Loading...
HomeMy WebLinkAbout1995-06-13APPROVED 7/1RZ95 1 MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, JUNE 13, 1995 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION - 6:00 PM (This Portion Televised) PLEDGE OF ALLEGIANCE P P P P P P P ROLL CALL: Holden, Livengood, Biddle, Gorman, Kerins, Tillotson, Speaker AGENDA APPROVAL GENERAL PLAN UPDATE PRESENTATION NO. 2 REGULAR MEETING - 7:00 PM PRESENTATION TO FORMER PLANNING COMMISSIONER PHILIP INGLEE 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. NONE B. PUBLIC HEARING ITEMS B-1 SITE PLAN AMENDMENT NO. 94-2/TENTATIVE TRACT MAP NO. 14515 R : APPLICANT: Presley Companies, 19 Corporate Plaza, Newport Beach, CA 92660 PROPERTY OWNER: Fountain Valley School District, 17210 Oak Street, Fountain Valley, CA 92708 LOCATION: 9800 Yorktown Avenue (closed Bushard School site) Site Plan Amendment No. 94-2 and Tentative Tract Map No. 14515(R) represent a request by Presley Companies, Inc. to revise a previously approved tract map at the 9.82 acre Bushard School site. The request includes construction of 58 two (2) story single family residential PUD on lots smaller than standard Low Density Residential lots, as permitted with the approval of a Planned Unit Development. In requesting reduced lot sizes for the new homes, the applicant has proposed to dedicate a 17,874 square foot lot adjacent to the existing Bushard Park, and improve the expanded park to Public Works Department and Community Service Department standards. The project does not consist of a homeowner's association/CC&R's, as no private streets or common areas are proposed as part of the project. STAFF RECOMMENDATION: Staff recommends approval of the revised tentative tract and site plan amendment to permit 58 unit single family subdivision for the following reasons: The project is consistent with the objectives of the Low Density Residential and Planned Unit Development concept of the ZSO in achieving a development that has an integrated design with the existing surrounding neighborhood. Public street sections, a one story element along the front of most of the homes, reducing impacts caused by necessary grade differentials between properties, and park land dedication to expand Bushard Park, are methods used to provide a more compatible project. The project's design, including the proposed grading, properly adapts to the surrounding terrain and land uses. The project complies with the Infill Lot development standards by requiring that grading occur only to the extent necessary to provide proper drainage. The project will not be detrimental to the general health, welfare and safety, nor detrimental or injurious to the value of property and improvements of the neighborhood or of the City in general. The project is compatible with existing land uses, and will be provided with the infrastructure necessary for the development. In addition, the proposed project will provide more than the minimum parking requirement on site, with 49 additional on -street parking spaces. PC Minutes - 6/13/95 2 (pcm03O) 1 • The potential environmental impacts have been identified and analyzed under a previously approved mitigated negative declaration. The revised project is within the scope of the originally approved project. The analysis indicates that based on the approved mitigation measures, the proposed project will not have any adverse impact to the environment. • The proposed project is consistent with the Low Density Residential Land Use designation and policies contained in the Housing Element by providing a variety of housing types. THE PUBLIC HEARING WAS OPENED. William Whitmore, 9901 Moore Circle, adjacent resident, stated his support for the project. He also stated the neighborhood's concern regarding the generation of additional traffic, and requested the Planning Commission to require a four (4) way stop sign at the intersection of Constitution and Education Lanes. Terry Wickenkamp, 9951 Bond Circle, spoke in support of the project. Steve Smith, 9872 Constitution Lane, supported the project with the addition of a four (4) way stop sign at Constitution and Education. Christine Carr, 19712 Elmsford Lane, stated here support for the project. Marlene Helms, 9172 Willhelm Circle, spoke in support of the project. Marc Ecker, Assistant Superintendent for Fountain Valley School District, stated that they have been working with residents in the vicinity on this project since 1989, and urged the Commission to support the request. Scott Minami, 19 Corporate Plaza, representing applicant, stated his support for the project and the adjacent residents request for a four (4) way stop. Mr. Minami stated that the Presley Company would cover all costs for stop signs. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission asked staff and legal counsel the legality of the Planning Commission requiring stop signs in the conditions of approval. Dave Webb, Public Works, explained to the Commission that the Traffic Engineer had reviewed the request for a stop sign in this area and had felt that it was not warranted. Mr. Webb stated that Public Works recommends the Commission add a condition to require a traffic study at build -out of the project, and then determine if stop signs are warranted. Jim Otterson, Traffic Engineer, further explained that a review of the history of the street site had showed no accidents to date and the current trip generation total did not warrant stop signs. Mr. Otterson stated that when stop signs are established in areas where they are not warranted, people have a tendency to ignore them. He advised the Commission to wait for completion of the project and then perform a traffic study to determine the necessity of stop signs at this intersection. PC Minutes - 6/13/95 3 (p=030) A MOTION WAS MADE BY LIVENGOOD, SECOND BY TILLOTSON TO APPROVE TENTATIVE TRACT MAP NO. 14515(R) AND SITE PLAN NO. 94-2 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL TO INCLUDE A STOP SIGN, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Biddle, Gorman, Tillotson, Speaker NOES: None ABSENT: Kerins ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP NO 14515(R): 1. The size, depth, frontage, street width, and other design features of the proposed subdivision for a 58 unit planned unit 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. The revision to the previously approved single family residential subdivision, is designed to integrate with the existing neighborhood with public streets and sidewalks. In addition, 17,874 square feet of land area is being dedicated for park purposes. 