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HomeMy WebLinkAbout1997-03-12MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, MARCH 12,1997 -1:30 P.M. :ZONING ADMINISTRATOR: Herb Fauland ,STAFF MEMBER: Wayne Carvalho, Jane Madera, Kim Langel (recording secretary) MINUTES: October 30, November 13 and November 20, 1996 Minutes were approved. ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO. 96-81 (HARBOR POINTE PERIMETER ALL APPLICANT: Dennis L. Paquette, 1100 Adams Avenue, 1301, Costa Mesa, CA 92626 PROPERTY OWNER: Tiara De La Pacifica, a.k.a. Harbor Pointe HOA, 1500 Adams Avenue, #104, Costa Mesa, CA 92626 REQUEST: To permit an eight (8) foot high wall along the south property line of the Harbor Pointe condominium complex. LOCATION: 4662-4872 Tiara Drive (south side of Warner Avenue between Lynn Street and Green Street). PROJECT PLANNER: Wayne Carvalho Wayne Carvalho, Staff Planner, displayed site plan stating that the request is to permit an eight (8) foot high wall along the south property line of the Harbor Pointe condominium complex at 4662-4872 Tiara Drive. The applicant has indicated that the current wall is in a state of dilapidation from vehicles running in to it. The wall is proposed to be polystyrene, reinforced with metal studs. The wall will be adjacent to a six (6) foot high wicker fence located on the north property line at the apartment complex to the south. Staff stated that the City prefers to have a single fence between two (2) properties, rather than abutting double fences. Staff requested that the applicant contact the adjacent property owner to the south and request permission to remove the existing fence and install the wall on the common property line. As of the hearing date the applicant has not been successful in contacting the adjacent property owner. Staff is recommending that the fence be allowed, entirely on the subject site a maximum two (2) inches from the property line, with the stipulation that should they receive authorization from the property to the south, that the wall be installed on the common property line. Staff stated that they have not received any correspondence regarding the request. Staff is recommending approval of the request with the findings and conditions of approval as outlined in the staff report. Herb Fauland, Zoning Administrator, asked staff if the letter written to the property owner to the south requesting a joint wall was on file. Staff stated that it was. THE PUBLIC HEARING WAS OPENED. Richard Monheim, PO Box 823, Los Alamitos, stated that his property would abut the subject wall and is concerned about the proposed materials and finish. Mr. Monheim stated that the project is not defined enough to receive approval. Gary Briggs, 10221 Slater, #107, Fountain Valley, stated his concern that the rear side of the wall be finished the same as the front side, so that in the event the abutting fence is removed there will be a consistent finish. Willa Maresh, 4781 Hermanson Circle, stated concern that the proposed finish will not be maintainable in the event it is struck by a vehicle. Virginia Hayes, 4752 Tiara, #104, spoke in support of the proposed request. Dennis Paquette, 1808 Main Street, #220, Tustin, applicant, stated that the request was originated due to,a large number of complaints from neighbors that the fence was not properly maintained. Mr. Paquette stated that there may be a problem with the rear side of the wall being finished because the adjacent fence will not be removed to allow access after the wall is installed. Herb Fauland, Zoning Administrator, asked Mr. Paquette if there were any samples and/or brochures of the proposed materials. Mr. Paquette stated that there were no samples but did have technical data available. Wayne Carvalho, Staff Planner, explained that the wall will be Styrofoam on polystyrene, with a stucco finish so it appears to be a block wall that has a stucco finish on it. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, asked staff if there have been any surveys done on the property to identify where the fence currently exists. He questioned if there had not, will there be a condition of approval for the property surveys to ensure that the wall is placed in the proper location. Staff stated that a survey had not been done and had not been incorporated into the conditions. Staff further stated that staff reviews the plans to determine if a wall will be on a common or private property line and discrepancies with these lines is a civil matter. Mr. Fauland stated his concern that the wall be legally on the correct property line and will recommend that a survey be done to determine the property lines. ZA Minutes - 3/12/97 2 (97ZM0312) Mr. Fauland stated that he would be approving the request with the added conditions that the applicant get mutual agreement, or possibility of mutual agreement for common wall construction, that the proposed stucco finish also be provided on the south side of the wall and survey requirements to ensure that the wall is placed in its proper location. CONDITIONAL USE PERMIT NO.96-81 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO 96-81• Conditional Use Permit No. 96-81 for the establishment, maintenance and operation of an eight foot high stucco wall along the southerly property line spanning for an approximate total of 500 feet, 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. The new wall will provide added security and privacy to the residents in the condominium complex without impacting the adjacent residents or property values. Furthermore, noise impacts between properties will be minimized with the addition of solid construction materials. 2. The conditional use permit for the stucco wall will be compatible with surrounding uses. The wall is designed with a stucco finish and will be compatible with the surrounding structures. The south side of the proposed wall will also incorporate the stucco finish to minimize aesthetic and visual impacts to residents residing in the apartment buildings to the south. 