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HomeMy WebLinkAbout1993-08-24L MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, AUGUST 24, 1993 Council Chambers 2000 Main Street Huntington Beach, REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE - Civic Center California P P A P P ROLL CALL: Cook, Bourguignon, Biddle, Richardson, Dettloff, P P Gorman, Inglee A. ORAL COMMUNICATIONS (4 MINUTES TIME TO OTHERS) Anyone wishing submit a form to speak prior to Hearing items. No action can be Commission on this date, unless None B. PUBLIC HEARING ITEMS PER PERSON, NO DONATING OF to speak must fill out and Oral Communication or Public taken by the Planning agendized. B-1 FINAL ENVIRONMENTAL IMPACT REPORT NO. 89-1• MITIGATION COMPLIANCE FOR TENTATIVE TRACT NOS 14659 14661 and 14662 APPLICANT: City of Huntington Beach LOCATION: Holly-Seacliff Area Final Environmental Impact Report No. 89-1 in conjunction with the Holly Seacliff Master Plan was certified by the City Council on January 8, 1990. It encompassed 768 acres for development of up to 4,410 residential units and 11 acres of commercial. Seacliff Partners have submitted Tentative Tract Nos. 14659, 14661 and 14662 for development of 700 residential units within the Holly-Seacliff area which are subject to compliance with the Final Environmental Impact Report. Final Environmental Impact Report No. 89-1 covers the environmental impacts associated with the three tracts. All of the mitigation measures have been addressed in order to comply with recent California Environmental Quality Act regulations. Staff has focused on the three (3) major mitigation measures that must be complied with prior to approval of the three tracts. STAFF RECOMMENDATION: Staff is recommending that the Planning Commission accept the current mitigation compliance matrix for Final Environmental Impact Report No. 89-1 for the development of Tentative Tract Nos. 14659, 14661 and .14662. The Commission discussed the replacement of the existing windrow, the effects of removing it, and also the Homeowner's Association experience in managing restored wetlands. Staff explained that the option to save the current windrow had been explored. They had examined an option to design around, but further justified the removal. Staff also explained that the Homeowner's Association did have experience managing restored wetlands, and it would also be monitored by the Fish and Game Department. THE PUBLIC HEARING WAS OPENED. Tom Zanic, applicant, stated that they as the applicant had complied with all requirements. He also stated that the success of the project depended upon the monitoring of the maintenance. Diane Heyden, 302 - 12th Street, representing Friends and Neighbors of Huntington Beach, stated her support for the project and encouraged the Commission to accept the Compliance Report. Brandon Knight, Huntington Beach resident, stated his support for the request. Bob Traver, Friends and Neighbors of Seacliff, stated his support for the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. A MOTION WAS MADE BY BOURGUIGNON, SECOND BY RICHARDSON, TO ACCEPT THE CURRENT MITIGATION MEASURES COMPLIANCE MATRIX, AS BEING CONSISTENT WITH FINAL ENVIRONMENTAL IMPACT REPORT NO. 89-1 FOR THE DEVELOPMENT OF TENTATIVE TRACT NOS. 14659, 14661 and 14662, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: Biddle , ABSTAIN: None MOTION PASSED PC Minutes - 8/24/93 -2- (7431d) B-2 TENTATIVE TRACT NO. 14659/CONDITIONAL USE PERMIT NO. 92-47: APPLICANT: Seacliff Partners LOCATION: Southeast corner of Ellis Avenue and Goldenwest Street Tentative Tract No. 14659 and Conditional Use Permit No. 92-47 is a request by Seacliff Partners to subdivide a 60 acre parcel into 244 lots for the development of single family detached dwellings. The subdivision will contain 17 acres of common open space swale area, 4 acres of public park, a fifteen foot perimeter landscape easement and private streets. The Holly Seacliff Specific Plan requires all proposed development be reviewed and approved by the Planning Commission. Staff has reviewed the proposed subdivision and has determined that it is consistent with the Holly Seacliff Master Plan, Final Environmental Impact Report No. 89-1, the Holly Seacliff Specific Plan and the Holly Seacliff Development Agreement. STAFF RECOMMENDATION: Staff recommends that the Planning Commission approval Tentative Tract No. 14651 and Conditional Use Permit No. 92-47 with findings and suggested conditions of approval. The Commission discussed the practicability of maintenance by the Homeowner's Association. Staff stated that this condition is prompted by the Fish and