2. The property was previously studied for this intensity of land use at the time that the General Plan designation of Low Density Residential (maximum 7 units per acre), and Residential Low Density zoning were implemented. The density of the proposed subdivision is 6 units per net acre. 3. The site is relatively flat and physically suitable for the proposed density of six (6) units per acre. The proposed 58 lot subdivision for a 58 single family detached residential PUD does not involve relief from development standards. 4. Tentative Tract Map No. 14515(R) for 58 single family detached residential PUD is consistent with the goals and policies of the Huntington Beach General Plan. The proposed revision to the tract map provides for a better living environment through proper land planning techniques. FINDINGS FOR APPROVAL - SITE PLAN AMENDMENT NO. 94-2: 1. The revision to the previously approved tentative map, including the redesign of the street circulation pattern by reducing the number of cul-de sacs, increasing the average size of the lots, as well as reducing the impacts to the adjacent properties, does not constitute a substantial change. The modifications will reduce the impacts to the neighborhood, and results in a more compatible project. PC Minutes - 6/13/95 4 (pcm03O) 2. The use of property will remain the same. The project still consists of 58 detached single family residences. The revision to the planned unit development for 58 single family detached residences conforms with the provisions contained in the Huntington Beach Zoning and Subdivision Ordinance, including Section 210.12 Planned Unit Development. 3. The revision which includes the redesign of the street circulation system, increase in the average size of the lots, reduced grade differential between the project site and adjacent properties, and reduced building bulk along the streets, results in an improved development. 4. The location, site layout, and design of the proposed 58 unit single family residential subdivision properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. The combination and relationship of one proposed to another on a site are properly integrated. CONDITIONS OF APPROVAL -SITE PLAN AMENDMENT NO. 94-2: The site plan, floor plans, and elevations received and dated April 24, 1995 shall be the conceptually approved layout. 2. Prior to submittal for building permits, the following shall completed: a. Submit three (3) copies of the site plan to the Planning Division for addressing purposes. Street names shall comply with City Specification No. 409 and be submitted to the Fire Department for review and approval. b. Provide a minimum three (3) foot sideyard from fireplace enclosure wall on the site plans. (BLDG) 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. (BLDG) d. If foil -type insulation is to be used, a fire retarding type shall be installed as approved by the Building Division and indicated on the floor plans. (BLDG) e. If outdoor lighting is included, high-pressure sodium vapor lamps or similar 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. PC Minutes - 6/13/95 5 (p=030) f. The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. Model numbers, lot numbers and street names shall be depicted on the site plan. 3. Prior to issuance of grading permits, the following shall be completed: a. A grading plan for all areas within the project boundaries, including the park land, shall be submitted to the Department of Public Works for review and it must be approved (by issuance of a grading permit). Final design elevations of grading shall not vary from elevations shown on the tentative map by more than one (1) foot. (PW) b. Wall plans which depict decorative materials shall be submitted and approved by the Department of Community Development. Double walls shall be prohibited; prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new wall, and shall include necessary homeowner's approval. c. 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 for grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. (PW) d. 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 Department of Public Works. (PW) e. 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 plan 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 232 of the Huntington Beach Zoning and Subdivision Ordinance. 