3. The proposed eight foot high stucco wall along the southerly property line will comply with the provisions of the base district 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 except for the exceptions for the increased height. The wall will also be constructed in compliance with the Uniform Building Code. 4. The granting of the conditional use permit will not adversely affect the General Plan. The proposed wall is consistent with the Land Use Element designation of Residential Medium High Density on the subject property. !CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.96-81: 1. The site plan and wall elevations received and dated September 20, 1996 shall be the conceptually approved layout with the following modifications. a. The proposed stucco finish shall also be provided on the south side of the wall. b. The maximum separation between the wall and property line shall not exceed two (2) inches. ZA Minutes - 3/12/97 3 (97ZM0312) 2. The proposed wall may be constructed on the common property line provided the applicant obtain authorization from the adjacent property owner(s), and the existing wood fence system be removed. Condition 1 a. shall still apply. 3. Prior to of submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, etc.). b. A survey shall be completed to properly identify the location of the southerly property line. The survey shall depict the location of the existing fencing and proposed wall systems. Evidence of the survey shall be submitted to the Department of Community Development upon submittal for plan check 4. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 96-81 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 96-81 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. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-81, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. ZA Minutes - 3/12/97 4 (97ZM0312) 4. 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, except as noted herein. 5. Building permits shall be required prior to construction of the wall. 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 7. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Zoning Administrator's action. ITEM 2: CONDITIONAL USE PERMIT NO 96-73/NEGATIVE DECLARATION NO 96-10 (DYNAMIC COOKING SYSTEMS) APPLICANT: Bruce McDonald, Master Development Corporation, 3991 MacArthur Blvd., Suite 215, Newport Beach, CA 92660 PROPERTY OWNER: Steve Barker, McDonnell Douglas Realty Corporation, Inc., 4060 Lakewood Blvd., 6th Floor, Long Beach, CA 90808 REQUEST: To permit the construction of a 167,950 square foot industrial building. The facility will consist of warehouse, manufacturing, distribution, and office uses for Dynamic Cooking Systems which manufactures high end commercial and residential cooking equipment. LOCATION: 5800 Skylab Road (southeast of Skylab Road and Able Lane within the McDonnell Centre Business Park). PROJECT PLANNER: Jane Madera f' L Jane Madera, Staff Planner, displayed site plan, elevations and photographs stating the request is to permit the construction of a 167,950 square foot industrial building at 5800 Skylab Road. The facility will consist of warehouse, manufacturing, distribution, and office uses for Dynamic Cooking Systems which manufactures high end commercial and residential cooking equipment. The subject site is located in the McDonnell Douglas Centre Business Park, a specific plan area currently under preparation for the entire 307 acre McDonnell Douglas area. The site will include office space for the manufacturing and warehouse facility. ZA Minutes - 3/12/97 , 5 (97ZM0312) Staff has agreed to process this project along with the Airtech International project (also located in the proposed specific plan) prior to adoption of the specific plan and the concurrent environmental impact report which is going along with the specific plan. Staff has established one (1) environmental assessment which covered the environmental analysis for Dynamic Cooking Systems and Airtech International. The Environmental Assessment Committee reviewed the environmental assessment and recommended a negative declaration with mitigation measures be prepared for both projects. Staff stated that the two (2) projects were treated as one (1) because of their proximity in location, their close description of uses (industrial) and their timing of development. Staff is recommending approval of the Dynamic Cooking Systems proposed request because the project is conditioned to be in compliance with the specific plan that is currently under preparation, it is compatible with other adjacent uses and it is compatible with the City's General Plan. Staff also stated that the proposed layout offers good circulation, provides required parking, landscaping, minimum setbacks and height. Staff stated that the conditions of approval previously presented to the applicant had been revised and a copy of the revisions had been distributed prior to this meeting. Staff reviewed the revisions with the Zoning Administrator. Staff stated that they have not received any correspondence regarding this request. Herb Fauland, Zoning Administrator, asked if staff had discussed the revisions to the conditions of approval with the applicant prior to the meeting. Staff stated that the majority of the conditions had been discussed with the applicant. THE PUBLIC HEARING WAS OPENED. Bruce McDonald, 3991 MacArthur Blvd., Newport Beach, applicant, stated concern regarding Code Requirement No. 7, which indicates landscaping and improvements within the public right- of-way are subject to a License and Maintenance Agreement with the City. Mr. McDonald feels this should be a condition of the project not an Agreement. Jane Madera, Staff Planner, explained that since the specific plan is still being prepared, the wording, "if necessary" was applied to the condition. Mr. McDonald asked staff if a third party default would cause occupancy to be withheld. Staff stated that it would. Mr. McDonald stated that he was not in accord with staff regarding Conditions No. 6.f. and 6.k.. He stated that he would prefer Condition No. 61 be modified to indicate connections to the water mains as required by the Water Division of Public Works and the Fire Department. He stated 6.k. should include that improvements to traffic/circulation and water as required in the conditions of approval for Tentative Parcel Map No. 95-186 have been implemented to the satisfaction of the Public Works Director. Merle Pautsch, 4060 Lakewood Blvd., Long Beach, representing McDonnell Douglas Reality Company the property owner, stated that many issues are dependent on the City's timing, such as processes and approvals. The City's ability to process and perform their obligations will affect the timing of other contractual issues. E J ZA Minutes - 3/12/97 6 (97ZM0312) THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, stated that the City will do everything within the bounds of legal requirements to fulfill their obligations in a timely manner. He stated that he would be approving the request with the findings and