Game Department and not staff. THE PUBLIC HEARING WAS OPENED. Tom Zanic, Seacliff Partners, applicant, distributed a handout to the Planning Commission with a change to the conditions. He gave a brief report on the request. Roni Raczkowski, 18542 Peublo Circle, spoke in support of the request, stating it would enhance the swale area. Bob Barr, 20151 Port Greenwich Lane, spoke in support of the request with the exception of opening Ernest to through traffic. Pat Rogers-lande, 7675 Clay, spoke in support of the request. Sam Garza, 19425 MacGregor Circle, spoke in support of the request. George Cross, 19842 Isthmus Lane, spoke in support of the request. Mike Taylor, 6942 Church, spoke in support of the request. Suzanne Beukema, 9052 Christine, spoke in support of the request. PC Minutes - 8/24/93 -3- (7431d) Jim Larkin, 21332 Breton Lane, spoke in support of the request. Spencer Sheldon, 6871 Evening Hill Drive, spoke in support of the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. A MOTION WAS MADE BY DETTLOFF, SECOND BY BOURGUIGNON, TO APPROVE TENTATIVE TRACT NO. 14659 AND CONDITIONAL USE PERMIT NO. 92-47 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Richardson, Dettloff, Inglee NOES: Gorman ABSENT: Biddle ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 92-47: 1. The proposed 244 lot subdivision will be compatible with adjacent properties/uses because of compliance with the mitigation measures in Final Environmental Impact Report No. 89-1 and the Holly-Seacliff Specific Plan. 2. The establishment of the 244 lot subdivision will not be detrimental to the general welfare of persons working or residing in the vicinity and detrimental to the value of the property and improvements in the neighborhood. 3. On -site parking and circulation are adequate for the proposed 244 lot subdivision and will not have the potential of creating congestion and circulation hazards. 4. Ingress and egress to the site does not have the potential of creating additional traffic impacts to the intersections along Goldenwest, Gothard and Ellis Avenues. 5. The granting of Tentative Tract No. 14659 and Conditional Use Permit No. 92-47 for a 244 lot subdivision will not adversely affect the General Plan of the City of Huntington Beach. 6. The location, site layout,- and design of the proposed 244 lot subdivision properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. PC Minutes - 8/24/93 -4- (7431d) 7. The density transfer of 26 units from Planning Unit II-1 to Planning Unit II-2 and 31 units to Planning Unit II-3 is consistent with the maximum density permitted by the City's General Plan and the Holly Seacliff Specific Plan. FINDINGS FOR APPROVAL - TENTATIVE TRACT NO. 14659: 1. The size, depth, frontage, street width, and other design features of the proposed subdivision for Tentative Tract No. 14659 for 244 single family residential lots 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 Low Density Residential and the Holly-Seacliff Specific Plan were implemented. 3. The General Plan has set forth provisions for Low Density Residential as well as setting forth objectives for the implementation of this type of use. 4. The site is relatively flat and physically suitable for the proposed density of 50 units per gross acre. Development will be limited in the 17 acre swale area. 5. Tentative Tract No. 14659 for 244 lot subdivision is consistent with the goals and policies of the Huntington Beach General Plan. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 92-47: 1. The site plan, floor plans, elevations and fence plan received and dated August 16, 1993 shall be the conceptually approved layout. 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. PC Minutes - 8/24/93 -5- (7431d) 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. e. Elevations shall depict colors and building materials proposed. f. 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. g. Entries to private streets shall be delineated by decorative pavement. 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. 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 of the Huntington Beach Ordinance Code and Holly-Seacliff 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 minimum 1 to 1 ratio with minimum 36-inch box trees, which shall be incorporated into the project's landscape plan. The landscape plans shall reflect the overall theme established by the riprarian wetland restoration design. 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. PC Minutes - 8/24/93 -6- (7431d) e. 