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HomeMy WebLinkAbout1998-05-26MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, MAY 26,1998 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION — 4:00 PM (Room B-8) WATERFRONT COMMERCIAL PLAN (4:00-5.00 PMl — James Barnes MEADOWLARK DEVELOPMENTSPECIFIC PLAN (5.00-6.00 PM) —Amy Wolfe AGENDA REVIEW (6:00-6:15 PMZ - Scott Hess REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE P P P P P A P ROLL CALL: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker AGENDA APPROVAL Anyone wishing to speak must fill out and submit a form to speak No action can be taken by the Planning Commission on this date, unless the item is agendized. Any one wishing to speak on items not on tonight's agenda or on non-public hearing items may do so during ORAL COMMUNICATIONS. Speakers on items scheduled for PUBLIC HEARING will be invited to speak during the public hearing. (4 MINUTES PER PERSON, NO DONATING OF TIME TO OTHERS) A. ORAL COMMUNICATIONS (Note: The applicant's request is to withdraw the applicationfor Item B-2 (CUP No. 97- 25IND 97-2). Jim Martin, 7542 Taylor Drive, opposed to Item B-2, the expansion of the heliport. Lee Ann Coral, 7056 Ashley Drive, opposed to Item B-2, the expansion of the heliport. Maria Q. Stewart, 18771 Park Haven Lane, opposed to Item B-2, the expansion of the heliport. Dean Albright, 17301 Breda, opposed to Item B-2, the expansion of the heliport. Carol Lazar, 18291 Carnady Lane, opposed to Item B-2, the expansion of the heliport. B. PUBLIC HEARING ITEMS B-1 CONDITIONAL USE PERMIT NO.97-28 BRETHREN CHRISTIAN SCHOOL): APPLICANT: Clement Calvillo LOCATION: 21411 Strathmore Avenue (west of Atlanta and south of Bushard) PROJECT PLANNER: Kim Klopfenstein Conditional Use Permit No. 98-27 represents a request to allow a private junior high and high school at the vacant Gisler School -site for up to two years. The maximum number of students would be 500 with 45 employees. School hour would be 7:15 a.m. to 5:00 p.m. Monday through Friday, with classes beginning at 7:45 and ending at 2:45 p.m. The asphalt basketball court located at the southeast end of the site will be converted into 73 additional parking spaces and a total of 148 spaces would be provided on the campus. STAFF RECOMMENDATION: Staff is recommending that the Planning Commission approve the Conditional Use Permit request based on the following reasons: ♦ The project will not be detrimental to the general health, welfare and safety to persons working or living in the area, nor detrimental to the value of the property or improvements in the area. ♦ The proposed school use will be compatible with the uses and structures in the surrounding area. ♦ With the additional parking area, sufficient parking and circulation will be provided for the school use. ♦ The proposed school complies with the current zoning on the property and is consistent with the Public (P) land use designation of the General Plan. ♦ A school site and recreation are is preserved for the community. THE PUBLIC HEARING WAS OPENED. Clem Calvillo, 17 Corporate Plaza, Newport Beach, representing applicant, stated that he concurred with staff s report and recommendation. The Commission discussed with the applicant the use of the school for athletic events and the number of students who drive to the site. The Commission was told that the facility would hold wrestling and basketball events and their other facility in Artesia would handle the football events. It was also explained that approximately 160 cars will be driven to the site. L. Round, Richmond Circle, stated concern regarding the increase in traffic. He suggested that the traffic be routed to the school from Bushard Avenue on the Edison right-of-way. Mr. Round also suggested that a community liaison be appointed from the school to meet with the homeowners advisory committee. 1 PC Minutes - 5/26/98 2 (98PCM526) THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED, The Commission discussed the addition of conditions to ensure that parking availability be increased if the need arises and the establishment of a community liaison to work with the surrounding homeowners. The Commission also felt that the condition requiring a water meter and water line be modified as the use was temporary. They suggested that unless it was a matter of public safety the water line not be replaced unless the use extended beyond two (2) years. A MOTION WAS MADE BY KERINS, SECONDED BY INGLEE, TO APPROVE CONDITIONAL USE PERMIT NO.98-27 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Speaker NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.98-27: 1, Conditional Use Permit No. 98-27 for the establishment, maintenance and operation of a Private School (Brethren Christian School) for up to two years, with up to 500 children and 45 employees, for grades 7-12 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. Due to the existing site layout, including design and orientation of the existing buildings, and the design of the parking lot, additional parking spaces, and circulation on -site, the proposed school use will not create a negative impact on the adjacent residential properties. 2. Conditional Use Permit No. 98-27 will be compatible with surrounding single family residential uses. The existing buildings are situated adjacent to single family residences to the north, east, and west and a neighborhood park to the south of the site. 3. The school use 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. PC Minutes - 5/26/98 3 (98PCM526) 4. The granting of the conditional use permit for the school use will not adversely affect the General Plan. The school use is consistent with the Land Use Element designation of Public - Semipublic (PS) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Achieve the development of a mix of governmental service, institutional, educational, and religious uses that support the needs of Huntington Beach residents. (Goal LU 13) b. Allow for the continuation of existing public and private institutional, cultural, educational, and health uses at their present locations and development of new uses in areas designated on the Land Use Plan Map. (Policy LU 13.1.1) CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.98-27 1. The site plan, floor plans and elevations received and dated May 19, 1998 shall be the conceptually approved layout. 