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HomeMy WebLinkAbout1995-07-18APPROVED 8/22195 MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, JULY 18, 1995 GENERAL PLAN UPDATE AGENDA REVIEW Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION - 4:00 PM REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE P A P P P P P ROLL CALL: Holden, Livengooc, Biddle, Gorman, Kerins, Tillotson, Speaker AGENDA APPROVAL 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. B. PUBLIC HEARING ITEMS B-1 USE PERMIT NO. 94-55/CONDITIONAL EXCEPTION (VARIANCE) NO 94-21: Applicant: Philip Gilbert Location: 18575 Beach Boulevard (west side of Beach, South of Ellis, Clothestime Five Points Center) Use Permit No. 94-55/Conditional Exception (Variance) No. 94-21/Design Review No. 94-20 represent a request by Philip Gilbert of Form Guild Architects to establish a Vie de France restaurant with outdoor dining. The applicant is requesting a variance to allow a proposed patio to encroach into the required landscaping setback along Beach Boulevard and to allow a parking variance of six (6) parking spaces. STAFF RECOMMENDATION: Staff recommends approval of the restaurant with outdoor dining and variances for encroachment into setbacks and reduction of six (6) parking spaces because: • The restaurant use is compatible with other restaurant and retail uses in the area. • The exterior alterations of the restaurant with outdoor dining has been approved by the Design Review Board. • The remaining landscape between the outdoor patio and Beach Boulevard will be intensified to maintain an aesthetically pleasing appearance and to buffer the outdoor dining use from the street. s The shopping center was originally developed on an odd shaped lot with frontage both on Beach Boulevard and Ellis Avenue and was not able to develop as efficiently as on a standard commercial lot. • The restaurant and parking variance are not anticipated to have an impact on surrounding retail businesses because the building proposed for Vie de France was previously used as both a sit down restaurant (Be Bop Burgers) and a take out restaurant (Penguin). Therefore, parking demand for the restaurant use is not anticipated to be substantially different than what previously existed at the site. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. n PC Minutes - 7/18/95 2 (p=032) A MOTION WAS MADE BY BIDDLE, SECOND BY GORMAN TO APPROVE USE PERMIT NO. 94-55, CONDITIONAL EXCEPTION (VARIANCE) NO. 94-21 AND DESIGN REVIEW BOARD NO. 94-20 WITH FINDING AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Holden, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: Livengood ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 94-21: 1. The granting of Conditional Exception (Variance) No. 94-21 for a 385 square foot outdoor dining patio with a sixteen (16) foot, two (2) inch setback from Beach Boulevard in lieu of the required twenty-five (25) foot setback and a reduction in six (6) parking spaces (22 spaces in lieu of 28) will not be materially detrimental to the public health, safety and welfare, or injurious to the conforming land, property, or improvements in the neighborhood. The restaurant use with outdoor dining will be compatible with other retail and restaurant uses in the vicinity, the remaining landscaping will be intensified to buffer the visual impact of the dining area encroaching into the setback, and the parking demand is not expected to be substantially different than what previously existed at the site. 2. There are exceptional or extraordinary circumstances or conditions applicable to the land, buildings or premises involved that do not apply generally to other property or uses in the district. The subject property is an irregularly shaped lot with major streets on two (2) sides. The property is also bisected by a gas/service station and therefore was not able to develop as efficiently as a standard shaped lot. 3. The granting of a conditional exception (variance) for a 385 square foot outdoor dining patio with a sixteen (16) foot, two (2) inch setback from Beach Boulevard in lieu of the required twenty-five (25) foot setback and a reduction in six (6) parking spaces (22 spaces in lieu of 28) is necessary in order to preserve the enjoyment of one or more substantial property rights. The variances will allow the restaurant to occupy the entire structure that was previously used as restaurant and take-out yogurt and to offer outdoor dining to their clientele. The property right to construct and occupy a viable restaurant with varying types of atmosphere will be preserved with granting of the variance. PC Minutes - 7/18/95 3 (p=032) 4. The conditional exception (variance) for a 385 square foot outdoor dining patio with a sixteen (16) foot, two (2) inch setback from Beach Boulevard in lieu of the required twenty-five (25) foot setback and a reduction in six (6) parking spaces (22 spaces in lieu of 28) is consistent with the goals and objectives of the City's General Plan and Land Use Map designation of General Commercial. The General Plan promotes and encourages commercial ventures of this type in this location. 