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. "Drought tolerant" plants and turf shall be used for all landscaping. (PW, PLNG) f. The developer shall obtain a National Pollutant Discharge Elimination System (NPDES) Permit for construction activities from the Regional Water Quality Control Board. Evidence that a permit has been obtained shall be submitted to the City Engineer. (PW) PC Minutes - 6/13/95 6 (p=030) 1 g. A park improvement plan for the dedicated park land must be submitted to the Department of Community Services depicting the improvements (turf, trees, sidewalks, security lighting, irrigation, etc.) h. Plans depicting the location, type, size, and quantity of all existing plant material which will be removed or relocated as a result of the project shall be submitted to the Departments of Community Development and Public Works. (PW) 4. Prior to issuance of building permits, the following shall completed: a. Hydrology and hydraulic studies shall be submitted for Public Works approval. (PW) b. Developer shall prepare water system calculations to support fire flow requirements. (PW) c. Maintain current water level of service by complying with water system improvements contained in the City's Water Master Plan and specific Water Department recommendations. (PW) d. If applicable, the applicant shall submit a site plan depicting the Model home/sales office, and parking lot locations to the Department of Community Development for review and approval. e. Final Tract Map No. 14515 shall be accepted by the City Council. It shall be recorded with the County Recorder's Office and a reproducible copy submitted to the Department of Public Works. (PW) f. 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. g. Submit copy of completed FEMA Elevation Certificate. h. Five (5) fire hydrants shall be required and installed prior to combustible construction. Shop drawings shall be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) i. All fire hydrants and all-weather asphalt roadways must be in place. (FD) j. Stop signs shall be installed by the applicant pursuant to the City of Huntington Beach standards at the intersection of Education Lane and Constitution Drive. 5. During construction, the following shall be adhered to: 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; PC Minutes - 6/13/95 7 (p=030) 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. 6. Prior to final building permit inspection approval for any single family residential unit, the following shall be completed: a. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Community Development Department. b. All improvements (including landscaping and irrigation system) 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. Removal of existing sewer and storm drain lines adjacent to the park shall be replaced to Public Works Dept. standards. e. A reproducible mylar copy of the recorded final map, along with a digital graphics file of the recorded map, shall be submitted to the Department of Public Works. (PW) f. All building spoils, such a unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. g. Park land dedicated to the City of Huntington Beach shall be developed per Public Works and Community Services Department specifications. h. Submit copies of completed FEMA Elevation Certificates for each individual lot depicting finished floor elevations (as built). CONDITIONS OF APPROVAL -TENTATIVE TRACT MAP NO. 14515: The tentative tract map received and dated April 24, 1995 shall be the approved layout. 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 - 6/13/95 8 (pcm03O) a. The developer shall submit a separate utility plan, showing water system improvements including service connections to each building, fire hydrant, valves, backflow devices and other appurtenances in accordance with applicable U.P.C., City Ordinances, Public Works Standards and Water Division design criteria. These plans shall be approved prior to any construction, by the Public Works Water Division and the City of Huntington Beach Fire Department. (PW) b. Each proposed building shall have a separate domestic water service per Water Division Standard Plans. (PW) c. Fire hydrant locations shall be approved by the Fire Department. All fire hydrant laterals shall be located within vehicular travelways. (PW) d. The water system shall be designed per the City of Huntington Beach Water Division's design criteria, and shall be installed per City of Huntington Beach Water Division's Standard Plans and Specifications. The proposed water system shall be looped and hydraulic calculations shall be submitted supporting the proposed water system design. Any existing on -site water facilities shall be abandoned per Water Division Specifications. (PW) e. The following shall be dedicated to the City of Huntington Beach: 1. The water system and appurtenances. 2. The sewer system and appurtenances. 3 The storm drain system and appurtenances. 4. The 2.00 foot public utility easement. 5. A 10.00 foot wide storm drain easement located at the northwest corner of the tract. 6. A 10.00 foot wide sewer easement located and the northwest corner of the tract; (PW) 7. The 17,874 square foot lot (Lot 60 of Tract 14515) for public park purposes. f. 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. (PW) g. 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 Code and Orange County Subdivision Manual, Subarticle 18. (PW) h. Hydrology and hydraulic studies shall be submitted for Public Works review and approval. The developer shall design and construct the storm drain system to serve the site. (PW) PC Minutes - 6/13/95 9 (p=030) i. A sewer study shall be submitted for Public Works approval. The developer shall design and construct the sewer system required to serve the development. (PW) j. Damaged and deteriorated public improvements on Education Lane, adjacent to the tract boundary, excepting the remainder parcel frontage shall be reconstructed to centerline per Public Works requirements. A service life of 20 years shall be provided for. (PW) k. The developer shall contact the property owners at 9862 and 9852 Garret Circle in regard to removing the knuckle at Education Lane and Garret Circle and reconstructing a regular tee intersection. Vacated portions of the street shall be improved to match existing properties, as required by the Public Works Director. The