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HomeMy WebLinkAbout1996-04-23APPR0VED_5ZZ9Z2 MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, APRIL 23, 1996 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE A P P P P A A ROLL CALL: Holden, Livengood, Kerins, Biddle, Gorman, 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. NONE B. PUBLIC HEARING ITEMS B-1 CONDITIONAL USE PERMIT NO. 95-91 (REDEEMER LUTHERAN PRESCHOOL/KINDERGARTEN) (CONTINUED FROM THE MARCH 26, 1996, PLANNING COMMISSION MEETING): APPLICANT: Richard Brumfield LOCATION: 16351 Springdale Street (west side of Springdale Street, north of Heil Avenue). PROJECT PLANNER: Susan Pierce Conditional Use Permit No. 95-91 represents a request to permit installation of a 1,600 sq.ft. modular classroom building and to increase enrollment from 62 preschool children to 84 preschool/kindergarten children. The application was continued from the February 27, March 12, and March 26, 1996, meetings to allow the applicant an opportunity to revise the project and to meet with Planning Commissioners and staff to discuss alternate locations that address concerns raised at the public hearing. A revised plan has been submitted that shows the modular building shifted easterly approximately 32 feet away from the rear property lines of single family residences. STAFF RECOMMENDATION: Planning Staff recommends approval of the modular classroom building as revised and to increase the preschool/kindergarten enrollment to 84 children for the following reasons: • The modular building will be located adjacent to the grassy play area and 32 feet from residential properties. • View, light and air impacts onto adjacent properties are minimized. • Landscaping as recommended by staff will be provided around the modular building to improve the aesthetics of the structure. • The proposed building does not impact any required parking spaces for the entire church facility. • The additional classrooms will continue to provide an educational opportunity for children who may reside in the immediate neighborhood. • The proposed use is compatible with surrounding land uses. • The proposed project is consistent with the Land Use Element's Residential Low Density land use designation of the General Plan. THE PUBLIC HEARING WAS OPEN. Richard Brumfield, 374 N. Shattuck, Orange, applicant, stated that they had one objection to the conditions of approval. Mr. Brumfield requested that Condition No. 4.b. (landscape) be waived as they had minimal landscaping alterations. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Commissioner Gorman thanked the applicant for revising the plan, and stated his approval for the plan with the elimination of Condition No. 4.b. PC Minutes - 4/23/96 2 (pcm050) Commissioner Livengood asked staff if there would be a possibility of giving the applicant the flexibility to increase enrollment to a 110 student limit. Discussion ensued among the Commissioners and staff regarding the student enrollment limit. Commissioner Gorman stated concern that although he did not object to the 110 enrollment limit, he did not want the applicant to put another building on -site without a public hearing. Staff stated that they could re -arrange the current building's uses to accommodate 104 students, and staff could condition the project to ensure that any additional buildings would be required to obtain a conditional use permit, therefore, requiring a public hearing. The Commissioners agreed to increase the student enrollment limit to 104. Commissioner Kerins asked Public Works representative to comment on the possible deletion of Condition No. 4.b. Dave Webb, Public Works, stated that as the landscaping was minimal Public Works would accept only a landscape planting plan being submitted to and approved by the Public Works Department. Howard Zelefsky, explained to the Commission that Condition No. 4.b. was a code requirement and could not be removed. Mr. Zelefsky stated that the only exception to this conditions were housing projects with four (4) units or less, and this project did not meet that criteria. A MOTION WAS MADE BY GORMAN, SECOND BY LIVENGOOD, TO APPROVE CONDITIONAL USE PERMIT NO.95-91 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Livengood, Kerins, Biddle, Gorman NOES: None ABSENT: Holden, Tillotson, Speaker ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 95- 91 1. The establishment, maintenance and operation of the 1,600 square foot modular classroom and expansion of enrollment to 104 children will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood because: a. The modular building will be located adjacent to the grassy play area and 32 feet from residential properties. b. View, light and air impacts onto adjacent properties are minimized. c. The proposed building does not impact any required parking spaces for the entire church facility. d. Additional trees will be provided to enhance the street scene. PC Minutes - 4/23/96 3 (pcm050) 2. Conditional Use Permit No. 95-91 for the 1,600 square foot modular classroom and expansion of enrollment to 104 children will be compatible with surrounding uses because: a. Landscaping will be provided around the modular building to improve the aesthetics of the structure. b. The modular building and the existing church buildings will be the same color. c. Hours of operation are established to minimize noise impacts to adjacent residential uses. 3. The proposed 1,600 square foot modular classroom and expansion of enrollment to 104 children will comply with the provisions of the base district which is and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use in the district in which it would be located. 4. The granting of the conditional use permit for 1,600 square foot modular classroom and expansion of enrollment to 104 children will not adversely affect the General Plan. It is consistent with the Land Use Element designation of on the subject property. In addition, it is consistent with the goals and policies of the General Plan that encourages location of a church or private school at the intersection of primary and secondary or two secondary highways and on sites that are adequate in size to function, provide parking, and integrate with the surrounding area. The General Plan also provides for kindergartens within a residential neighborhood. The subject property is located on a primary highway and complies with the established criteria. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 95-91: 1. The site plan received and dated April 15, 1996, and the floor plans, and elevations received and dated January 17, 1996 shall be the conceptually approved layout with the following modifications: a. Landscaping shall be provided around the perimeter of the modular classroom facility. b. One 24-inch box tree for each 90 square feet of landscaped area shall be installed in planters within the parking area which are void of any trees. c. The fenced enclosure for tricycles, wagons, etc. shall depicted on the site plan in a location approved by the Director. d. All signing on the modular building shall be removed. PC Minutes - 4/23/96 4 (p=050) 2. Within 30 days of Conditional Use Permit approval, the applicant shall obtain all necessary permits from the City of Huntington Beach or remove the modular building from the site. 3. Prior to submittal for building permits, the following shall be completed: a. Elevations shall depict colors and building materials proposed and shall match the existing church building's colors. b. The reference page for the working drawings for building permits and for plumbing, electrical and mechanical permits shall include all conditions of approval imposed on the project printed verbatim. c. Fire Department requirements shall be noted on the building plans: 1) A "manual pull" fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the fire Department prior to installation. (FD) 2) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 4. Prior to issuance of building permits, the following shall be completed: a. Compliance with the State Handicapped Regulations including access for the disabled to on -site existing facilities. (BD) b. A Landscape Construction Set must be submitted to the Department of and Public Works and must be approved. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect and which includes all proposed/existing plant materials (location, type, size, quantity), an irrigation plan, an approved site plan, and a copy of the entitlement conditions of approval. The plans shall depict landscape improvements around the perimeter of the proposed modular building, which may be planter boxes, and the required trees within the parking lot planter areas void of trees. The set must be approved by the Departments of Public Works and Community Development prior to issuance of building permits. (PW) 5. Prior to final approval of the building permit (or issuance of a Certificate of Occupancy), the following shall be completed: a. Parking lot striping shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. PC Minutes - 4/23/96 5 (pcm050) b. All improvements (including landscaping) to the property shall be completed in accordance with the approved plans and conditions of approval specified herein. c. Compliance with all conditions of approval specified herein shall be accomplished. d. 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. e. The proposed modular building shall be tied into the City of Huntington Beach's water and sewer systems. (PW) f. A copy of the preschool/kindergarten State license shall be submitted to the Department of Community Development. 6. The use shall comply with the following: a. 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. (FD) b. The preschool/kindergarten operation shall be limited to an enrollment of no more than 104 children at any one time. c. The conditional use permit shall apply only to the two classrooms and office within the church facility and to the modular building. Any new structure for preschool/kindergarten use shall require new conditional use permit approval by the Planning Commission. d. Occupancy of the proposed modular building shall be limited to the hours of 7:30 AM through 6:00 PM. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. All applicable Public Works fees shall be paid. (PW) 2. Traffic Impact Fees shall be paid at the time of final inspection or Certificate of Occupancy. (PW) 3. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards. PC Minutes - 4/23/96 6 (p=050) 4. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 5. The preschool/kindergarten use shall comply with Chapter 8.40, Noise Control, of the Huntington Beach Municipal Code. 6. The Planning Commission reserves the right to revoke Conditional Use Permit No. 95-91, pursuant to a public hearing, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 7. Conditional Use Permit No. 95-91 shall become null and void unless exercised within one 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 Department of Community Development a minimum 30 days prior to the expiration date. C. CONSENT CALENDAR A MOTION WAS MADE BY KERINS, SECOND BY BIDDLE, TO CONTINUE THE PLANNING COMMISSION MINUTES DATED APRIL 9, 1996, TO THE MAY 28, 1996, PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Livengood, Kerins, Biddle NOES: None ABSENT: Holden, Tillotson, Speaker ABSTAIN: Gorman MOTION PASSED D. NON-PUBLIC HEARING ITEMS None E. PLANNING COMMISSION ITEMS/INOUIRIES Commissioner Livenzood - directed staff to consider putting all code requirements into a separate section so the applicant knows which are conditions of approval and which are requirements. Commissioner Kerins - asked staff to distribute copies of the Planning Commission action letters to the Commission and City Council within one week of approval. He also asked staff about the ability to distribute the minutes within one week the meeting. PC Minutes - 4/23/96 7 (p=050) Commissioner Biddle - thanked staff for the Planning Commission workshop and requested that the materials handed out to the Commissioners at the workshop be made available to those Commissioners who were not present. F. COMMUNITY DEVELOPMENT ITEMS Howard Zelefsky, Planninz Director - restated actions taken at the April 22, 1996, City Council meeting. Mr. Zelefsky also stated that there would only be one item ready for action for the May 14, 1996, Planning Commission meeting and asked the Commission to consider canceling the meeting and adjourning to the May 28, 1996, meeting. A MOTION WAS MADE BY BIDDLE, SECOND BY GORMAN, TO CANCEL THE MAY 14, 1996, PLANNING COMMISSION MEETING AND ADJOURN TO THE MAY 28, 1996, PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Livengood, Kerins, Biddle, Gorman NOES: None ABSENT: Holden, Tillotson, Speaker ABSTAIN: None MOTION PASSED F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Susan Pierce, Associate Planner - discussed items for the May 28, 1996, Planning Commission meeting. PC Minutes - 4/23/96 8 (p=050) [1 G. ADJOURNMENT: Adjourn to the May 28, 1996, Planning Commission Meeting at 7:00 PM A MOTION WAS MADE BY KERINS, SECOND BY BIDDLE, TO ADJOURN TO THE MAY 28, 1996, PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Livengood, Kerins, Biddle, Gorman NOES: None ABSENT: Holden, Tillotson, Speaker ABSTAIN: None MOTION PASSED /kjl APPR VED BY: and Zelefsky3ecretary PC Minutes - 4/23/96 Planning Commission Chairperson 9 (p=050)