5. The granting of this conditional exception (variance) from the Huntington Beach Zoning and Subdivision Ordinance will not defeat the general purposes or intent of the code which is to provide adequate visual setbacks from Beach Boulevard and to provide adequate parking for the use without a detrimental effect on other businesses in the area. The aesthetics of the encroachment into the required setback will be softened by provision of a low patio wall surrounding the outdoor dining area and intensifying the remaining landscaping between the patio and Beach Boulevard. Parking demand for the proposed restaurant with outdoor dining is not expected to be increased beyond what previously existed at the site for Be Bop Burgers and Penguin's Yogurt. 6. The establishment, maintenance and operation of the proposed outdoor dining patio with a sixteen (16) foot, two (2) inch setback from Beach Boulevard in lieu of the required twenty-five (25) foot setback and a reduction in six (6) parking spaces will not be detrimental to the general welfare of persons residing or working in the vicinity; and property and improvements in the vicinity of such use or building. With the conditions of approval imposed, the proposed restaurant with outdoor dining will be compatible with other restaurant and retail uses in the vicinity. 7. The granting of the conditional exception (variance) for an outdoor dining patio with a sixteen (16) foot, two (2) inch setback from Beach Boulevard in lieu of the required twenty-five (25) foot setback and a reduction in six (6) parking spaces will not adversely affect the General Plan of the City of Huntington Beach because the General Commercial land use designation promotes and encourages commercial ventures. 8. The applicant is willing and able to carry out the purposes for which the conditional exception (variance) is sought and he will proceed to do so without unnecessary delay. PC Minutes - 7/18/95 4 (p=032) FINDINGS FOR APPROVAL - USE PERMIT NO.94-55: 1. Use Permit No. 94-55 for the establishment, maintenance, and operation of proposed 2,732 square foot restaurant with 385 square foot outdoor dining will not be detrimental to the general welfare of persons working or residing in the vicinity not detrimental to the value of the property and improvements in the neighborhood. The use is properly adapted to the streets, driveways, and other adjacent structures and uses in a harmonious manner. The proposed use is compatible with other retail and restaurant uses in the immediate vicinity and all along Beach Boulevard. In addition, parking demand for the Vie de France restaurant is not expected to exceed the demand for the prior uses. The use is expected to operate very similarly with both sit-down and take-out service. With the conditions of approval imposed, the landscaping between the outdoor patio area and the street will be intensified to soften the view of the patio from the street scene and to integrate the expansion into the shopping center. 2. The granting of the use permit will not adversely affect the General Plan because the General Commercial land use designation promotes and encourages commercial ventures. The building was previously used as both a restaurant and a take-out restaurant and will continue to be integrated with the Clothestime Five Points Shopping Center as a restaurant. 3. The proposed restaurant with outdoor dining will comply with the provisions of the base district and other applicable provisions in Titles 20-25 and any specific condition required for the proposed use in the district in which it would be located. With the exception of the two variance requests associated with this project, the proposed restaurant with outdoor dining will comply with all the development standards and provisions of the General Commercial land use district. CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 94-211USE PERMIT NO.94-55: 1. The site plan, floor plans, and elevations received and dated March 22, 1995 shall be the conceptually approved layout. 2. The existing landscaping between the outdoor patio and the property line at Beach Boulevard shall be intensified to create a visual buffer between the patio and the street. A berm similar to the existing mounding shall be maintained and the intensification of landscaping improvements shall be subject to the Director of Community Development. 