developer shall prepare and submit all required plats and documents required for vacation. (PW) 1. Interior street sump areas for storage of increased, peak stormwater runoff shall be created unless hydrology and hydraulic studies prove otherwise. Drainage discharge from the development site shall be designed to avoid an increase of peak discharge during a local, 100 year rainfall and a local, 25 year rainfall. (PW) m. The developer shall provide written notice to prospective buyers that the design of this project precludes and prohibits the installation (now and in the future) of security gates or systems at the entry points to Tract No. 14515. (PW) n. Lot "A" shall remain the property of the school district and access shall be provided during school hours only. Access shall be controlled by fences, gates, and locks operated by the school district. (PW) o. Lots 15 and 17 shall have a 10'x10' corner cut-off adjacent to the proposed driveway providing site distance to lot 16. (PW) p. Prior to City acceptance of the existing private storm drain system located in Isojiro Oka School, the developer shall slip line the pipe with PVC. In addition, the developer shall correct an existing deficient public storm drain line crossing Yorktown Avenue, to the satisfaction of the Public Works Department. The developer shall make all necessary modifications requested by the City to bring the storm drain into conformance with Public Works standards. Upon acceptance by the City, the developer shall dedicate a 15 foot storm drain easement to the City. (PW) PC Minutes - 6/13/95 10 (p=030) 1 �1_ q. The developer shall be responsible for processing and obtaining approval of the legal documents necessary for the vacation of the City easement at the southwest corner of Tract 14515. The cost of the vacation which includes, but is not limited to, preparation of legal descriptions, applicable City fees, County recording fees, and the removal and replacement of improvements at the new property lines, shall be incurred by the developer. An Affordable Housing Agreement Plan shall be submitted for review and approval by the Community Development Department. The plan shall provide for minimum 10 percent of the housing units (equal mix of 6 units) approved to be affordable to families of low and moderate income level (average 100% of Orange County median). Said plan shall be executed prior to issuance of the first building permit for the tract. The affordable units shall be under construction, or available to the public, prior to final building permit approval (occupancy) of the first home. The plan shall include, but is not limited to: 1. Build affordable units at an alternative location which is under control of the applicant. All units shall be constructed prior to or concurrent with the primary project and final approval of the project shall be contingent upon completion and final approval, or evidence of the applicant's reasonable progress towards attainment or completion, of the affordable units. 2. Rehabilitate existing units and ensure long term affordability. 3. Preserve existing affordable units for the longterm (30 years). 4. Other options which generate new opportunities for low and moderate affordable housing units for thirty (30) years. 5. In lieu fees may be paid only if an affordable housing ordinance is adopted and a resolution for in -lieu fees is adopted prior to recordation of the final tract map. CODE REOUIREMENTS: 1. The development shall comply with all applicable provisions of the HBZSO, Building Division, and Fire Department, except as noted herein; and shall meet all applicable local, State and Federal Fire Codes, Ordinances, and standards. 2. All applicable Public Works fees shall be paid prior to map recordation. (PW) 3. Traffic Impact Fees shall be paid at the time of final building permit inspection of the first unit. (PW) PC Minutes - 6/13/95 11 (pcm030) 4. The applicant/property owner shall be responsible for paying the Park and Recreation Fees in effect at the time the final map is accepted by City Council, or issuance by building permits, whichever occurs first. 5. An encroachment permit shall be required for all work within City right-of-way. (PW) 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited on Sundays and Federal holidays. 7. Tentative Tract Map No. 14515(R) and Site Plan Amendment No. 94-2 shall become null and void unless exercised within two (2) years of the date of final approval. An extension of time may be granted by the Planning Director pursuant to a written request submitted to the Planning Division a minimum 30 days prior to the expiration date. B-2 ZONE CHANGE NO. 94-4/TENTATIVE TRACT MAP NO. 14990/ CONDITIONAL USE PERMIT NO. 94-26/NEGATIVE DECLARATION NO. 94-14: APPLICANT: Presley Companies, 19 Corporate Plaza, Newport Beach, CA 92660 LOCATION: 9800 Cumberland Drive (closed Gill School site) Zone Change No. 94-4 is a request by Presley Companies to rezone the 8.82 net acre Gill School site from a Public Semipublic zoning designation to Low Density Residential. Tentative Tract Map No. 14990 and Conditional Use Permit No. 94-26, represent a request to subdivide the site into 58 lots for the construction of a 58 unit planned unit development (PUD) on reduced size lots. Because the proposal does not include private streets or common areas, there is no requirement for a homeowner's association. Instead of installing an on -site recreational amenity which would be restricted to the new homeowners, the applicant proposes to provide park improvements ($110,000) to the nearby Greer Park which would be available to everyone. STAFF RECOMMENDATION: Staff recommends approval of the zone change, tentative tract map and conditional use permit for the 58 unit single