INGLEE, TO APPROVE THE RECONSIDERATION OF SPECIAL SIGN PERMIT NO. 92-6 AS THE APPLICANT REQUESTED WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, Newman, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - SPECIAL SIGN PERMIT NO. 92-6: 1. Strict compliance with Article 961 will result in a substantial economic hardship to the applicant. Due to the increased setback from Beach Boulevard, a 20 foot high sign will provide additional exposure to businesses within the center. 2. The proposed twenty (20) foot high pole sign will not adversely affect other signs in the area. 3. The proposed twenty (20) foot high pole sign will not be detrimental to property located in the vicinity of such sign; and will be compatible with the surrounding area. 4. The proposed sign at 19490 Beach Boulevard will not obstruct pedestrian or vehicular traffic vision as it will be perpendicular. PC Minutes - 8/18/92 -19- (4791d) CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT N0, 92-6: 1. The site plan and sign elevations received and dated April 29, 1992 shall be the approved layout with the following modifications: a. The sign shall be turned 900 so as to be perpendicular to Yorktown Avenue. The sign shall not overhang into the Yorktown Avenue right-of-way unless approved by the Department of Public Works. 2. The Planning Commission reserves the right to rescind this special sign permit approval in the event of any violation of the terms of the applicable zoning laws. Any such decision shall be preceded by notice to the applicant and a public hearing and shall be based on specific findings. B-6 CODE AMENDMENT NO, 92-2/NEGATIVE DECLARATION NO. 92-18: APPLICANT: City of Huntington Beach/Alpha Group LOCATION: City-wide Code Amendment No. 92-2 will allow for the new construction or establishment of transitional housing within the commercial and industrial zoning districts subject to the approval of a conditional use permit by the Planning Commission. A continuance is being requested by the applicant to further analyze the request. STAFF RECOMMENDATION: Staff recommends that the Planning Commission continue Code Amendment No. 92-2 and Negative Declaration No. 92-18 to the October 6, 1992 Planning Commission meeting. A MOTION WAS MADE BY RICHARDSON, SECOND BY NEWMAN, TO CONTINUE CODE AMENDMENT NO. 92-2 AND NEGATIVE DECLARATION NO. 92-18 AS REQUESTED BY THE APPLICANT, BY THE FOLLOWING VOTE: AYES: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, Newman, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED PC Minutes - 8/18/92 -20- (4791d) C. CONSENT CALENDAR C-1 PLANNING COMMISSION MINUTES DATED JUNE 3, 1992 A MOTION WAS MADE BY DETTLOFF, SECOND BY SHOMAKER TO APPROVE THE PLANNING COMMISSION MINUTES OF JUNE 3, 1992, BY THE FOLLOWING VOTE: AYES: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, Newman NOES: None ABSENT: None ABSTAIN: Leipzig MOTION PASSED C-2 PLANNING COMMISSION MINUTES DATED JUNE 16, 1992 A MOTION WAS MADE BY RICHARDSON, SECOND BY LEIPZIG, TO CONTINUE THE PLANNING COMMISSION MINUTES DATED JUNE 16, 1992 TO THE NEXT REGULARLY SCHEDULED MEETING, BY THE FOLLOWING VOTE: AYES: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, Newman, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED D. NON-PUBLIC HEARING ITEMS None E. PLANNING COMMISSION ITEMS/INQUIRIES Commissioner Leipzig - had a discussion with staff regarding the trasferability of conditional use permits. F. COMMUNITY DEVELOPMENT ITEMS Mike Adams, Director of Community Development, reiterated action taken at the August 17, 1992 City Council meeting. PC Minutes - 8/18/92 -21- (4791d) G . ADJOURNMENT A MOTION WAS MADE BY SHOMAKER, SECOND BY INGLEE, TO ADJOURN TO A SPECIAL MEETING ON AUGUST 25, 1992 AT 5:00 PM, BY THE FOLLOWING VOTE: AYES: Inglee, Bourguignon, Richardson, Shomaker, Dettloff, Newman, Leipzig NOES: None ABSENT: None ABSTAIN: None MOTION PASSED /kj 1 APPROVED BY: Id lu llw� Mike Adams, Secretary 4anning Commission Chairperson I� 1 PC Minutes - 8/18/92 -22- (4791d)