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. f. Provide enhancement treatment (pavement and edges) for local street crossings of swale area. g. Provide an overall infrastructure and tract phasing plan. h. Common landscape areas shall be landscaped, or a bond shall be posted, by phases. i. The applicant shall be subject to an Affordable Housing Plan as required by the Holly-Seacliff Specific Plan. 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 common area landscaping and irrigation systems shall be completed prior to final inspection of each phase. 7. 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. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); d. Discontinue construction during second stage smog alerts. 8. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 9. Conditional Use Permit No. 92-47 shall become null and void unless exercised within two (2) years 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. CONDITIONS OF APPROVAL - TENTATIVE TRACT NO. 14659: 1. The tentative tract map received and dated August 16, 1993, shall be the approved layout. PC Minutes - 8/24/93 -7- (7431d) 2. The following conditions are required to be completed prior to recordation of the Final Map unless otherwise stated. Bonding may be substituted for construction in accordance with provisions of the Subdivision Map Act: a. Irrigation for landscape areas shall be designed to connect to future reclaimed or subpotable water supply, to the extent allowed by the State Department of Health Services and to the extent required by Development Agreement No. 90-1 as determined by the City Engineer. b. The developer shall submit for review and approval by the Public Works Department, separate, 24" x 36" water improvement plans, showking service connections to all lots, fire hydrants, valves and other appurtenances. c. The water system shall be located within vehicular travelways and shall be dedicated to the City. The Homeowners Association shall be responsible for repairing an enhanced pavement if the water facilities require repair or maintenance. d. An approved backflow device shall be installed on each domestic water service per Public Works Standard Plan No. 609. e. Sewer systems within private, interior tract streets shall be owned and maintained by the homeowners association. f. Sewer systems serving other properties outside the subject tract shall be dedicated to the City of Huntington Beach with appropriate easements for maintenance. g. Interior street and utilities therein shall be designed and constructed in accordance with the Department of Public Works Standards. h. Signing, striping, and street lighting shall be designed and constructed in accordance with Public Works Standards. i. Rear lot lines shall be straight lines rather than curves, wherever possible, as determined by the Director of Public Works. j. All vehicular access rights to Ellis Avenue, Goldenwest Street and Gothard Street shall be released and relinquished to the City of Huntington Beach except at locations approved by the Planning Commission. k. Interior streets shall have minimum 200 foot centerline radii. 1. Open spaces areas, other than the upper 2 acre dedicated park, shall be maintained by the Homeowners Association. m. Gothard Street shall be dedicated and fully improved (full width) along the boundary of this tract, per the Holly Seacliff Specific Plan. PC Minutes - 8/24/93 -8- (7431d) n. The engineer or surveyor preparing the final map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. o. The engineer or surveyor preparing the final map shall submit to the County Surveyor a digital -graphics file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Manual, Subarticle 18. p. All existing and future utilities shall be installed underground, with the exception of 66KV lines. 3. Fire Department requirements are as follows: a. Access (minimum of 24 feet in width) must be provided off Ernest, Gothard and both outlets off Ellis Avenue. b. Approximately thirty (30) fire hydrants will be required for the April 26, 1993 plan submittal. c. Both sides of "A" street are required to be a minimum of 20 feet wide. d. The emergency access shown off Ellis Avenue must be Fire Department minimum of twenty-four (24) feet in width. e. Units on all "flag" type or other lots which may hinder Fire/Rescue access must be automatic fire sprinklered unless fire equipment access requirements have been approved by the Fire Department and are provided pursuant to Section 10.203 and Section 10.205 of the 1991 Uniform Fire Code. f. Building address numbers for each unit must be a minimum of four (4) inches in size per Fire Department Standard 428 and in an unobstructed location which can be easily viewed from the street. g. Any fire access