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HomeMy WebLinkAbout1997-05-27MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAYO MAY 27s 1997 STUDY SESSION -PM SIGN CODE AMENDMENT (5:30-6:00 PM - Wayne Carvalho REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE Council Chambers - Civic Center 2000 Main Street Huntington B,each, California P P P P P P P ROLL CALL: Inglee, Chapman, Livengood, Kerins, Biddle, Tillotson, Speaker AGENDA APPROVAL Anyon ' q wishing to speak mustfill out and submit aform to speak, No action can betaken by the P47nning COmmission on this date, unless the item is agendized. Any one wishing to speak on items not on tonight's agenda oron non-public hearing ilemsmay do so during ORAL COMMUNICATIONS. Speakers on items $0heduledfor pUB41C HEARING will be invited to speak during thepublic hearing, (4 MINUTES PER PERSON, NO DONATING OF TIME To OTffERS) A. ORAL COMMUNICATIONS NONE B. PUBLIC HEARING ITEMS B-1 TENTATIVE TRACT NO, 15355/CONDITIONAL USE PERMIT NO. 96- 76/COASTAL DEVELOPMENT PERMIT NO. 96-17 (ST. AUGUSTINE RESIDENTIAL PROJECT): APPLICANT: PLC Land Company LOCATION: Southeast Comer of Garfield Avenue and Seapoint Street PROJEC PLANNER: Mary Beth Broeren Tentative Tract No. 15355, Conditional Use Permit No. 96-76 and Coastal Development Permit No. 96-17 represent a request by PLC Land Company to subdivide a vacant 15.5 acre site for the construction of 71 detached single family units. Project density will be 4.6 units per gross acre. The tract will be gated and take access off of Summit Drive. A 7,300 square foot common open space area will be provided in the project for the benefit of the residents. The proposed units range in size from 1,820 to 2,750 square feet and meet all development standards of the Holly Seacliff Specific Plan. The project will be developed with the Z-Iot concept in which use easements are granted to adjacent property owners for the purpose of providing wider side yards. The request includes fences which exceed the maximum allowable height within the front yard setback on two lots and within the area required for intersection visibility on two lots. STAFF RECOMMENDATION: Staff recommends approval of the project for the following reasons: * The project is consistent with the goals and objectives of the General Plan, incorporating creative design that results in an attractive and viable residential area. * The project's design properly adapts to the surrounding terrain and land uses, and the site is physically suitable for the proposed density of 4.6 units per gross acre. * The project will not be detrimental to the general health, welfare and safety, nor detrimental or injurious to the value of property and improvements of the neighborhood or the City in general. The project is compatible with existing land uses and will be provided with the necessary infrastructure. In addition, adequate parking will be provided for project residents. + The project will comply with mitigation measures in Environmental Impact Report No. 89-1. * The project meets or exceeds the residential development standards of the Holly Seacliff Specific Plan, including the provision of common open space. * The fence request will not compromise public safety or detract from the visual character of the project. PC Minutes - 5/27/97 2 (97pcm527) The Commission discussed the payment of Library Fees, affordable housing requirements and call box location. THE PU13LIC HEARING WAS OPENED. Bill Holman, 23 Corporate Plaza Drive, #250, Newport Beach, representing applicant, stated that the subdivision is in conformance with Holly-Seacliff Specific Plan as recently amended. Mr. Holman stated that the original project proposed 75 lots which has now been reduced to 71 lots and all variance requests withdrawn. The density for the project has been lowered to meet market demand, and more private open space will be created for future individual property owners. Mr. Holman stated that Library Fees will be paid when the building permits are pulled. He stated that the call box will be located at the main entrance in the center of the circle which allows for five (5) car stacking. Suzanne Beukema, 9052 Christine Drive, representing FANS, spoke in support of the request. Carole Ann Wall, 8215 Wollum, representing FANS, spoke in support of the request. Bob Traver, 7402 Coho Drive, #105, representing FANS, spoke in support of the request. Carl Lawrence, Kingscross, Westminster, representing FANS, spoke in support of the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. A MOTION WAS MADE BY SPEAKER, SECONDED BY LIVENGOOD, TO APPROVE TENTATIVE TRACT NO. 15355, CONDITIONAL USE PERMIT NO. 96-76 AND COASTAL DEVELOPMENT PERMIT NO. 96-17 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Livengood, Kerins, Biddle, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP NO. 15355: 1. Tentative Tract Map No. 15355 for subdivision of 15.5 gross acres for the purpose of a 71 unit residential subdivision is consistent with the General Plan Land Use Element designation of Residential Medium Density on the subject property, or any applicable specific plan, or other applicable provisions of this Code. Detached single family residential developments are a permitted use. PC Minutes - 5/27/97 3 (97pcm527) 2. The site is physically suitable for the type and density of development at 4.6 units per acre. The site was previously studied for a greater intensity of land use (15 units per acre) at the time the General Plan land use designation and the Holly Seacliff Specific Plan zoning were adopted for the property. The size, depth, frontage, street width and other design features of the proposed subdivision are in compliance with the Specific Plan. 3. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project site was previously evaluated in Environmental Impact Report No. 89-1 and will comply with appropriate mitigation measures. There are no environmental impediments to the project. 4. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision unless alternative easements, for access or for use, will be provided. The subdivision will provide all necessary easements and will not affect any existing easements. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 96-76: 1. Conditional Use Permit No. 96-76 for the establishment, maintenance and operation of the 71 unit single family homes and for a six foot high courtyard fence within the front setback on Lot Nos. 16/17 and 44 and within the required front intersection visibility area on Lot Nos. 27 and 33 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 proposed grading, site layout and design of the subdivision properly adapts the proposed structures to street, driveways, and other adjacent structures and uses in a harmonious manner. The proposed fences will not compromise public safety for pedestrians or motorists. Due to site characteristics, such as landscape areas and lot orientation, there is adequate setback from sidewalks and streets. 2. The conditional use permit will be compatible with surrounding uses all of which are residential. The project is surrounded on all four sides by existing streets and therefore will not be directly adjacent to another development. Compliance with the mitigation measures of Environmental Impact Report No. 89-1 and code provisions ensure that the project will be compatible with other area developments. 3. The proposed 71 unit single family home project will comply with the provisions of the base district and other applicable provisions in the Holly Seacliff Specific Plan and any specific condition required for the proposed use in the district in which it would be located, except for the six foot high fences proposed on four lots. The proposed residential units meet all code provisions, including lot size, setbacks, density and parking. The fence heights are permitted with a conditional use permit. PC Minutes - 5/27/97 4 (97p=527) 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 Residential Medium Density on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: A. L U 912: Require that single-family residential units be designed to convey a high level of quality and character considering the following guidelines: a. Modulate and articulate building elevation, facades and masses (avoiding undifferentiated "box -like" structures. d. Encourage innovative and creative design concepts. B . LU9.3.2: Require that the design of new residential subdivisions consider the following: b. Integrate public squares, mini -parks, or other landscaped elements. g - Orient housing units to neighborhood and collector streets. i. Consider reduced street widths to achieve a more "intimate" relationship between structures, to the extent feasible and in accordance with Huntington Beach Fire Department regulations. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 96-17: I . Coastal Development Permit No. 96-17 for the 71 unit single family residential project, as proposed or as modified by conditions of approval, conforms with the General Plan, including the Local Coastal Program. Specifically, the project preserves and enhances visual resources within the coastal zone, through preservation of public views and adequate landscaping and vegetation, and it provides adequate parking. 2. The project is consistent with the requirements of the CZ Overlay District, the base zoning district, as well as other applicable provisions of the Municipal Code. The residential units will comply with all code requirements, including setbacks, open space and parking. 3. At the time of occupancy the proposed development can be provided with infrastructure in a manner that is consistent with the Local Coastal Program. Access, utilities, and all other infrastructure will be provided as required by the Holly Seacliff Specific Plan and the City. 4. The development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. Proposed subdivisions located 300 feet away from the water are not required to provide vertical or lateral access to coastal resources. The project will not impact any views or public access to coastal resources. PC Minutes - 5/27/97 5 (97pcm527) CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO, 15355: 1. The tentative map received and dated May 14, 1997 shall be the approved layout. 