conditions as outlined by staff, along with the modifications as proposed, and revised language for Condition Nos. 61 and 6.k. as requested by the applicant. CONDITIONAL USE PERMIT NO.96-73 AND NEGATIVE DECLARATION NO.96-10 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO 96-73• 1. Conditional Use Permit No. 96-73 for the establishment, maintenance and operation of the 167,950 square foot industrial building with security fencing 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 based on the following: a. The project layout is designed so that truck shipping and receiving activities are focused toward other industrial uses to the south and west of the subject site and away from residential units to the east. In addition, impacts to adjacent uses will be minimized because the building will be constructed at more than the minimum setback requirements on at least three (3) sides. b. With the conditions of approval imposed, the three (3) proposed access points to the site will be designed to reduce traffic conflicts by allowing not only adequate points of ingress and egress but also by separating truck traffic from employee and visitor's passenger vehicles. c. Adequate infrastructure improvements to support the proposed development will be provided at the site prior to operation of the use. 2. The conditional use permit will be compatible with surrounding uses because the proposed project is an industrial warehouse and manufacturing facility similar to the other existing and proposed industrial uses in the McDonnell Centre Business Park. 3. The proposed 167,950 square foot industrial building with security fencing will comply with the provisions of the base district 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. With the conditions of approval imposed, the project will be consistent with the McDonnell Centre Business Park Specific Plan currently in preparation. ZA Minutes - 3/12/97 7 (97ZM0312) 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of General Industrial on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Goal LU-1: Achieve development that maintains or improves the City's fiscal viability and reflects economic demands while maintaining and improving the quality of life for the current and future residents of Huntington Beach. b. Goal L U-2: Ensure that development is adequately served by transportation infrastructure, utility infrastructure, and public services. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.96-73: 1. The site plan, floor plans and elevations received and dated January 30, 1997, shall be the conceptually approved layout in accordance with the draft McDonnell Centre Business Park Specific Plan and with the following modifications: a. Elevations shall depict colors and building materials proposed. b. Increase the width of the two (2) driveway entrances on Skylab Road to a minimum of 30 feet each. Increase the width of the driveway entrance on Able Lane to a minimum of 40 feet. c. A pedestrian access way to the main building entry shall be provided across parking lot drive aisle and through perimeter landscaping to a public sidewalk. The minimum walkway width shall be six (6) feet. d. Stamped concrete shall be provided at the driveway entrances on both Skylab Road and Able Lane from the property line to the back of the adjacent landscape planter on -site. e. All pedestrian accessways and pedestrian crossings at vehicular entrances shall be handicapped accessible. f. A materials palette of the identical colors proposed for the structure shall be submitted to verify compatibility between the materials. 1 ZA Minutes - 3/12/97 8 (97ZM0312) g. In order to meet the goals and objectives of the McDonnell Business Centre Park Specific Plan architectural and design guidelines, the elevations shall be amended as follows: 1) An additional concrete panel with horizontal formliner shall be added on the north elevation facing Skylab Road between panel segments F-G and G-H. The clear story windows in panel segment E-F may be relocated to segment F-G. 2) The glass panel shall be expanded on the north elevation facing Skylab Road between panel segments L-M and a concrete panel with horizontal formliners shall be added in panel segment K-L. The clear story windows in segment J-K shall be relocated to segment K-L and the clear story windows in segment L-M may be eliminated. The brushed aluminum column shall be relocated to the east side of segment L. 3) An additional concrete panel with horizontal formliner shall be added on the west elevation facing Able Lane between panel segments 2-3 and 6-7. The clear story windows in segments 2-3 and 6-7 may be eliminated. 4) Starting at panel segment M on the south elevation, the glass panel treatment shall be expanded 20 feet to the east above the eight (8) foot high concrete screen wall. h. The landscaping and trees adjacent to building walls shall be clustered at the plain building panel segments so that the segments with visual interest, horizontal formliners, and glass panels, and clear story windows are not obstructed from view. i. A landscape berm or double row of shrubs shall be included along the project perimeter subject to the standards of the McDonnell Business Centre Park Specific Plan. j. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) k. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights -of -way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) ZA Minutes - 3/12/97 (97ZM0312) 1. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. 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 showing screening must be submitted for review and approval with the application for tenant improvement building permit(s). (Code Requirement) m. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non -obtrusive, not interfere with sidewalk areas, and comply with required setbacks. n. There shall be no double wall/fence condition on the south property line. o. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. Lighting shall be designed to maximize illumination in the parking areas, all pedestrian walkways, and at points of ingress/egress to the building. p. The driveway geometry of the Able Lane truck entrance shall be reconfigured to allow for large truck turns from the curb lane into the site. The redesign shall be subject to Public Works Director and Community Development Director approval. 2. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) b. 