3. Prior to submittal for building permits, the applicant/owner shall complete the following: a. Elevations shall depict colors and building materials approved by the Design Review Board. PC Minutes - 7/18/95 5 (p=032) b. All rooftop mechanical equipment shall be screened from any view. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building; a rooftop mechanical equipment plan must be submitted showing screening and must be approved. c. The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. 4. Prior to issuance of building permits, the applicant/owner shall complete the following: a. A Landscape Construction Set must be submitted to the Departments of Community Development and Public Works and must be approved. 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 Chapter 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. 5. Fire Department requirements are as follows: a. Fire extinguishers shall be installed and located in areas to comply with the Huntington beach Fire Code. b. Address numbers shall be installed and located in areas to comply with City Specification #428. c. Commercial cooking equipment shall be protected by an automatic extinguishing system. d. Exit signs and pathways shall comply with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. 6. 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. 7. Prior to final building permit approval or issuance of a Certificate of Occupancy, 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. PC Minutes - 7/18/95 6 (p=032) b. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. c. All improvements (including landscaping) to the property shall be completed in accordance with the approved plans and conditions of approval specified herein. d. The developer will be responsible for the payment of the Traffic Impact Fees at the time of final inspection. The Planning Commission reserves the right to revoke this Use Permit No. 94- 55/Conditional Exception (Variance) No. 94-21/Design Review No. 94-20 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. INFORMATION ON SPECIFIC CODE REOUIREMENTS: The expansion shall comply with all applicable provisions of the Zoning and Subdivision Ordinance, Building Division, Municipal Code and Fire Department, except any variances as approved herein. 2. Conditional Exception (Variance) No. 94-21 and Use Permit No. 94-55 shall become null and void unless exercised within one (1) year of the date of final approval, or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Division a minimum of 30 days prior to the expiration date. B-2 CONDITIONAL USE PERMIT NO. 95-35: Applicant: The Learning Circle - Location: 5702 Clark Drive (Meadow View Elementary School) The Learning Circle, a preschool"which provides full time child care and educational programs for children ages two (2) months to five (5) years and after school care for children ages five (5) years to 14 years, is requesting to establish a second business in Huntington Beach at the Meadow View Elementary School site. The Learning Circle will join five existing educational uses at the site. The combined uses will require 46 parking spaces. In order to assure that the parking remains in compliance with the zoning code requirements, staff is recommending that the total number of staff for the Learning Circle be limited to a maximum of ten (10) at one time. The Learning Circle is also requesting to be permitted to expand into approved preschool areas if existing preschools leave the Meadow View School site. Since the parking and traffic patterns will remain substantially the same, staff supports the request to permit expansion into other approved preschool areas subject to the approval of the Director of Community Development. PC Minutes - 7/18/95 7 (p=032) STAFF RECOMMENDATION: Staff supports the request to establish the Learning Circle in the Meadow View School site because: e The proposed child care operation with educational programs and all of the combined uses will comply with the City's parking requirements and will be compatible with existing circulation patterns. • The proposed child care operation with educational programs complies with the current zoning on the property and the proposed use is consistent with the City's General Plan. • The proposed child care operation with educational programs is an appropriate use for an elementary school site. o Preserves a school site and recreation area in the community. THE PUBLIC HEARING WAS OPENED. Joanne Ingram, 408 W. Alton, Santa Ana, co -director of proposed use, gave a brief description of the intended school programming. Ms. Ingram stated that the children would be constantly monitored. She also stated that the school would offer extra curricular activities and summer programs to better serve the children of working parents. Judy Coglianese, 8242 Crown Circle, Westminster, co -director, stated she was available to answer any questions. Kellie Gillespie, 16311 Nassau Lane, co -director, stated that