gates proposed to be installed must comply with Fire Department Specification 403. h. Prior to release of building permits, all mitigation measures for compliance of oil, methane and environmental Fire Department Specifications 422, 429 and 431 must be completed. i. A fire protection plan shall be submitted and approved by the Fire Department prior to the release of the first building permit. PC Minutes - 8/24/93 -9- (7431d) j. Prior to issuance of any grading permits, a fuel modification plan and program per Orange County Fire Department Standards shall be approved by the Fire Department. The plan shall show the special treatment to achieve an acceptable level of risk in regard to the exposures of structures to flammable vegetation and shall address the method of removal and installation, whether it be done mechanically or hand, and what provisions will be made for its continuous maintenance. Other Fire Prevention/Mitigation Measures may also be required such as, class "A" non-combustible roofs, protected attic/crawl space vents, reduction or elimination of exterior combustible construction, residential interior fire sprinkler systems, and double glazed windows. The fuel modification shall be approved prior to the issuance of building permits, and completed prior to the issuance of applicable use and occupancy permits. 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 common driveway access easements, and maintenance of all walls and common landscape areas by the Homeowners' Association. 5. Model home complexes shall be permitted per Subdivision Map Act Section 66499.30 prior to recordation of a final map. B-3 TENTATIVE TRACT NO. 14661/CONDITIONAL USE PERMIT NO. 92-48: APPLICANT: Seacliff Partners LOCATION: Northwest corner of Garfield Avenue and Gothard Street Tentative Tract No. 14661 is a request to subdivide a 47 acre parcel into 24 lots; Conditional Use Permit No. 92-48 is for the development of 306 condominiums on two (2) of the newly created lots (26 acres). The Holly-Seacliff Specific Plan requires all proposed residential subdivisions to be reviewed and approved by the Planning Commission. The project must comply with the Holly-Seacliff Master Plan, Final Environmental Impact Report No. 89-1, Holly-Seacliff Specific Plan and the Holly-Seacliff Development Agreement. STAFF RECOMMENDATION: Since the project is consistent with the aforementioned documents, _ staff recommends that the Planning Commission approve Tentative Tract No. 14661 and Conditional Use Permit No. 92-48 with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Tom Zanic, Seacliff Partners, applicant, spoke in support of the request. Mr. Zanic distributed a handout to the Commission and spoke that the windrow would be a process of replacement not preservation. PC Minutes - 8/24/93 -10- (7431d) Wayne Ford, 19401 Newhaven, stated that the trees currently in the windrow were diseased and dying. He said replacements would be good for the preservation of the windrow. Laura Madariaga, 6121 Morningside, spoke in support of the request and support the security gates that had been proposed by the applicant. Dale Dunn, 17302 Almelo, spoke in support of the request. Wendy Weber, 17060 Edgewater, spoke in support of the request. Tom DeGuelle, 8192 Kingfisher, spoke in support of the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission and staff discussed the tree removal and replacement timeline. The Commission also discussed the security gate request, and stated their preference for placement of the gate in a more westerly position. A MOTION WAS MADE BY BOURGUIGNON, SECOND BY RICHARDSON, TO APPROVE TENTATIVE TRACT NO. 14661 AND CONDITIONAL USE PERMIT NO. 92-48 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Bourguignon, Richardson, Dettloff, Gorman, Inglee NOES: Cook ABSENT: Biddle ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO 92-48: 1. The proposed 24 lot subdivision will be compatible with adjacent properties, uses because of compliance with the mitigation measures in Final Environmental Impact Report No. 89-1 and the Holly Seacliff Specific Plan. 2. The establishment of the 24 lot subdivision will not be detrimental to the general welfare of persons working or residing in the vicinity and not detrimental to the value of the property and improvements in the neighborhood. 3. On -site parking and circulation are adequate for the proposed 24 lot subdivision and will not have the potential of creating congestion and circulation hazards. 