family residential PUD with the requirement to provide up to $175,000 worth of park improvements for the following reasons: PC Minutes - 6/13/95 12 (pcm03O) • The project is consistent with the objectives of the Low Density Residential and Planned Unit Development concept of the code in achieving a development that has an integrated design with the existing surrounding neighborhood. Public street sections, a one story element along the front of most of the homes, and reducing impacts caused by grade differentials between properties are methods used to provide a more compatible project. The proposed Greer Park improvements will benefit the entire community, rather than only the 58 new homeowners. • The project's design, including the proposed grading, properly adapts to the surrounding terrain and land uses. The project complies with the Infill Lot development standards by requiring that grading occur only to the extent necessary to provide proper drainage. • The potential environmental impacts have been identified and analyzed under Mitigated Negative Declaration No. 94-14. The review indicates that with the implementation of the recommended mitigation measures and conditions of approval, the proposed project will not have an adverse impact on the environment. THE PUBLIC HEARING WAS OPENED. Scott Minami, 19 Corporate Plaza, representing applicant, stated that this project would benefit the community because it will result in physical improvements to Greer Park and an improved storm drain system. He urged the Planning Commission to approve the request. Susan Westley, 15222 Nottingham Lane, stated that currently the site is vacant and an eyesore. Ms. Westley stated she would like to see the site improved, but had concerns regarding increased traffic, increased flooding and two-story homes being built to overlook one-story homes. Robert K. Stembert, 15231 Nottingham Lane, stated that he generally supported the request, but was concerned that the city park be improved properly. Thor Faber, 15271 Nottingham Lane, stated his concern regarding drainage problems the neighborhood recently has been experienceing and the potential drainage impacts from the new construction. Mr. Faber otherwise supports the project. David Harris, 15422 Victoria Lane, stated his opposition to the project because he feels the Westminster School District had underestimated the number of children that will be brought in by the new construction, the lots in the project being under 6,000 square feet in size, the use of wood fences between properties instead of the previously established standards of block wall fences, and the limited time available to review staff reports. Kenneth A. Fiolka, Director Westminster School District, stated his support for the project, but feels the park improvement costs should be shared with the city. PC Minutes - 6/13/95 13 (p=030) Richard Harlow, representing applicant, stated his support for the project. Mr. Harlow stated that the applicants would be improving the storm drains, and providing a project that is compatible with the surrounding neighborhood. Lorraine Faber, stated that the park would need the highest amount of funds available for improvements, upgrades and child safety measures. -THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Commissioners Kerins and Biddle stated that they were opposed to the proposed substandard lot sizes of less than 6,000 square feet for an RL (Low Density Residential) subdivision. Staff explained that there is a process for reduced lot sizes in the RL zone provided that the project meet density and open space requirements, and be compatible with the surrounding environment. A MOTION WAS MADE BY KERINS, SECOND BY BIDDLE, TO DENY TENTATIVE TRACT MAP NO. 14990 AND ZONE CHANGE NO. 94-26 WITH FINDINGS. THE MOTION AND THE SECOND WAS WITHDRAWN. A MOTION WAS MADE BY KERINS, SECOND BY LIVENGOOD TO APPROVE NEGATIVE DECLARATION NO.94-14, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY KERINS SECOND BY BIDDLE, TO DENY ZONE CHANGE NO. 94-4 WITH FINDINGS, BY THE FOLLOWING VOTE: AYES: Biddle, Kerins NOES: Holden, Livengood, Gorman, Tillotson, Speaker ABSENT: None ABSTAIN: None MOTION FAILED PC Minutes - 6/13/95 14 (p=030) A MOTION WAS MADE BY LIVENGOOD, SECOND BY TILLOTSON, TO APPROVE ZONE CHANGE NO. 94-4 WITH FINDINGS AND FORWARD TO CITY COUNCIL, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Gorman, Tillotson, Speaker NOES: Biddle, Kerins ABSENT: None ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY LIVENGOOD, SECOND BY TILLOTSON, TO APPROVE TENTATIVE TRACT MAP NO. 14990 AND CONDITIONAL USE PERMIT NO. 94-26 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Gorman, Tillotson, Speaker NOES: Biddle, Kerins ABSENT: None ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY KERINS, SECOND BY GORMAN, TO AMEND THE PREVIOUS MOTION TO REQUIRE BLOCK WALLS BETWEEN THE LOTS AS A CONDITION OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Livengood, Biddle, Gorman, Kerins NOES: Holden, Tillotson, Speaker ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - ZONE CHANGE NO. 94-4: 1. The proposed zone change of the 8.82 acre school site from Public Semipublic to Residential Low Density conforms with the Low Density Residential Land Use designation of the Land Use Element, and the policies contained in the Housing Elements by providing a variety of housing types. 2. The proposed zone change from Public Semipublic to Residential Low Density is consistent with surrounding land uses. The proposed 58 lot subdivision is consistent with the density under the Residential Low Density zoning classification. PC Minutes - 6/13/95 15 (p=030) FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP NO. 14990: 1. The size, depth, frontage, street width, and other design features of the proposed subdivision for a 58 unit planned unit 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. The proposed single family residential subdivision is designed to integrate with the existing neighborhood with public streets and sidewalks. 