they have been operating at another location for 10 years and have a waiting list for infants and toddlers, which is why they are seeking to open a second site. Ms. Gillespie gave an explanation of the schools policies, stated that they have met all City requirements, and requested that if a site in the school were to become they vacant, they would wish to expand without further hearings. Myra Humphrey, 16201 Nassau, -adjacent resident, stated that in the past the area has had problems with unsupervised children. Ms. Humphrey stated that she is mainly concerned with the 10-14 year olds who may wonder around the neighborhood. She is also concerned with increased traffic and suggested that stop signs or speed bumps be installed. John Jones, 5671 Clark Drive, adjacent neighbor, stated concern that the loading and unloading of children on the street was very unsafe. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. 0 PC Minutes - 7/18/95 8 (p=032) The Commission discussed the landscape areas, fences and parking lot areas and their need for maintenance. Staff stated that the City has strong maintenance policies and will have Code Enforcement staff work with the school district to see that thie property is maintained in a proper manner. The Commission also stated that they would like to include conditions that would ensure the children would be monitored by adults at all times and a six (6) month review of the use by staff to include a traffic report. If staff has received any complaints within the six (6) month period a review will be held by the Planning Commission. A MOTION WAS MADE BY KERINS, SECOND BY SPEAKER, TO APPROVE CONDITIONAL USE PERMIT NO. 95-35 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Holden, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: Livengood ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO 95-35: 1. The establishment and operation of the proposed Learning Circle child care operation will not be detrimental to the value of adjacent properties because the proposed use complies with the current zoning and is an educational use which is an appropriate use for an elementary school site. 2. The granting of Conditional Use Permit No. 95-35 will not adversely affect the General Plan. The current General Plan designation for the site is Low Density Residential and the child care operation with educational programs is consistent with the City's General Plan. The proposed use is also consistent with the proposed General Plan designation of Public -School. 3. On -site parking and circulation are adequate for the proposed child care operation with educational uses and will not create congestion and circulation problems. The proposed use combined with the existing uses require 46 parking spaces which are provided on -site. The mix of uses have staggered arrival and departure times which will reduce traffic congestion. 4. Ingress and egress to the site will not create additional traffic impacts to Clark Drive. The driveway approach, the parking lot and drop-off/pick-up area are a typical design for an elementary school and will accommodate traffic patterns. PC Minutes - 7/18/95 9 (p=032) CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 95-35 1. The site plan and floor plans dated received April 25, 1995 shall be the conceptually approved layout. 2. Staff members shall be restricted to ten (10) atone time for this request. 3. The Learning Circle shall be allowed to expand into existing preschool space subject to the approval by Director of Community Development. a. The expansion will require modifying the Learning Circle's Certificate of Occupancy for the additional areas. b. The expansion request shall be accompanied with a complete student inventory of all existing uses on the school site. 4. Maximum student enrollment for the school site shall be limited to 500 students. 5. The Learning Circle shall submit a copy of the approved California Department of Social Services permit prior to operation. 6. Fire Department requirements are as follows: a. Prior to occupancy, an approved manual fire alarm system shall be required. b. Provide fire extinguishers as required by the Fire Code. c. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. d. Fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required the applicant will be liable for expenses incurred. 7. The applicant shall provide supervision of all children inside rooms and outdoor play areas at all times. 8. Review of this use, which will include a traffic impact report, shall be conducted by staff within six (6) months. If significant impacts are determined by staff or complaints about the operation of the use are received, a report will be transmitted to the Planning Commission. PC Minutes - 7/18/95 10 (p=032) INFORMATION ON SPECIFIC CODE REOUIREMENTS: 1. Traffic impacts fees shall be paid. 2. The proposed use shall comply with all applicable provisions of the Municipal Code, Building Division and Fire Department. 