4. Ingress and egress to the site does not have the potential of creating additional traffic impacts to the intersections along Goldenwest Street and Gothard and Ellis Avenue. PC Minutes - 8/24/93 -11- (7431d) 5. The granting of Tentative Tract No. 14661 and Conditional Use Permit No. 92-48 for a 24 lot subdivision will not adversely affect the General Plan of the City of Huntington Beach. 6. The location, site layout, and design of the proposed 24 lot subdivision properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. 7. The density transfer of 20 units from Planning Unit II-4 to Planning Unit II-3 is consistent with the maximum number of permitted units in the City's General Plan and Holly-Seacliff Specific Plan. FINDINGS FOR APPROVAL - TENTATIVE TRACT NO. 14661: 1. The size, depth, frontage, street width, and other design features of the proposed subdivision for Tentative Tract No. 14661 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 low density and the Holly Seacliff Specific Plan (12 units per gross acre) were implemented. 3. The General Plan has set forth provisions for medium density residential as well as setting forth objectives for the implementation of this type of use. 4. The site is relatively flat and physically suitable for the proposed density of 15.9 units per gross acre. 5. Tentative Tract No. 14661 for a 24 lot subdivision is consistent with the goals and policies of the Huntington Beach General Plan. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 92-48: 1. The site plan, floor plans, and elevations received and dated August 16, 1993 shall be the conceptually approved layout modified to portray the following: a. Thirty (30) foot average width, minimum 20 foot dimension windrow corridor adjacent to Promenade Parkway. b. Provide offsets Avenue, subject Development. in the fencing adjacent to Garfield to approval of the Department of Community 1 PC Minutes - 8/24/93 -12- (7431d) 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. e. 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). f. Elevations shall depict proposed colors and building materials. g. 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. h. The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. i. Entries to private streets shall be delineated by decorative pavement. PC Minutes - 8/24/93 -13- (7431d) M 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 9608 of the Huntington Beach Ordinance Code and Holly Seacliff 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 minimum of 1 to 1 ratio with minimum 36-inch box trees, which shall be incorporated into the project's landscape plan. Prior to removal of any of the windrow trees and/or landscape materials which comprise the current windrow massing, a common area, perimeter windrow mitigation implementation landscape plan shall be submitted and approved by the Department of Community Development. The implementation plan shall include a site plan, a landscape material pallet, the number, size and variety of species and a phasing schedule for implementation of all perimeter landscaping. 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. 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. f. Provide an infrastructure and development phasing plan. g. Common landscape areas shall be landscaped or a bond shall be posted, by phases. PC Minutes - 8/24/93 -14- (7431d) h. The applicant shall be subject to an Affordable Housing Plan as required by the Holly-Seacliff Specific Plan. 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 common area required landscaping and irrigation systems shall be completed prior to final inspection of each phase. 7. 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. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); d. Discontinue construction during second stage smog alerts. 8. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 9. Promenade Parkway shall be public and security are gates prohibited. 10. Conditional Use Permit No. 92-48 shall become null and void unless exercised within two (2) years 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. CONDITIONS OF APPROVAL - TENTATIVE TRACT 14661: 1. The tentative tract map received and dated August 16, 1993, shall be the approved layout with the following modifications: a. Comply with windrow mitigation measure compliance design. 