2. The property was previously studied for this intensity of land use at the time that the General Plan designation of Low Density Residential (7 units per gross acre), and ,Residential Low Density zoning were implemented. The density of the proposed subdivision is 6.5 units per net acre. 3. The site is relatively flat and physically suitable for the proposed density of six and one-half (6.5) units per acre. With the approval of a planned unit development for reduced lot sizes, the proposed 58 lot subdivision for 58 single family detached residences does not consist of any relief from development standards. 4. Tentative Tract Map No. 14990 for a 58 single family detached subdivision is consistent with the goals and policies of the Huntington Beach General Plan. The proposed tract map for a planned unit development provides for a better living environment through proper land planning techniques. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 94-26: The establishment of a Planned Unit Development consisting of 58 single family residential units will not be detrimental to the general welfare of persons working or residing in the vicinity nor detrimental to the value of property and improvements in the neighborhood. The proposed grading, site layout, and design of the 58 unit planned unit development properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. 2. The planned unit development for 58 single family detached residences conforms with the provisions contained in the Huntington Beach Zoning and Subdivision Ordinance. 3. The proposed PUD will not adversely affect the General Plan. The proposed subdivision is consistent with the Low Density Residential Land Use designation of the General Plan and is compatible with the surrounding developments. PC Minutes - 6/13/95 16 (pcm03O) 1 CONDITIONS OF APPROVAL -CONDITIONAL USE PERMIT NO. 94-26: 1. The site plan, floor plans, and elevations received and dated April 24, 1995 shall be the conceptually approved layout with the following modification: a. Block walls shall be depicted along the side and rear property lines of each lot as permitted by the Huntington Beach Zoning and Subdivision Ordinance. 2. Prior to submittal for building permits, the following shall be completed: a. Submit three (3) copies of the site plan to the Planning Division for addressing purposes. Street names shall comply with City Specification No. 409 and be submitted to the Fire Department for review and approval. b. Provide a minimum three (3) foot sideyard from fireplace enclosure wall. (BLDG) 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. (BLDG) d. If foil -type insulation is to be used, a fire retarding type shall be installed as approved by the Building Department and indicated on the floor plans. (BLDG) e. If outdoor lighting is included, high-pressure sodium vapor lamps or similar 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. f. The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. Model numbers, lot numbers and street names shall be depicted on the site plan. g. All mature trees shall be identified as to type, size and location on a tree plan submitted to the Department of Community Development and Public Works. The development of the subdivision shall retain all existing mature trees to the greatest extent possible, with a concentration of trees along the perimeter of the project. However, should existing trees require removal as part of the development, they shall be replaced within the subdivision at a 2:1 ratio. If a 2:1 replacement of trees on -site is not feasible, the applicant may provide the balance of trees to adjoining properties through the establishment of a tree voucher program. The program will be run by the applicant, subject to the supervision and approval of the Department of Community Development. The program shall be reviewed by the City's Landscape and Planning Divisions prior to removal of any tree or issuance of a grading permit, whichever occurs first.* PC Minutes - 6/13/95 17 (p=030) h. Prior to demolition, the abandoned school buildings containing asbestos shall be identified, and removed in compliance with City, State and Federal standards. An asbestos abatement program shall be submitted to and approved by the City Engineer and Building Official. i. The applicant shall submit a plan depicting the proposed park improvements at Greer Park pursuant to the May 23, 1995 estimated cost of improvements prepared by Frank Radmacher Associates. The plan shall be reviewed and approved by the Department of Community Services, and Department of Public Works Park Maintenance Division. 3. Prior to issuance of grading permits, the applicant/owner shall complete the following: a. 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).(BLDG) b. Wall plans shall be submitted and approved by the Department of Community Development. Double walls shall be prohibited; prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new wall, and shall include necessary homeowner's approval. c. 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. (PW) d. 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. (PW) e. 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 plan 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 232 of the Huntington Beach Zoning and Subdivision Ordinance. 