3. Conditional Use Permit No. 95-35 shall become null and void unless exercised within one (1) year of the date of final approval. 4. The Planning Commission reserves the right to revoke Conditional Use Permit No. 95- 35 if any violation of these conditions or the Huntington Beach Municipal Code occurs. B-3 CONDITIONAL USE PERMIT NO. 95-33: Applicant: Jon Glasglow/The Pegasus School Location: 19692 Lexington Lane (Arevalos Elementary School Pegasus School is requesting to expand the existing private school by adding up to eight (8) modular buildings for classrooms and administrative offices. Currently, the maximum enrollment is limited to 300 students and Pegasus is requesting to increase the maximum enrollment from 300 to 500 students In order to accommodate the proposed increase in enrollment, Pegasus will expand the existing parking lot by 56 spaces and increase the on - site drop-off/pick-up area. The actual construction of the modular buildings will occur in response to potential increased enrollment and the need for administrative office space. Staff is recommending that Pegasus add the 56 additional parking spaces concurrent with the placement of the first modular building in order to minimize impacts to the neighborhood. STAFF RECOMMENDATION: Staff recommends approval of Conditional Use Permit No. 95-33 because: • Pegasus School will provide 56 additional on -site parking spaces and an expanded drop-off/pick-up area which will minimize impacts to the neighborhood. • The proposed modular buildings will be architecturally compatible with the existing structures and will comply with Fire Department and Building Division requirements. • The Pegasus School is consistent with the City's current General Plan designation of Low Density Residential and proposed designation of Public -School. • Preserves a school site and recreational area for the community. PC Minutes - 7/18/95 11 (p=032) THE PUBLIC HEARING WAS OPENED. Beatrice Nienhuis, 19661 Lexington Lane, adjacent neighbor, spoke in opposition to the expansion of the school. Her concerns included increased traffic, the modular additions would be an eyesore and would downgrade the value of the neighborhood. Rose Marie Fenell, 19691 Lexington Lane, adjacent neighbor, spoke in opposition to the expansion of the school. Her concerns included increased traffic, and unsightly modular buildings. James Fenell, 19691 Lexington Lane, adjacent neighbor, spoke in opposition to the expansion of the school. His concerns included traffic, parking and downgrading of property values. Andrew F. Mars, 21871 Oceanbridge Lane, parent to a Pegasus student, spoke is support of the request. Mr. Mars stated that the school was trying to be good neighbors. He stated that the school annually distributes information to the parents regarding traffic issues. Bobby W. Nordheim, 6057 Shadowbrook Circle, parent to a Pegasus student, spoke in support of the request. Mr. Nordheim stated that the parents were very concerned about traffic problems and are trying to be good neighbors. Sharon Paul, 6831 Presidio Drive, parent to a Pegasus student, spoke in support of the request stating that the parents are doing their best to be good neighbors. Nancy Conklin, 19692 Lexington Lane, parent to a Pegasus student, spoke in support of the request stating that the parents are doing their best to be good neighbors. Gail Wickenberg, 19692 Lexington Lane, Superintendent Pegasus School, stated that the school has had meetings with the surrounding neighbors and are trying to work with them to be good neighbors and eliminate any traffic problems the school may create. Ms. Wickenberg stated that the new parking lot layout would eliminate any stacking problems in the street and the staff and visiting parents could now park on the lot in -lieu of the street. Ricardo Nieva, 19692 Baruna Lane, representing Pegasus, spoke in support of the request. Laura Hathaway, 19692 Lexington Lane, Director Pegasus, stated that the new parking lot would eliminate any parking or traffic problems from the school. Jonathan Glasgow, 4235 Vermont Street, Long Beach, architect for Pegasus, stated that he tried to create modular buildings that would be aesthetically appealing and compatible with surrounding buildings. PC Minutes - 7/18/95 12 (p=032) Teresa Anderson, 19692 Canberra Lane, adjacent resident, spoke in opposition to the request. She stated concerns regarding increased traffic and downgrading of property values. Ivor Gitsham, 19682 Constellation Lane, adjacent resident, spoke in opposition to the request due to increased traffic. Mary Drucker, 21921 Harborbreeze Lane, parent of Pegasus student, spoke in support of the request stating