2. Prior to submittal of the final map for approval by the City Council, the following shall be required: a. At least 60 days before City Council action on the final map, CC&Rs shall be submitted to the Department of Community Development and approved by the City Attorney. The CC&Rs shall reflecf the common driveway access easements, and maintenance of all walls and common landscape areas by the Homeowners' Association. The CC&Rs must be in recordable form prior to recordation of the map. b. Code Amendment No. 96-2 shall be approved by the California Coastal Commission. 3. The following conditions shall be completed prior to recordation of the final map unless otherwise stated. Bonding may be substituted f6r construction in accordance with the provisions of the Subdivision Map Act. (PW) a. The following shall be dedicated to the City of Huntington Beach: I . An easement over the private streets for Police, Fire and Public Works Department access purposes. 2. The water system and appurtenances as shown on the improvement plans for this tract. 3. The two foot public utility easement within the private streets. 4. Access rights in, over, across, upon and through the private streets for the purpose of maintaining, servicing, cleaning, repairing, and replacing the water system. b. All vehicular access rights to Seapoint Street, Summit Drive, Garfield Avenue and Peninsula Lane shall be released and relinquished to the City of Huntington Beach except at private street intersections. c. The sewer system within the private streets shall be owned and maintained by the Homeowners Association. d. The stonn drain system within the private streets shall be owned and maintained by the Homeowners Association. e. The engineer or surveyor preparing the final map shall tic the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. PC Minutes - 5/27/97 6 (97pcm527) I f. The engineer or surveyor preparing the final map shall submit to the County Surveyor a digital -graphics file of said map in a manner described in Sections 7-9- 330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. g. All exterior landscaping improvements shall be installed and inspected. INFORMATION ON SPECIFIC CODE REUUTREMENTS - TENTATIVE MAP NO, 15355: 1. All applicable Public Works fees shall be paid prior to map recordation. (PW) 2. Park and Recreation Fees shall be paid, or accrued credits assigned, prior to acceptance of the final map by City Council. 3. Tentative Map No. 15355, Conditional Use Permit No. 96-76 and Coastal Development Permit No. 96-17 shall become null and void unless exercised within two (2) years of the date of final approval. An extension of time may be granted by the Planning Director pursuant to a written request submitted to the Planning Division a minimum 30 days prior to the expiration date. 4. The applicant shall submit a check in the amount of $38 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 Planning Commission's action. CONDITIONS OF APPROVAL -CONDITIONAL USE PERMIT NO, 96-76/COASTAL DEVELOPMENT PERMIT NO, 96-17: 1. The site plan and fence plan received and dated May 14, 1997 and floor plans and elevations received and dated April 17, 1997 shall be the conceptually approved layout with the following modifications: a. The fence plan shall be revised to show that the courtyard wall on Lot No. 29 will comply with the comer visibility requirement. b. The floor plans shall revised so that the minimum 18 foot by 19 foot garage area is unobstructed by any doors opening into the garage. c. All rear and side elevations facing a street shall be architecturally enhanced to include architectural projections, window treatment, reveals or other similar treatment. PC Minutes - 5/27/97 7 (97pcm527) d. 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) e. 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 building permit(s). (Code Requirement) f. 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. g. All garage doors shall be of an automatic roll -up variety. 2. Prior to 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. Names of streets shall be submitted to and approved by the Huntington Beach Fire Department in accordance with City Specification No. 429. (FD) c. Submit three (3) copies of the site plan and the processing fee to the Planning Division for addressing purposes after street name approval by the Fire Department. d. All Fire Department requirements shall be noted on the building plans. (FD). e. Residential type structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 65 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report and plans, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit(s). Units shall also comply with the State of California Noise Insulation Standards. (Code Requirement) * PC Minutes - 5/27/97 8 (97pcm527) f, 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. (PW) (Code Requirement) g. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration ftom 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) h. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters and central heating units. 3. Prior to issuance of grading permits, the following shall be completed: (PW) a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. 