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) ZA Minutes - 3/12/97 10 (97ZM0312) c. Blockwall/fencing plans shall be submitted to 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 both existing walls and new proposed walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials consistent with the McDonnell Centre Business Park Specific Plan, seep holes, and drainage. d. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer and submitted for approval. e. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (Code Requirement) f. A hydrology/hydraulic report for the site shall be provided. All on -site drainage shall be collected, sent through a clarifier and piped directly into the storm drain. g. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) 3. Prior to of submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. All Fire Department requirements shall be noted on the building plans. (FD). ZA Minutes - 3/12/97 11 (97ZM0312) 4. Prior to issuance of building permits, the following shall be completed: a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. b. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; 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 applicable Design Guidelines of the McDonnell Centre Business Park Specific Plan. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees and shall be incorporated into the projects landscape plan. (PW) (Code Requirement) c. A street improvement plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) d. A grading plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. An erosion control plan shall be submitted to the Department of Public Works. (PW) e. Final design elevations of grading shall not vary from elevations shown on the tentative map by more than one (1) foot. (PW) f. Submit a Parking Management Plan approved by property owner for review and approval by the Department of Community Development which contains parking space designations for employees, customers, preferential carpooling spaces, and other parking as required by the Transportation Demand Management Ordinance. g. The Final Map shall be accepted by the City Engineer, recorded with the Orange County Recorder and a copy filed with the Department of Community Development. (Code Requirement) 0 ZA Minutes - 3/12/97 12 (97ZM0312) J h. An interim parking and/or building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The plan shall detail that all construction staging areas are located as far as possible from residential areas. (Mitigation Measure). The applicant shall obtain any necessary encroachment permits from the Department of Public Works. i. Submit gated entryway (access control devices) plans to the Department of Community Development. The gated entryway shall comply with Fire Department Standard No. 403. Prior to the installation of any gates, such plan shall be reviewed and approved by the Community Development, Fire and Public Works Departments. j. Submit written evidence from Rainbow Disposal that refuse collection can be accommodated from the refuse bins placed behind the security gate. If Rainbow Disposal can not accommodate the proposed design, an alternate trash enclosure location and design shall be subject to Community Development Director approval. k. The applicant shall demonstrate compliance with all applicable provisions of the Transportation Demand Management Ordinance. 1. Submit a planned sign program for review of all directional signs and business identification signs. The planned sign program shall be reviewed and approved prior to the first sign request. 5. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. ZA Minutes - 3/12/97 13 (97ZM0312) 6. Prior to final building permit inspection and commencement of use, the following shall be completed: a. The applicant shall obtain any necessary permits from the South Coast Air Quality Management District and submit a copy to Department of Community Development. b. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) Landscaping; 2) A Class III wet standpipe system (combination) will be installed to comply with Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 4) A 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. The system will provide the following: a) water flow, valve tamper and trouble detection; b) 24 hour supervision; and c) annunciation. (FD) 5) Fire lanes will be designated and posted to comply with City Specification No. 415. (FD) 6) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be sized a minimum of ten (10) inches with a brush stroke of one and one-half (1-1/2) inches. (FD) 7) Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. (FD) f] 1 1-1 ZA Minutes - 3/12/97 14 (97ZM0312) 8) Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. (FD) 9) Fire hydrants shall be installed prior to combustible construction in number and locations specified by the Fire Department. Shop drawings will be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) 10) An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. (FD) 11) Elevators will be sized to accommodate an ambulance gurney. Minimum six (6) feet, eight (8) inches wide by four (4) feet, three (3) inches deep with minimum 42 inch opening. 12) Security gates will be designed to comply with City Specification No. 403. 13) Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification #401. Include the circulation plan and dimensions of all access roads (24 foot or 27 foot fire lanes, turnarounds, and 17 feet by 45 feet radius turns). c. 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 by the Public Works Water Division and the City of Huntington Beach Fire Department prior to any construction. (PW) d. The entire public water system, and the private fire system, shall be designed and installed per the Huntington Beach Water Division's Specifications. e. The proposed on -site water system shall consist of one (1) domestic water service (three inch minimum), one (1) separate irrigation service sized per the developer's landscape architect, and a separate private fire protection system sized per the City of Huntington Beach Fire departments requirements. Additionally, the site shall be serviced by fire hydrants located per the City of Huntington Beach Fire Department. The developer shall submit hydraulic calculations supporting proposed water system design with the first plan check submittal package. ZA Minutes - 3/12/97 15 (97ZM0312) f. The private fire protection system shall consist of on -site piping looped around the proposed structure, with connections to the water mains as required by the Water Division of Public Works and the Fire Department. The fire protection system may ultimately require connections