2. The following conditions are required to be completed prior to recordation of the Final Map unless otherwise stated. Bonding may be substituted for construction in accordance with provisions of the Subdivision Map Act: PC Minutes - 8/24/93 -15- (7431d) a. Irrigation for landscape areas shall be designed to connect to future reclaimed or subpotable water supply, to the extent allowed by the State Department of Health Services, and to the extend required per Development Agreement No. 90-1 as determined by the City Engineer. b. The developer shall submit for review and approval by the Public Works Department, separate, 24" x 36" water improvement plans, showing service connections to all lots, fire hydrants, valves and other appurtenances. c. The water system shall be located within vehicular travelways and shall be dedicated to the City. The Homeowners Association shall be responsible for repairing an enhanced pavement if the water facilities require repair'or maintenance. d. An approved backflow device shall be installed on each domestic water service per Public Works Standard Plan No. 609. e. Sewer systems within private, interior tract streets shall be owned and maintained by the homeowners association. f. Interior street and utilities therein shall be designed and constructed in accordance with the Department of Public Works Standards. g. Signing, striping, and street lighting shall be designed and constructed in accordance with Public Works Standards. h. All vehicular access rights to Gothard Street, Garfield Avenue and Main Street shall be released and relinquished to the City of Huntington Beach except at locations approved by the Planning Commission. i. Interior streets shall have minimum 200 foot centerline radii. j. Open spaces, areas other than dedicated four (4) acre public park, shall be maintained by the Homeowners Association. k. Gothard Street shall be dedicated and fully improved (full width) along the boundary of this tract, per the Holly Seacliff Specific Plan. 1. The engineer or surveyor preparing the final map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. PC Minutes - 8/24/93 -16- (7431d) M. The engineer or surveyor preparing the final map shall submit to the County Surveyor a digital -graphics file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Manual, Subarticle 18. n. All existing and future utilities shall be installed underground, with the exception of 66KV lines. 3. Fire Department conditions are as follows: a. Fire Protection Plan pursuant to Fire Department Specification 426 will be required to be completed prior to release of building permits. 1. Besides general fire safety concerns, this plan includes tasks for roadway and hydrant installation prior to building permit releases. b. Adequate turning radius minimum 17 foot by 45 foot must be provided for turnarounds, intersections and corners to comply with Fire Department Specification 401. The following have been identified on plan dated 12/15/92: 1. "Q" Street and "U" Street 2. "U" Street and "V" Street 3. "Q" Street where it joins "N" Street 4. "N" Street and "V" Street 5. "T" Street and "CC" Street 6. "BB" Street and "R" Street 7. Emergency secondary access "EE" Street to "E" Street 8. Hammerhead Turnarounds at intersections of "J" and "K", "H" and "G"; and "M" and "L" Streets. c. Secondary emergency access must be provided (no trees permitted) using "EE" to "E" Streets from Portside to Cove Complexes must be Fire Department minimum of twenty-four (24) feet. d. All roadways which are less than 40 feet in width must be posted as fire lanes and must have no parking areas posted and marked pursuant to Fire Department Specification 415. e. Any fire access gates proposed to be installed must comply with Fire Department Specification 403. f. Approximately fifteen (15) fire hydrants will be required for plans dated 12/15/92. g. Automatic Fire Sprinkler Systems will be required to be installed throughout both complexes to comply with Uniform Building Code and Fire Department Standards. Shop drawings must be submitted to the Fire Department for approval prior to installation. PC Minutes - 8/24/93 -17- (7431d) h. Automatic Fire Alarm Systems must be installed in each complex to comply with Fire Code Standards and provide the following: 1. Water flow, valve tamper and trouble detection 2. 24 hour supervision 3. Annunciation 4. Audible alarms 5. Graphic display i. Building address numbers within the complex must be a minimum of ten (10) inches in size and must be posted in an un-obstructed location which can be easily viewed from the street. Individual unit numbers must be a minimum of four (4) inches in size. Each of the numbers must be installed pursuant to Fire Department Standard 428. j. Prior to release of building permits, all mitigation measures for compliance of oil, methane and environmental Fire Department Specifications 422, 429 and 431 must be completed and done by phase. 