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. c. Hydrology and hydraulic studies shall be submitted for Public Works review and approval. The developer shall design and construct the drainage system required to serve the development. d. Final design elevations of grading shall not vary from elevations shown on the tentative map by more than one (1) foot. e. 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. f. A soils analysis, pursuant to Condition No. 2f, will be submitted to'the Department of I Public Works. PC Minutes - 5/27/97 9 (97p=527) g. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer and submitted for approval. 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. I for review and approval and inclusion in the entitlement file to the Department of Community Development. b. The Final Map shall be accepted by the City Council, recorded with the Orange County Recorder and a copy filed with the Department of Community Development. (Code Requirement) c. A reproducible mylar copy and a print of the recorded final map, along with a digital graphics file of the recorded map, shall be submitted to the Department of Public Works. (PW) d. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. An erosion control plan shall be submitted to the Department of Public Works. (PW) e. 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. 5. Prior to combustible construction, the following shall be completed: a. All roadways shall be completed to the base course of asphalt. (FD) b. Eight new fire hydrants shall be installed. (FD) c. The water system shall be installed. (PW) 6. 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; Ic. Use low sulfur fuel (.05%) by weight for construction equipment; PC Minutes - 5/27/97 10 (97pcm527) I 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. 7. Prior to final building permit inspection and approval of the first residential unit, the following shall be completed: a. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) Fire lanes will be designated and posted to comply with City Specification No. 415. (FD) 2) Address numbers will be installed to comply with City Specification No. 428. (FD) 3). Fire access roads will be provided in compliance with the Huntington Beach Fire Code and City Specification #401. (FD) b. On -site drainage shall not be directed to adjacent properties, but shall be handled by a Public Works approved method. (PW) c. The developer shall submit a composite utility plan, showing water system improvement and all other underground utilities including service connections for water and sewer to each proposed building with driveways. The installation of the water system shall be in accordance with applicable Uniform Plumbing Code, City Ordinances, Public Works Standards and Water Division Facility Design Criteria. The plans shall be approved by the Public Works Water Division and the City of Huntington Beach Fire Department prior to construction. (PW) d. All water improvements shall be designed and installed per the City of Huntington Beach Water Division's Standard Plans, Specifications and Design Criteria. (PW) e. A minimum of 10 feet clear unobstructed paved or landscaped surface (no structures) shall be maintained on either side of the proposed water main for maintenance purposes. (PW) f. The developer shall submit water system calculations with the project's first plan check. (PW) g. The placement of water meters within driveways is not permitted. (PW) PC Minutes - 5/27/97 (97pcm527) h. Manholes shall be constructed at the terminus of all sewer lines eight (8) inches or greater in diameter (no clean -outs). (PW) i. Summit Drive and Peninsula Lane shall be constructed to full width adjacent to tract boundary. (PW) j. All construction material shall be removed at the existing desilting basin. In addition, the existing catch basin located on the east side of Seapoint Street, south of Garfield Avenue, shall be repaired to Public Works satisfaction. (PW) k. There shall be no trees or shrubs permitted within storm drain or sewer easement areas. (PW) 1. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. m. 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. n. The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. (FD) o. The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) p. All units built on "flag lots" (buildings) that are farther than 150 feet from the nearest street to the back of the building shall have automatic sprinklers installed throughout 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. (Potentially the units on Lot Nos. 9, 18, 30, 43, 44 and 45 will require sprinklers.) (FD) q. Two emergency vehicle access points shall be required as shown on the plan. (FD) 8. In the event of a water line failure, the City shall not be responsible for: a. Any vehicle (in an authorized or unauthorized parking space) that may be damaged. b. Replacement of any omate paving, curbing or landscaping, as this is the responsibility of the Homeowners Association. (PW) PC Minutes - 5/27/97 12 (97pcm527) 9. 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 Planning Commissiods action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. 