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the second page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Fire Department requirements shall be noted on the building plans, as follows (FD): 1) A fire alarm system shall be upgraded to current standards (1194 Fire Code). Shop drawings will be submitted to and approved by the Fire Department prior to installation. 2) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. 3) Fire lanes will be designated and posted to comply with City Specification No. 415. 4) Address numbers will be installed to comply with City Specification No. 428. 5) Fire access roads shall be provided in compliance with the Huntington Beach Fire Code and City Specification No. 401. Include the circulation plan and dimensions of all access roads. (24' or 27' fire lanes, turnarounds and 17' by 45 radius turns. PC Minutes - 5/26/98 4 (98PCM526) 3. Prior to issuance of building permits, the following shall be completed: a. 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 includes all proposed/existing plant materials (location, type, size, quantity), an irrigation plan, a grading plan, an approved site plan, and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance. 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, which shall be incorporated into the project's landscape plan. One 36" box tree shall be planted for every 45 linear feet of Strathmoor Lane (PW) b. Lot lighting is required to be installed in the parking lot. If outdoor lighting is included, high-pressure sodium vapor lamps or similar energy savings lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. (PW) c. The existing meter shall be replaced with a touch read meter per City Water Division Standards. Should the use continue after the initial approval of two (2) years and if it is determined that the existing water line does not meet the minimum requirements set by the Uniform Plumbing Code (UPC) and Uniform Fire Code (UFC), it shall be upgraded in accordance with these requirements. However, if safety issues currently exist, the water line shall be upgraded in accord with these requirements prior to building occupancy. (PW) d. The existing assembly at Strathmoor Lane serving the school site shall be upgraded per the City of Huntington Beach Water Division Standards. The two pressure vacuum breakers located behind building 300 that are used for irrigation shall be replaced with backflow devices. All backflow devices shall be painted 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. (PW) e. Submit floor plans that indicate interior partitions, door and openings. 4. Prior to final approval of the building permit (or issuance of a Certificate of Occupancy) the following shall be completed: a. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Department of Community Development. b. The applicant shall restripe the parking lot so that it conforms to provisions of Chapter 231 of the Huntington Beach Zoning & Subdivision Ordinance. c. Compliance with all conditions of approval specified herein shall be accomplished. d. All building spoils, such an unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. PC Minutes - 5/26/98 5 (98PCM526) e. Provide original approved floor plans to show compliance to Building Code at that time. 5. The use shall comply with the following: a. The maximum student enrollment for the school site shall be limited to 500 students. b. No more than 45 employees shall be on the premises at any one time. c. A community liaison shall be established as part of the private school staff to respond to citizen's concerns and complaints relative to the operations of the school. A name and phone number of such individual shall be presented to the Community Development Department and Public Works Department. 6. A review of the use shall be conducted by staff during the second year of operation to determine compliance with the conditions of approval and adequacy of the parking area. If there is evidence of off -site parking and/or an inadequate number of on -site parking spaces, the applicant shall be responsible for adding additional on -site parking spaces. 7. This conditional use permit shall be valid for two (2) years. If the use is considered for an additional period of time, review by the Planning Commission and a public hearing shall be conducted. In addition, a traffic study may be required. 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 Commission's 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. A Certificate of Occupancy shall be issued by the Department of Community Development upon the completion of each development phase. 2. 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. 3. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. PC Minutes - 5/26/98 6 (98PCM526) 4. The Planning Commission reserves the right to revoke Conditional Use Permit No. 98-27 pursuant to a public hearing, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 5. 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 Planning Commission's action. B-2 CONDITIONAL USE PERMIT NO.97-25 (POLICE HELIPORT): APPLICANT: City of Huntington Beach Police Department LOCATION: 18041 Gothard Street (west side of Gothard Street and north of Ellis Avenue) PROJECT PLANNER: Jane Madera Conditional Use Permit No. 97-25 represents a request by the City of Huntington Beach Police Department to amend previous conditions of approval regarding operation of the Police Heliport. The original approval of the facility in 1984 specified that the heliport may only be utilized by other public safety agencies in emergency situations and to assist the Huntington Beach Police Department. The current request by the Police Department is to allow.use of the heliport by other jurisdictions for refueling purposes. STAFF RECOMMENDATION: Pursuant to the memo received from the Police Department, the applicant is reevaluating the use of the heliport and has determined that use by outside public safety agencies is not necessary at this time. Therefore, the applicant is requesting to withdraw the above noted applications. Chief Lowenberg gave a presentation on the proposal and the reasons for withdrawing the request. The Commission suggested that the Police Department hold an open house on