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. "Drought tolerant" plants and turf shall be used for all landscaping. (PW, PLNG) PC Minutes - 6/13/95 18 (pcm030) f. The developer shall obtain a National Pollutant Discharge Elimination System (NPDES) Permit for construction activities from the Regional Water Quality Control Board. Evidence that a permit has been obtained shall be submitted to the City Engineer. (PW) g. Final design elevations of grading shall not vary from elevations shown on the tentative map by more than one (1) foot. (PW) h. The developer shall design (including all required field survey, potholeing and utility research) and prepare bid ready plans and specifications for a new storm drain system located in Halifax Dr. from Edwards Street to Victoria Lane to serve the proposed site. The City will work with the developer on the specific details of the proposed storm drain. The City will construct the storm drain as part of a cash contract when funds become available. (PW) 4. Prior to issuance of building permits, the applicant/owner shall complete the following: a. The applicant shall submit a site plan depicting the Model homes/sales office, and parking lot locations to the Department of Community Development for review and approval. b. Final Tract Map No. 14990 shall be accepted by the City Council, recorded with the Orange County Recorder and a reproducible copy filed with the Department of Public Works. (PW) c. 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. d. Six (6) fire hydrants shall be required and installed prior to combustible construction. Shop drawings shall be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) e. All fire hydrants and all-weather asphalt roadways must be in place. (FD) f. Installation or removal of underground flammable or combustible liquid storage tanks shall comply with Orange County Environmental Health and Huntington Beach Fire Department requirements. (FD) g. The placement and storage of the diesel tank(s) or any flammable substance shall be reviewed and approved by the Huntington Beach Fire Department prior to construction. * h. Zone Change No. 94-4 shall be approved by the City Council and in effect. PC Minutes - 6/13/95 19 (p=030) 5. During construction, the following shall be adhered to: 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. 6. Prior to final building permit inspection approval for any single family residential unit, the following shall be completed: a. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Community Development Department. b. All improvements (including landscaping and block walls) to the property shall be completed in accordance with the approved plans and conditions of approval specified herein. c. All park improvements to Greer Park shall be completed or a bond posted to assure completion within one (1) year from the first final inspection. Final approval shall be obtained by the Department of Community Services. d. Compliance with all conditions of approval specified herein shall be accomplished. e. A reproducible mylar copy of the recorded final map, along with a digital graphics file of the recorded map, shall be submitted to the Department of Public Works. (PW) f. All building spoils, such a unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. g. Final Tract Map No. 14990 shall be accepted by the City Council. It shall be recorded with the County Recorders Office and a copy submitted to the Planning Division prior to final inspection of first unit. CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 14990: 1. The tentative tract map received and dated April 24, 1995 shall be the approved layout. PC Minutes - 6/13/95 20 (pcm03O) 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. The developer shall submit a separate utility plan, showing water system improvements including service connections to each building, fire hydrant, valves, backflow devices and other appurtenances in accordance with applicable U.P.C., City Ordinances, Public Works Standards and Water Division design criteria. These plans shall be approved prior to any construction, by the Public Works Water Division and the City of Huntington Beach Fire Department. (PW) b. Each proposed building shall have a separate domestic water service per Water Division Standard Plans. (PW) The water system shall be designed per the City of Huntington Beach Water Division's design criteria, and shall be installed per City of Huntington Beach Water Division's Standard Plans and Specifications. The proposed water system shall be looped and hydraulic calculations shall be submitted supporting the proposed water system design. Any existing on -site water facilities shall be abandoned per Water Division Specifications. (PW) d. Fire hydrant locations shall be approved by the Fire Department. All fire hydrant laterals shall be located within vehicular travelways. (PW) e. The proposed water system shall be looped from Victoria Lane to Cumberland Drive. The minimum water main size shall be eight (8) inch. The developer shall submit hydraulic calculations supporting proposed water system design. (PW) f. The following shall be dedicated to the City of Huntington Beach: 1. The water system and appurtenances. 2. The sewer system and appurtenances. 3 The storm drain system and appurtenances. 4. The 2.00 foot public utility easement. (PW) g. Damaged and deteriorated public improvements on Cumberland Drive and Victoria Lane adjacent to the tract boundary shall be reconstructed per Public Works requirements. (PW) h. 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. (PW) PC Minutes - 6/13/95 21 (p=030) i. 