in Able Lane and Skylab Road, if necessary. The service connections shall consist of meters and Double Check Detector Check backflow devices installed per the Water Division Standard Plan 618. The private fire hydrants shall be located per the City of Huntington Beach Fire Department. The private fire hydrants shall not be painted the same color as public fire hydrants. Design and construction of the underground portion of the private fire system shall be per the Huntington Beach Water Division's Design Criteria, Standard Plans and Specifications. g. The developer shall use "drought tolerant" plants and turf for all common are landscaping. h. All underground construction of the private on -site fire system shall be inspected by the Huntington Beach Water Division. All material and contractor license requirements for public underground construction shall apply to the underground portion of the private on - site fire system. i. Backflow protection shall be installed per the Huntington Beach Water Division Standard Plan 609 for both domestic and irrigation water services. Al backflow devices shall be painted to match surrounding aesthetics, and be screened from view to the satisfaction of the City of Huntington Beach Fire Department, Landscape Architect and Water Division. The markings indicating the size, model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. j. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. k. The applicant shall provide proof to the Director of Public Works that improvements to traffic/circulation and water as required in the conditions of approval for Tentative Parcel Map No. 95-186 have been implemented to the satisfaction of the Public Works Director. (Mitigation Measure) 1. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. ZA Minutes - 3/12/97 16 (97ZM0312) rl 7. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted, marked, and 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. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. c. The security gate on the east side of the project shall remain open from one-half (1/2) hour before to one-half (1/2) hour after each shift change to facilitate vehicle movement and employee parking in and around the site. 8. The Community Development Director ensures compliance with all conditions of approval herein. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 96-73 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 96-73 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. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-73, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 5. An encroachment permit shall be required for all work within the right-of-way. (PW) ZA Minutes - 3/12/97 17 (97ZM0312) 6. All new utilities shall be installed underground. 7. If necessary, any landscaping and improvements located within the public right-of-way shall be subject to a License and Maintenance Agreement with the City of Huntington Beach. 8. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying the building. 9. State -mandated school impact fees shall be paid prior to issuance of building permits. 10. 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, except as noted herein. 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 13. The applicant shall submit a check in the amount of $38.00 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 to the Department of Community Development within two (2) days of the Zoning Administrator's action. (Please note: only one [1] $38.00 check is needed for both Dynamic Cooking Systems and Airtech. Please coordinate with the Airtech applicant and submit only one [1] check.) ZA Minutes - 3/12/97 18 (97ZM0312) ITEM 3: CONDITIONAL USE PERMIT NO 96-1041NEGATIVE DECLARATION NO 96-10 (AIRTECH INTERNATIONAL INC.) APPLICANT: Chad Fester, Airtech International Inc., 2542 East Del Amo Blvd., Carson, CA 90749 PROPERTY OWNER: Steve Barker McDonnell Douglas Realty Corporation, Inc., 4060 Lakewood Blvd., 6th Floor, Long Beach, CA 90808 REQUEST: To permit the construction of a 121,500 square foot industrial building. The facility will consist of warehouse, manufacturing, distribution, laboratory and office uses for Airtech International Inc., which manufactures composite materials used in the aircraft and aerospace industries and for high end sporting equipment. The project includes a request to provide construction of code required parking stalls only if and when the proposed user vacates the site. The applicant proposes to construct only the amount of parking stalls necessary to meet their needs at this time. The land necessary for the additional required parking spaces will be landscaped and held in reserve until such time as the parking becomes necessary. LOCATION: 5700 Skylab Road (southwest of Skylab Road and Able Lane, within the McDonnell Centre Business Park). PROJECT PLANNER: Jane Madera Jane Madera, Staff Planner, displayed site plan, photographs and a model stating the request is to permit the construction of a 121,500 square foot industrial building at 5700 Skylab Road in the McDonnell Centre Business Park. The facility will consist of warehouse, manufacturing, distribution, laboratory and office uses for Airtech International Inc., which manufactures composite materials used in the aircraft and aerospace industries and for high end sporting equipment. The project includes a request to provide construction of code required parking stalls only if and when the proposed user vacates the site. The applicant proposes to construct only the amount of parking stalls necessary to meet their needs at this time. The land necessary for the additional required parking spaces will be landscaped and held in reserve until such time as the parking becomes necessary. Staff stated that this request differs from the previous request in that they are proposing approval of two (2) different site plans. Airtech has demonstrated that their parking needs are less than the code required parking so they are proposing Plan A which shows parking in compliance with the code (specific plan) and Plan B which shows landscaping improvements and wider parking stalls in lieu of all the code required parking. In lieu of the minimum nine (9) foot wide parking stalls (standard stall size), the applicant is proposing ten (10) foot wide stalls in order to give extra maneuverability on their site. The proposed request requires 184 parking stalls. Plan A shows that 184 parking stalls can be provided on -site. Plan B shows a provision of 108 parking stalls, which the applicant has