that the proposed parking lot would eliminate any traffic and parking problems. Sandy Deering, 10171 Constitution Drive, teacher for Pegasus and adjacent resident, spoke in support of the request stating that the proposed parking lot would help eliminate traffic and parking problems from the school. Jo Woolf -Willis, 6872 Presidio Drive, parent of Pegasus student, spoke in support of the request. Les Persohn, 424 E. Bay Street, Costa Mesa, parent of Pegasus student, spoke in support of the request stating that the proposed parking lot and drop-off/pick-up plan would eliminate the concerns expressed by the adjacent residents. Tom Burnies, 19762 Lexington Lane, adjacent resident, spoke in opposition to the expansion because of traffic and parking problems. John Thomas, 10322 Shalom Drive, adjacent resident, spoke in opposition to the expansion because of traffic and parking problems. Maureen Ramer, 233-5th Street, Seal Beach, parent of Pegasus student, spoke in support of the request stating that the parents were trying to be good neighbors. George Ehrreich, 19931 Carmania Lane, adjacent resident, stating his only concern was traffic and parking problems and would like to see policing of area to eliminate conflicts. Donald Grant, Trustee for Pegasus, stated that the proposed expansion would be done in phases, starting with two (2) modulars at first then adding with enrollment. Armand Rodezno, 19391 Coralwood Lane, parent of Pegasus student, spoke in support of the request. Bruce Fleming, 4482 Shorebird Drive, parent of Pegasus student, stated the expansion would allow the school to keep their class/teacher ratio to the standards set by the school. PC Minutes - 7/18/95 13 (p=032) Richard Dalluge, 10442 Shalom Drive, adjacent resident, spoke in opposition to the request due to traffic problems. Mr. Dalluge stated he had a petition with 128 signatures from adjacent residents who were also in opposition to the proposed expansion. Michael T. Lamond, 19672 Carberra, adjacent resident spoke in opposition to the proposed expansion due to increased traffic hazards and downgrading property values. Lynn Perryman Hay, 6301 Turnberry Circle, parent of Pegasus student, spoke in support of the request stating that the parents of students try to be sensitive to the needs of the neighborhood and the traffic problems. Peter Koulos, 321 Glendora, Long Beach, parent to Pegasus student, spoke in support of the request stating that the traffic problems were being addressed through the proposed parking lot and drop-off/pick-up plan. Betty J. Griedrichs, 8162 Blaylock Drive, parent to Pegasus student, spoke in support of the request stating that the proposed parking lot would address traffic and parking concerns. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Planning Commission questioned staff as to the benefits that the tax paying public would receive by allowing this expansion. Staff stated that due to the increased amount of school closures within the City's districts, the School District's are looking for alternate uses or selling the site for development to ease the costs incurred by the Districts. If sold and developed the District would lose a school site for possible future use. If an alternative use occupies the school, the site will be maintained and available for future use as a public school if the need should arise. The Commission agreed that the school was a quality education service and would be a benefit to the community, but traffic problems would have to be mitigated completely. Staff suggested that if the Commission approved the request this evening, a condition could be added requiring the Community Development Department, Public Works Department, Police Department and adjacent residents to work with Pegasus School to come up with a comprehensive plan to address and mitigate traffic and parking concerns prior to the building of the first modular building. Staff also recommended that on -site improvements could be evaluated and modified if necessary. The Planning Commission stated that this plan should be implemented within six (6) months and a review be conducted by staff after one (1) year. If any violations of the conditions occur within the one (1) year period of time a report shall be presented to the Planning Commission. PC Minutes - 7/18/95 14 (pcm032) A MOTION WAS MADE BY KERINS, SECOND BY TILLOTSON, TO APPROVE CONDITIONAL USE PERMIT NO. 95-33 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Holden, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: Livengood ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO 95-33: l . The operation of the expansion 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. The school site and the Pegasus School are consistent with the City's General Plan and the school is an appropriate use for the elementary school site. 2. The granting of Conditional Use Permit No. 95-33 for the expansion of Pegasus School will not adversely affect the General Plan of the City of Huntington Beach. The current and proposed General Plan designation for the site and the school use are consistent with the City's General Plan which designates the site for educational land uses. 3. The location, site layout, and design of the proposed eight (8) modular buildings properly adapt to the adjacent structures. The modular buildings will comply with the technical requirements of the Fire Department, the Building Division, floodplain standards, fire protection, foundations and seismic footings. 