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 Code and Orange County Subdivision Manual, Subarticle 18. (PW) j. Street lights shall be installed per Public Works Specifications. (PW) k. The existing driveways on Cumberland Drive and Victoria Lane shall be removed and replaced with curb, gutter and sidewalk per Public Works standards. (PW) 1. Hydrology and hydraulic studies shall be submitted for Public Works review and approval. The developer shall design and construct the storm drain system to serve the site. (PW) m. A sewer study shall be submitted for Public Works approval. The developer shall design and construct the sewer system required to serve the development. (PW) n. The developer shall vacate the existing easement at the southeast corner of Tract 14990. All improvements shall be removed and replaced at the new property lines at the expense of the developer. o. An Affordable Housing Agreement Plan shall be submitted for review and approval by the Community Development Department. The plan shall provide for minimum 10 percent of the housing units (equal mix of 6 units) approved to be affordable to families of low and moderate income level (average 100% of Orange County median). Said plan shall be executed prior to issuance of the first building permit for the tract. The affordable units shall be under construction, or available to the public, prior to final building permit approval (occupancy) of the first home. The plan shall include, but is not limited to: Build affordable units at an alternative location which is under control of the applicant. All units shall be constructed prior to or concurrent with the primary project and final approval of the project shall be contingent upon completion and final approval, or evidence of the applicant's reasonable progress towards attainment or completion, of the affordable units. 2. Rehabilitate existing units and ensure long term affordability. 3. Preserve existing affordable units for the long term (30 years). 4. Other options which generate new opportunities for low and moderate affordable housing units for thirty (30) years. 11 PC Minutes - 6/13/95 22 (p=030) 5. In lieu fees may be paid only if an affordable housing ordinance is adopted and a resolution for in -lieu fees is adopted prior to recordation of the final tract map. p. The developer shall provide the City of Huntington Beach first right of refusal to purchase lot 23 for a potential water well site. INFORMATION ON SPECIFIC CODE REOUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department, except as noted herein, and shall meet all applicable local, State and Federal Fire Codes, Ordinances, and standards. 2. All applicable Public Works fees shall be paid. (PW) 3. Traffic Impact Fees shall be paid at the time of final building inspection of the first unit. (PW) 4. The applicant/property owner shall be responsible for paying the Park and Recreation Fees in effect at the time the final map is accepted by City Council or issuance of building permits, whichever occurs first. 5. An encroachment permit shall be required for all work within public rights -of -way. (PW) 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited on Sundays and Federal holidays. 7. Tentative Tract Map No. 14990 and Conditional Use Permit No. 94-26 shall become null and void unless exercised within two (2) years of the date of final approval. An extension of time may be granted by the Planning Director pursuant to a written request submitted to the Planning Division a minimum 30 days prior to the expiration date. 8. The applicant shall submit a check in the amount of $38 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted within two (2) days of the Planning Commission's action. 9. Tentative Tract Map No. 14990 and Conditional Use Permit No. 94-26 shall not become effective until Zone Change No. 94-4 has been approved by the City Council and in effect. *Mitigation Measures PC Minutes - 6/13/95 23 (pcm030) C. CONSENT CALENDAR C-1 CODE AMENDMENT NO. 95-1 - REVISIONS TO THE RESIDENTIAL INFILL ORDINANCE (CONTINUED FROM THE MAY 23, 1995, PLANNING COMMISSION MEETING): A MOTION WAS MADE BY SPEAKER, SECOND BY HOLDEN, TO APPROVE CODE AMENDMENT NO. 95-1, REVISIONS TO THE RESIDENTIAL INFILL ORDINANCE, AS SUBMITTED, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Biddle, Gorman, Tillotson, Speaker NOES: Kerins ABSENT: None ABSTAIN: None MOTION PASSED C-2 PLANNING COMMISSION MINUTES DATED MAY 23 1995 A MOTION WAS MADE BY BIDDLE, SECOND BY KERINS, TO APPROVE PLANNING COMMISSION MINUTES DATED MAY 23, 1995, BY THE FOLLOWING VOTE: AYES: Livengood, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: Holden ABSTAIN: None MOTION PASSED D. NON-PUBLIC HEARING ITEMS None E. PLANNING COMMISSION ITEMS/INOUIRIES The Planning Commission discussed with staff the future presentations of the General Plan Update. It was decided that a Subcommittee consisting of Commissioner Holden, Commissioner Livengood, and Commissioner Speaker would meet with staff to develop a comprehensive plan of presentation. It was also decided that special Planning Commission meetings would be held to discuss only the General Plan Update. The scheduling of these meetings would be decided at a later date. PC Minutes - 6/13/95 24 (p=030) 1 1 E-1 PLANNING COMMISSION SUBCOMMITTEE REPORTS Commissioner Kerins - relayed the City Council Bolsa Chica Subcommittee report to the Commission. F. COMMUNITY DEVELOPMENT ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Howard Zelefsky, Planning Director - restated actions taken at the previous City Council meeting and informed the Commission of upcoming City Council agenda items. G. ADJOURNMENT Adjourn to the June 27, 1995, Planning Commission meeting at 6:00 PM. A MOTION WAS MADE BY KERINS, SECOND BY SPEAKER, TO ADJOURN TO A 6:00 PM STUDY SESSION, TO BE TELEVISED, AND THEN TO THE REGULARLY SCHEDULED MEETING AT 7:00 PM, TUESDAY, JUNE 27, 1995, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED /kjl APPROVED BY: and Zelef , ecr ary PC Minutes - 6/13/95 ;Panni Commission Chairperson 25 (p=030)