demonstrated as sufficient for their projected number of employees and visitors to the site. ZA Minutes - 3/12/97 19 (97ZM0312) Staff is recommending approval of the request with the findings and conditions of approval as outlined in the staff report and the modifications as reviewed for the previous project. THE PUBLIC HEARING WAS OPENED. Dennis Waterkotte, 2542 E. Del Amo Blvd, Carson, representing applicant, stated that he was unaware of the chainlink fencing being allowed in the specific plan as approved on Sharp property. He stated that they thought it was wrought iron only. He also stated that he would like to have the same amendments to conditions as stated in the previous item. Staff explained that the chainlink fencing was approved prior to the conception of the specific plan. Since Sharp was approved before this time they were allowed to build a chainlink fence. Chuck Terry, 3300 Irvine Avenue, Suite 235, Newport Beach, architect for the project, stated that they were not proposing elevator installation in regards to Condition No. 6.b.11. He also requested deletion of the requirement to setback rooftop mechanical equipment 15 feet from the exterior edges of the building. He stated that they are proposing a parapet wall for screening. Staff stated that would be acceptable. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, stated he would be approving the request with findings and conditions of approval as outlined by staff along with the modified language as agreed upon by the applicant and staff. CONDITIONAL USE PERMIT NO.96-104 AND NEGATIVE DECLARATION NO.96- 10 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.96-104: 1. Conditional Use Permit No. 96-104 for the establishment, maintenance and operation of the 121,500 square foot industrial building with security fencing 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 based on the following: a. The project layout is designed in the center of an industrial park and not in the immediate vicinity of any residential properties. In addition, the building will be constructed at more than the minimum setback requirements. LJ 1-1 ZA Minutes - 3/12/97 20 (97ZM0312) b. The project layout and circulation design will provide adequate points of ingress and egress and will also separate truck traffic from employee and visitor's passenger vehicles. c. Adequate infrastructure improvements to support the proposed development will be provided at the site prior to operation of the use. 2. The conditional use permit will be compatible with surrounding uses because the proposed project is an industrial warehouse and manufacturing facility similar to the other existing and proposed industrial uses in the McDonnell Centre Business Park. 3. The proposed 121,500 square foot industrial building with security fencing will comply with the provisions of the base district 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. With the conditions of approval imposed, the project will be consistent with the McDonnell Centre Business Park Specific Plan currently in preparation. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of General Industrial on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Goal LU-1: Achieve development that maintains or improves the City's fiscal viability and reflects economic demands while maintaining and improving the quality of life for the current and future residents of Huntington Beach. b. Goal LU-2: Ensure that development is adequately served by transportation infrastructure, utility infrastructure, and public services. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO 96-104: 1. The site plan, floor plans and elevations received and dated February 4, 1997, shall be the conceptually approved layout in accordance with the draft McDonnell Centre Business Park Specific Plan and with the following modifications: a. Elevations shall depict colors and building materials proposed. b. All landscape planters adjacent to parking stalls shall be increased by two (2) feet in width to serve as vehicle overhang. The actual parking stall will therefore be 17 feet in length with two (2) feet of overhang and the landscape curb will serve as a wheel stop. c. A pedestrian access way to the main building entry shall be provided across parking lot drive aisle and through perimeter landscaping to a public sidewalk. The minimum walkway width shall be six (6) feet. ZA Minutes - 3/12/97 21 (97ZM0312) d. Stamped concrete shall be provided at the driveway entrances on both Skylab Road and Able Lane from the property line to the back of the adjacent landscape planter on -site. e. All pedestrian accessways and pedestrian crossings at vehicular entrances shall be handicapped accessible. f. The concrete screen wall for the loading area shall be continued around the corner along the south property line for a minimum distance of ten (10) feet. g. The wrought iron fencing shall be black in color and the same pattern as the adjacent Sharp Electronics project. Alternative wrought iron design shall be subject to review and approval of the Community Development Director. Any pilasters required for fence construction shall be concrete and painted to match the building. Security gates shall also be black wrought iron. h. In order to meet the goals and objectives of the McDonnell Business Centre Park Specific Plan architectural and design guidelines, the elevations shall be amended as follows: 1) The building color shall be specified as light gray. 2) Only one (1) accent color shall be used for all metal doors, canopies, roof top screening (tower), and accent band. The accent color should be darker than the walls. 3) The window frame colors and materials shall be identified. 4) The canopy over the entry to the building shall be extended approximately two (2) to four (4) feet. 5) Additional horizontal scoring lines, similar to the north and east elevations, shall be provided over the truck court on the south elevation. i. A materials palette of the identical colors proposed for the structure shall be submitted to verify compatibility between the materials. j. Any screen wall proposed around the employee patio shall be painted to match the building. k. The landscaping and trees adjacent to building walls shall be clustered at the plain building panel segments so that the segments with visual interest, vertical scoring, and glass panels are not obstructed from view. 1. A landscape berm or double row of shrubs shall be included along the project perimeter subject to the standards of the McDonnell Business Centre Park Specific Plan. LJ ZA Minutes - 3/12/97 22 (97ZM0312) m. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) n. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights -of -way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) o. All exterior mechanical equipment shall be screened from view on all sides. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. 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 showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) p. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non -obtrusive, not interfere with sidewalk areas, and comply with required setbacks. q. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. Lighting shall be designed to maximize illumination in the parking areas, all pedestrian walkways, and at points of ingress/egress to the building. 2. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) b. 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) c. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer and submitted for approval. d. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (Code Requirement) ZA Minutes - 3/12/97 23 (97ZM0312) e. A hydrology/hydraulic report for the site shall be provided. All on -site drainage shall be collected, sent through a clarifier and piped directly into the storm drain. f. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) 3. Prior to of submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. All Fire Department requirements shall be noted on the building plans. (FD). 4. Prior to issuance of building permits, the following shall be completed: a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. b. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. An arborist study shall also be submitted. The landscape plans shall be in conformance with applicable Design Guidelines of the McDonnell Centre Business Park Specific Plan. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees and shall be incorporated into the project's landscape plan. (PW) (Code Requirement) c. A street improvement plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) d. A grading plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. An erosion control plan shall be submitted to the Department of Public Works. (PW) ZA Minutes - 3/12/97 24 (97ZM0312) F� e. Final design elevations of grading shall not vary from elevations shown on the tentative map by more than one (1) foot. (PW ) f. Submit a Parking Management Plan approved by property owner for review and approval by the Department of Community Development which contains parking space designations for employees, customers, preferential carpooling spaces, and other parking as required by the Transportation Demand Management Ordinance. g. The Final Map shall be accepted by the City Engineer, recorded with the Orange County Recorder and a copy filed with the Department of Community Development. (Code Requirement) h. An interim parking and/or building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The plan shall detail that all construction staging areas are located as far as possible from residential areas. (Mitigation Measure). The applicant shall obtain any necessary encroachment permits from the Department of Public Works. i. Submit gated entryway (access control devices) plans to the Department of Community Development. The gated entryway shall comply with Fire Department Standard No. 403. Prior to the installation of any gates, such plan shall be reviewed and approved by the Community Development, Fire and Public Works Departments. j. Submit written evidence from Rainbow Disposal that refuse collection can be accommodated from the refuse bins placed behind the security gate. If Rainbow Disposal can not accommodate the proposed design, an alternate trash enclosure location and design shall be subject to Community Development Director approval. k. The applicant shall demonstrate compliance with all applicable provisions of the Transportation Demand Management Ordinance. Submit a planned sign program for review of all directional signs and business identification signs. The planned sign program shall be reviewed and approved prior to the first sign request. ZA Minutes - 3/12/97 25 (97ZM0312) in. A covenant which requires that any future user be subject to review and approval by the City shall be submitted. The covenant shall be subject to review and approval by the city Attorney's Office. The covenant shall identify that the 108 provided parking spaces have been deemed sufficient for Airtech International Inc. requirements only and any other future use will be subject to provision of the remaining 76 code required parking spaces pursuant to the approved design and layout of Plan B. The covenant may specify that a further parking study may be provided to determine if the additional 76 parking spaces are necessary at the time of new tenant is proposed. However, any further parking study shall be subject to review and approval by the city. After approval of the covenant by both City Attorney's Office and the Community Development Department, but before Certificate of Occupancy, the covenant shall be recorded on the property. 5. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 6. Prior to final building permit inspection and commencement of use, the following shall be completed: a. The applicant shall obtain any necessary permits from the South Coast Air Quality Management District and submit a copy to Department of Community Development. b. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) Landscaping; 2) A Class III wet standpipe system (combination) will be installed to comply with Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) ZA Minutes - 3/12/97 26 (97ZM0312) 4) A 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. The system will provide the following: a) water flow, valve tamper and trouble detection; b) 24 hour supervision; and c) annunciation. (FD) 5) Fire lanes will be designated and posted to comply with City Specification No. 415. (FD) 6) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be sized a minimum of ten (10) inches with a brush stroke of one and one-half (1-1/2) inches. (FD) 7) Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. (FD) 8) Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. (FD) 9) Fire hydrants shall be installed prior to combustible construction in number and locations specified by the Fire Department. Shop drawings will be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) 10) An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. (FD) 11) If proposed, elevators will be sized to accommodate an ambulance gurney. Minimum six (6) feet, eight (8) inches wide by four (4) feet, three (3) inches deep with minimum 42 inch opening. 