4. The proposed expansion of the Pegasus School will be compatible with adjacent properties because 56 additional parking spaces will be provided in addition to an expanded drop-off/pick-up area. This will minimize on -street impacts to the neighborhood. On -site parking and circulation are adequate for the proposed expansion and will not create congestion because with the addition of 56 parking spaces and the additional drop-off/pick-up area will alleviate street impacts. The total number of 100 on -site parking spaces will result in 3 surplus parking spaces. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 95-33: 1. The site plan, floor plans, and elevations dated received June 28, 1995 shall be the conceptually approved layout. PC Minutes - 7/18/95 15 (pcm032) 2. The maximum student enrollment shall be 500 students. 3. The 56 additional parking spaces shall be provided concurrent with the use of the first modular building. 4. Any mature trees removed shall be replaced at a 2 to 1 ratio. 5. The modular buildings shall be architecturally compatible with the existing structures. 6. Any rooftop mechanical equipment shall be screened from any view. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan must be submitted showing screening and must be approved. 7. 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. 8. Prior to issuance of building permits, the applicant/owner shall submit a copy of a completed FEMA elevation certificate. Prior to final building permit or Certificate of Occupancy, the applicant/owner shall submit a copy of an elevation certificate certifying the structure(s) was constructed in compliance with Chapter 222 of the Huntington Beach Zoning and Subdivision Ordinance. 9. Fire Department requirements are as follows: a. One 2Al0BC fire extinguisher shall be required for each modular building. b. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. c. Fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required the applicant will be liable for expenses incurred. 10. Within six (6) months from the approval date of this entitlement, a comprehensive traffic mitigation plan shall be prepared by the applicant and approved by the Department of Public Works and Community Development Department. Such plan shall be reviewed by Planning, Public Works, Traffic, and Police staff and discussed at a neighborhood meeting. It shall address concerns relative to vehicles stacking into public streets, double parking, vehicles parking in front of resident driveways, speeding, parking on street sweeping days, and make recommendations (such as posting signs, providing a uniformed traffic policeman to monitor traffic, etc.), to mitigate these concerns. Approved recommendations shall be in place within the six (6) month time period. Any costs involved shall be at the expense of the school and/or school district. A copy of the plan shall be transmitted to the Planning Commission for their information. PC Minutes - 7/18/95 16 (p=032) 11. Within one (1) year from date of approval, a review of the use shall be conducted by staff to determine compliance with the traffic mitigation plan and the conditions herein. If any violations occur, a report shall be transmitted to the Planning Commission. INFORMATION ON SPECIFIC CODE REOUIREMENTS• 1. Parking lot striping shall conform to Chapter 231 of the Huntington Beach Zoning and Subdivision Ordinance. 2. Traffic Impact Fees shall be paid at the time of final building permit inspection of the first unit. (PW) 3. The development shall comply with all applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance, Building Division, and Fire Department, except as noted herein; and shall meet all applicable local, State and Federal Fire Codes, Ordinances, and standards. 4. Conditional Use Permit No. 95-33 shall become null and void unless exercised within one (1) year of the date of final approval. 