10. This Conditional Use Permit No. 96-76 and Coastal Development Permit No. 96-17 shall not become effective until Code Amendment No. 96-2 has been approved by the California Coastal Commission, and is in effect. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 96-76 and Coastal Development Permit No. 96-17 shall not become effective until the ten day appeal period has elapsed and Code Amendment No. 96-2 has been approved by the California Coastal Commission, and is in effect. 2. Conditional Use Permit No. 96-76 and Coastal Development Permit No. 96-17 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 Planning Commission reserves the right to revoke Conditional Use Permit No. 96-76 and Coastal Development Permit No. 96-17, pursuant to a public hearing for revocation, if any violation of these conditions or the Holly Seacliff Specific Plan or Municipal Code occurs. 4. All applicable Public Works fees shall be paid. (PW) 5. Traffic Impact Fees shall be paid, or accrued credits assigned, at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 6. An encroachment permit shall be required for all work within the right-of-way. (PW) 7. State -mandated school impact fees, or such fees as have been agreed to by the applicant and the school districts, shall be paid prior to issuance of building permits. 8. All new and any existing utilities shall be installed underground. (PW) * 9. 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. PC Minutes - 5/27/97 13 (97pcm527) 10. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 11. 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 Planning Commission's action. * Mitigation Measure C. CONSENT CALENDAR C-1 PLANNING COMMISSION MINUTES DATED MAY 13,1997 A MOTION WAS MADE BY BIDDLE, SECONDED BY SPEAKER, TO APPROVE THE PLANNING COMMISSION MINUTES DATED MAY 13,1997, BY THE FOLLOWING VOTE: AYES: Chapman, Livengood, Kerins, Biddle, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: IngIee MOTION PASSED I D. NON-PUBLIC HEARING ITEMS None E. PLANNING COMMISSION ITEMS/INQUIRIES Commissioner Kerins - requests that the Planning Commission reconsider their denial of Conditional Use Permit No. 96- 791Variance No. 96-2 7 Revised (two stoa, split level housje and re -hear the request at the June 10, 1997, Planning Commission meeting. Applicant: Gilda Keshavarzian Project Planner: Susan Pierce [REQUEST TO RECONSIDER WITHDRA WNA TAPPLICANTIS REQUEST] PC Minutes - 5/27/97 14 (97pcm527) Commissioner Chapman - discussed the following issues: Is there an approved conditional use permit for the church established at the school site in the Meredith Gardens area? Staff stated they would investigate and report back. . Is there an Encroachment Permit for the 2-4 inch electrical conduit lying across the sidewalk in the construction zone at Ellis Avenue and Gothard Street? Staff stated they would investigate and report back. . Will the intersection at Ellis Avenue and Gothard Street be completely closed while improvements are in progress? Staff stated that it will not be closed completely, instead they will shift the traffic to one side of street. . Are there Mitigation Measures for the replacement of the Eucalyptus trees recently removed along the south side of Ellis, between Gothard and the railroad right-of-way? Staff stated they would investigate and report back. m Requested a copy of the City's definition of trees and a copy of the Arborist's Report for the Windrows Replacement Plan for Promenade Avenue in the Holly-Seacliff Specific Plan area. Staff stated they would supply him with a definition and a copy of the report. Commissioner In"I e - requested staff to investigate the roadwork being performed on Trinidad Island and on the entry road. He wants to know if it is patchwork repair or will the roads be completely resurfaced. Staff stated they will report back. Commissioner Kerins - asked the Commission if they preferred the large site plans for projects or the reduced versions. The majority of the Commission requested the larger site plans. Commissioner Kerins asked staff if the code required roll -up garage doors for driveways 20 feet or less. Staff stated that it is not a code requirement but that it is recommended as a condition of approval for residential projects proposing driveways less than 20 feet. Commissioner Kerins requested that they be recommended for driveways 20 feet or less. F. COMMUNITY DEVELOPMENT ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Howard Zeleftslo� Planning Director - restated actions taken at the previous City Council meeting and discussed upcoming items. F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Scott Hess, Senior Planne - reviewed the items for the June 10, 1997, Planning Commission meeting. PC Minutes - 5/27/97 15 (97pcm527) I G. ADJOURNMENT -Adfourn to the June 10, 1997 Planning Commission meeting. * MOTION WAS MADE BY SPEAKER, SECONDED BY BIDDLE, TO ADJOURN TO * 5:30 PM STUDY SESSION ON JUNE 10, 1997, AND THEN TO REGULARLY SCHEDULED PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Livengood, Kerins, Biddle, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED APPROVED BY: Lw4 2Am, HoAd Zelefsk�—,Secrevtary /kj I Planning Commission Chai�person PC Minutes - 5/27/97 16 (97pcm527)