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 common driveway access easements, and maintenance of all walls and common landscape areas by the Homeowners' Association. a. Constructive notice regarding the Transportation Corridor shall be included in the CC&R's. 5. Model home complexes shall be permitted per Subdivision Map Act Section 66499.30 prior to recordation of a final map. 1 PC Minutes - 8/24/93 -18- (7431d) B-4 TENTATIVE TRACT NO. 14662/CONDITIONAL USE PERMIT NO. 92-49 WITH SPECIAL PERMIT/CONDITIONAL EXCEPTION (VARIANCE) NO. 93-6: APPLICANT: Seacliff Partners LOCATION; West side of Huntington Street approximately 500 feet north of Main Street. Tentative Tract No. 14662, Conditional Use Permit No. 92-49 with special permit and Conditional Exception No. 93-6 is a request subdivide a 19 acre parcel into 150 lots for development of attached single family dwellings. The Holly-Seacliff Specific Plan requires all proposed residential subdivisions to be reviewed and approved by the Planning Commission. Staff has reviewed the proposed subdivision in the context of the Holly Seacliff Master Plan, Final Environmental Impact Report No. 89-1, Holly Seacliff Specific Plan and the Holly Seacliff Development Agreement. STAFF RECOMMENDATION: Staff recommends that the Planning Commission continue Tentative Tract No. 14662, Conditional Use Permit No. 92-49 with special permit and Conditional Exception No. 93-6 at the applicant's request in order to advertise additional variance for the front yard setback. THE PUBLIC HEARING WAS OPENED. Bernie Huot, 7691 Whitewater Drive, stated he was in support of the request if the drainage would not be directed to their property. Clare Delemann, 18809 Club Lane, submitted maps and photographs to the Commission regarding the drainage problems that currently exist. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CONTINUED OPEN TO THE SEPTEMBER 8, 1993 PLANNING COMMISSION MEETING. A MOTION WAS MADE BY RICHARDSON, SECOND BY BOURGUIGNON, TO CONTINUE TENTATIVE TRACT NO. 14662, CONDITIONAL USE PERMIT NO. 92-49 WITH SPECIAL PERMIT AND CONDITIONAL EXCEPTION NO. 93-6 AT THE APPLICANT'S REQUEST IN ORDER TO ADVERTISE ADDITIONAL VARIANCE FOR THE FRONT YARD SETBACK, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED PC Minutes - 8/24/93 -19- (7431d) B-5 CODE AMENDMENT N0, 93-2/NEGATIVE DECLARATION NO 91-32 (CONTINUED WITH PUBLIC HEARING OPEN FROM THE JUNE 8, 1993 PLANNING COMMISSION MEETING): APPLICANT: City of Huntington Beach, Department of Community Development LOCATION: City-wide On September 16, 1991, the City Council formed the Affordable Housing Task Force. The Task Force was comprised of a cross section of the community which included City officials, the Board of Realtors, Chamber of Commerce and housing advocates. The Task Force was given the charge of exploring the various aspects of affordable housing and to recommend an affordable housing strategy to implement the City's adopted Housing Element. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Negative Declaration No. 91-32 and Code Amendment No. 93-2 and recommend adoption by the City Council. THE PUBLIC HEARING WAS OPENED. Jan Shomaker, 1906 Park Street, representing the Huntington Beach/ Fountain Valley Boark of Realtors, relayed the Boards opposition to inclusionary housing, that is incorporated in the code amendment. Kelly Sylvester, representing the Building Industry Association, spoke against inclusionary housing in the code amendment. Richard Harlow, 211-B Main Street, stated that he was not in agreement with the whole document, he was on the Committee and felt that they had come to the best compromise. He stated that he would stand by the Committee's recommendation for approval. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. A MOTION WAS MADE BY GORMAN, SECOND BY RICHARDSON, TO APPROVE NEGATIVE DECLARATION NO. 91-32, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED PC Minutes - 8/24/93 -20- (7431d) 1 A MOTION WAS MADE BY GORMAN, SECOND BY DETTLOFF, TO APPROVE CODE AMENDMENT NO. 93-2 AND RECOMMEND ADOPTION BY THE CITY COUNCIL, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED C. CONSENT CALENDAR None D. NON-PUBLIC HEARING ITEMS None E. PLANNING COMMISSION ITEMS/INQUIRIES Commissioner Richardson - stated Commissioner's Inglee, Gorman, Richardson would be assigned to the Downtown Task Force Committee. F. COMMUNITY DEVELOPMENT ITEMS None G . ADJOURNMENT A MOTION WAS MADE BY RICHARDSON, SECOND BY GORMAN, TO ADJOURN TO A 5:30 PM STUDY SESSION (AGENDA REVIEW, SUB -COMMITTEE REPORT), ON SEPTEMBER 8, 1993 AND THEN TO THE REGULARLY SCHEDULED MEETING AT 7:00 PM BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED /kj 1 APPROVED BY: Mike Adams, Secre ary P anning Commission Chairperson PC Minutes - 8/24/93 -21- (7431d)