5. The Planning Commission reserves the right to revoke Conditional Use Permit No. 95- 33 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. B-4 COMPREHENSIVE GENERAL PLAN UPDATE: Applicant: City of Huntington Beach Location: City -Wide General Plan Amendment No. 94-2/Environmental Impact Report No. 94-1 is the comprehensive update of the city's General Plan. Since its adoption in December of 1976, the General Plan has undergone incremental updates to reflect the changing needs of the city; however no comprehensive update has occurred since the initial adoption. Due to changing community needs, population makeup, laws and development patterns, the General Plan is being updated to reflect current conditions. On September 16, 1991, the City Council approved a contract with Envicom Corporation (Planning/Environmental consultant) for the comprehensive update of the Huntington Beach General Plan. Planning staff will present the draft General Plan to the Planning Commission over the next several meetings. The draft General Plan contains 13 elements; three of which are presented for your review tonight. The remaining ten elements will be presented over the next several Planning Commission meetings. The review of the draft General Plan will not include the Housing, Coastal, and Growth Management Elements. These three elements will be updated at a later date. It is anticipated that the review of the draft General Plan will require a minimum six public hearings. Additional meetings may be scheduled. PC Minutes - 7/18/95 17 (pcm032) STAFF RECOMMENDATION: Staff recommends that the Planning Commission take straw votes on then draft elements and continue the Public Hearing on General Plan Amendment No. 94-2/Environmental Impact Report No. 94-1 to the next scheduled Planning Commission meeting of July 25, 1995. A MOTION WAS MADE BY KERINS, SECOND BY SPEAKER, TO CONTINUE WITH THE PUBLIC HEARINGS ITEMS AFTER 11:00 PM, IN ACCORDANCE WITH THE PLANNING COMMISSION BY-LAWS, BY THE FOLLOWING VOTE: AYES: Holden, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: Livengood ABSTAIN: None MOTION PASSED THE PUBLIC HEARING WAS OPENED. Dean Albright, 17301 Breda Lane, stated concern of the relocation of a water pump station. He stated that the station should be relocated to an area that would better serve the residents of Huntington Beach at no cost to the citizen's. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE -PUBLIC HEARING WAS CLOSED. The Planning Commission by straw votes, approved the modifications and the pulling of sections for further review, for the Utilities Element, Hazardous Material Element and Public Facilities and Public Service Element. THE PUBLIC HEARING WAS CONTINUED OPEN TO THE JULY 25, 1995, PLANNING COMMISSION MEETING. C. CONSENT CALENDAR C-1 PLANNING COMMISSION MINUTES DATED JUNE 13, 1995 A MOTION WAS MADE BY HOLDEN, SECOND BY SPEAKER, TO APPROVE PLANNING COMMISSION MINUTES DATED JUNE 13, 1995, BY THE FOLLOWING VOTE: AYES: Holden, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: Livengood ABSTAIN: None MOTION PASSED PC Minutes - 7/18/95 18 (pcm032) D. NON-PUBLIC HEARING ITEMS D-1 GENERAL PLAN UPDATE PRESENTATION NO. 1 None E. PLANNING COMMISSION ITEMS/INQUIRIES Commissioner Biddle - requested that staff arrange a joint meeting or study session with the Planning Commission and the Traffic Commission. Staff stated that a meeting was being scheduled with Council, Planning Commission and the Traffic Commission. Staff stated that they would keep the Commission updated on its progress. Commissioner Tillotson - asked staff to investigate the reason the Planning Commission public hearing time allocation for speakers is four (4) minutes, when City Council Public hearing time allocation is only three (3) minutes. Staff stated they would investigate and report back. E-1 PLANNING COMMISSION SUBCOMMITTEE REPORTS Commissioner Kerins - reported on the final Bolsa Chica Subcommittee meeting, stating that the Committee had transmitted five (5) recommendations to the City Council. F. COMMUNITY DEVELOPMENT ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Howard Zelefsky, Planning Director - restated actions taken at the July 24, 1995, City Council meeting. F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Scott Hess, Senior Planner, relayed information regarding Planning Commission items for the July 25, 1995, meeting. PC Minutes - 7/18/95 19 (p=032) G. ADJOURNMENT Adjourn to the July 24, 1995, City Council/Planning Commission joint study session at 3:30 PM then to the Public Hearing at 5:30 PM. A MOTION WAS MADE BY GORMAN, SECOND BY TILLOTSON, TO ADJOURN TO A JULY 24, 1995, 3:30 PM STUDY SESSION WITH STAFF, AND THEN TO THE JOINT STUDY SESSION WITH CITY COUNCIL AT 5:30 PM, AND THEN TO REGULARLY SCHEDULED PLANNING COMMISSION MEETING TUESDAY, JULY 25, 1995, AT 6:00 PM, BY THE FOLLOWING VOTE: AYES: Holden, Biddle, Gorman, Kerins, Tillotson, Speaker NOES: None ABSENT: Livengood ABSTAIN: None MOTION PASSED /kjl APP OVED BY: — — -- - I 7�Aj"� IU� �' and ZeleAky retajK J Wanniiij Commission Chairperson PC Minutes - 7/18/95 20 (p=032) 1 I -