12) Security gates will be designed to comply with City Specification No. 403. 13) Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification #401. Include the circulation plan and dimensions of all access roads (24 foot or 27 foot fire lanes, turnarounds, and 17 feet by 45 feet radius turns). ZA Minutes - 3/12/97 27 (97ZM0312) 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 by the Public Works Water Division and the City of Huntington Beach Fire Department prior to any construction. (PW) d. The entire public water system, and the private fire system, shall be designed and installed per the Huntington Beach Water Division's and Specifications. The proposed on -site water system shall consist of one (1) domestic water service (three inch minimum), one (1) separate irrigation service sized per the developer's landscape architect, and a separate private fire protection system sized per the City of Huntington Beach Fire Department's requirements. Additionally, the site shall be serviced by fire hydrants located per the City of Huntington Beach Fire Department. The developer shall submit hydraulic calculations supporting proposed water system design with the first plan check submittal package. f. The private fire protection system shall consist of on -site piping looped around the proposed structure, with connections to the water mains as required by the Water Division of Public Works and the Fire Department. The fire protection system may ultimately require two (2) connections in Skylab Road. The service connections shall consist of meters and Double Check Detector Check backflow devices installed per the Water Division Standard Plan 618. The private fire hydrants shall be located per the City of Huntington Beach Fire Department. The private fire hydrants shall not be painted the same color as public fire hydrants. Design and construction of the underground portion of the private fire system shall be per the Huntington Beach Water Division's Design Criteria, Standard Plans and Specifications. g. The developer shall use "drought tolerant" plants and turf for all common are landscaping. h. All underground construction of the private on -site fire system shall be inspected by the Huntington Beach Water Division. All material and contractor license requirements for public underground construction shall apply to the underground portion of the private on - site fire system. i. Backflow protection shall be installed per the Huntington Beach Water Division Standard Plan 609 for both domestic and irrigation water services. Al backflow devices shall be painted to match surrounding aesthetics, and be screened from view to the satisfaction of the City of Huntington Beach Fire Department, Landscape Architect and Water Division. The markings indicating the size, model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. 1 11 ZA Minutes - 3/12/97 28 (97ZM0312) n 11 j. The applicant shall provide proof to the Director of Public Works that improvements to traffic/circulation and water as required in the conditions of approval for Tentative Parcel Map No. 95-186 have been implemented to the satisfaction of the Public Works Director. (Mitigation Measure) 1. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. in. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. n. Any parking lost as a result of this project shall be the sole responsibility of the current property owner (McDonnell Douglas Realty Company). Any loss of parking shall be either replaced in a nearby location at a one to one ratio or the property owner may submit a parking study conducted by a certified traffic engineer which analyzes the loss of parking and includes alternative recommendations to ensure that required parking for all uses within the McDonnell Business Centre is provided. The parking analysis shall be conducted based on parking requirements that are in effect at the time the study is undertaken and shall be incorporated in the Specific Plan. Either the replacement of the parking at a 1:1 ratio or the parking study shall be reviewed and approved by staff and the recommendations in place prior to Certificate of Occupancy for the Airtech parcel. (Mitigation Measure). 7. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted, marked, and 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. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. c. The security gate on the west side of the project shall remain open from one-half (1/2) hour before to one-half (1/2) hour after each shift change to facilitate vehicle movement and employee parking in and around the site. 8. The Community Development Director ensures compliance with all conditions of approval herein. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. ZA Minutes - 3/12/97 29 (97ZM0312) INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 96-104 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 96-104 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. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-104, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PV) 5. An encroachment permit shall be required for all work within the right-of-way. (PW) 6. All new utilities shall be installed underground. 7. If necessary, any landscaping and improvements located within the public right-of-way shall be subject to a License and Maintenance Agreement with the City of Huntington Beach. 8. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying the building. 9. State -mandated school impact fees shall be paid prior to issuance of building permits. 10. 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, except as noted herein. 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Department of Community Development. 1 ZA Minutes - 3/12/97 30 (97ZM0312) 13. The applicant shall submit a check in the amount of $38.00 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 to the Department of Community Development within two (2) days of the Zoning Administrator's action. (Please note: only one [1] $38.00 check is needed for both Dynamic Cooking Systems and Airtech. Please coordinate with the Dynamic Cooking Systems applicant and submit only one [1] check.) THE MEETING WAS ADJOURNED AT 3:15 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING AD NISTRATOR ON WEDNESDAY, APRIL 19,1997 AT 1:30 PM. Herb Fauland Zoning Administrator :kjl ZA Minutes - 3/12/97 31 (97ZM0312)