a regular basis to familiarize the public including the surrounding neighbors with the heliport's operation. They also requested that if the request were re -applied for, that a study be done to determine the impacts the use would have on the surrounding area. A MOTION WAS MADE BY KERINS, SECONDED BY SPEAKER, TO ACCEPT APPLICANT'S REQUEST FOR WITHDRAWAL, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Speaker NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED PC Minutes - 5/26/98 7 (98PCM526) B-3 CONDITIONAL USE PERMIT NO.98-12NARIANCE NO.98-11/COASTAL DEVELOPMENT PERMIT NO 98-8/TEMPORARY USE PERMIT NO.98-1 (EVANSPORT AT THE BLUFFS): APPLICANT: Polygon Communities LOCATION: Northwest corner of Garfield and Edwards. PROJECT PLANNER: Peter Vanek Conditional Use Permit No. 98-12, Coastal Development Permit No. 97-32, Variance No. 98-11 and Temporary Use Permit No. 98-1 represent a request by Polygon Communities to construct 59 detached single family homes and establish a three unit model home complex on a portion of Tract 14355. The variance request is to permit three-story construction (124 sq. ft.) in lieu of a maximum of two stories for up to 22 units. Three plan types are proposed, with three elevation treatments proposed within each plan type. Each plan type has several different buyer options which in some instances will alter the standard elevations and number of bedrooms. All plan types include at least three enclosed parking spaces. The proposed units range in size from 3,956 to 4,274 square feet and meet all development standards of the Holly Seacliff Specific Plan. STAFF RECOMMENDATION: Staff recommends approval of the project, with the exception of the variance request, 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 will provide variable front elevations and setbacks through the incorporation of three plan types and three distinct elevation treatments within each plan type, providing a varied streetscape. • 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 meets or exceeds the residential development standards of the Holly Seacliff Specific Plan. The variance request for a third story would constitute a grant of special privilege. • There are no special circumstances applicable to the subject property which justify the granting of a variance to the maximum number of stories permitted. THE PUBLIC HEARING WAS OPENED. Susan Lindquist, 181 Old Springs Road, Anaheim, applicant, gave a brief description of the request and submitted to the Commission three (3) suggested revisions to the conditions of approval. Ms. Lindquist also clarified the variance request and urged their approval. Cachi Martinez, 60, Corporate park, Irvine, architect for the project, gave a brief description of the projects architecture. PC Minutes - 5/26/98 8 (98PCM526) Jim Dello Russo, 18815 Rockinghorse Lane, Huntington Beach Hampton's Homeowner's Association, stated concern with building third stories in the area and spoke in opposition to the variance request. He stated that three (3) story houses will block the views of the existing homes. Carole Ann Wall, 8215 Woolburn Drive, President FANS, spoke in support of the proposed request including approval of the variance. Tom DeGuelle, 8192 Kingfisher Drive, FANS, spoke in support of the proposed request including approval of the variance. J.D. Miles, 19415 Castlewood, FANS, spoke in support of the proposed request including approval of the variance. Le Ann Corral, 7056 Ashley Drive, FANS, spoke in support of the proposed request including approval of the variance. Bob Traver, 7402 Coho Drive, FANS, spoke in support of the proposed request including approval of the variance. Susan Newman, spoke in support of the proposed request including approval of the variance. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission reviewed the applicant's suggested revisions to the conditions of approval and supported one (1) revision to condition no. l.c. The Commission took a straw vote to approve the variance on a maximum of six (6) designate lots. The motion failed 2-4, with Inglee and Tillotson voting for the approval. A MOTION WAS MADE BY SPEAKER, SECONDED BY CHAPMAN, TO APPROVE CONDITIONAL USE PERMIT NO.98-12, COASTAL DEVELOPMENT PERMIT NO. 98 — 8 AND TEMPORARY USE PERMIT NO.98-1 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, AND DENY VARIANCE NO.98-11 WITH FINDINGS FOR DENIAL, BY THE FOLLOWING VOTE: AYES: Chapman, Tillotson, Livengood, Kerins, Speaker NOES: Inglee ABSENT: Biddle ABSTAIN: None MOTION PASSED PC Minutes - 5/26/98 9 (98PCM526) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.98-12: 1. Conditional Use Permit No. 98-12 for the establishment, maintenance and operation of 59 two story, detached single family homes on existing lots 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 project properly adapts the proposed structures to street, driveways, and other adjacent structures and uses in a harmonious manner. 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 two sides by existing streets and by open space on two sides and therefore will not be directly adjacent to another development. 3. The proposed 59 single family homes 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. The proposed residential units meet all code provisions, including lot size, setbacks, density and parking. The project will comply with the mitigation measures of Environmental Impact Report No. 89-1. 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 Low Density on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: L U 9.1.2: 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. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO.98-8: 1. Coastal Development Permit No. 98-8 for the construction of 59 two story, detached single family homes, 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. The project will comply with the mitigation measures of Environmental Impact Report No. 89-1. PC Minutes - 5/26/98 10 (98PCM526) n 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. FINDINGS FOR APPROVAL — TEMPORARY USE PERMIT NO.98-1: 1. Temporary Use Permit No. 98-1 for the establishment, maintenance and operation of the model home complex 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. Adequate parking and directional signage will be provided for the use. 2. The temporary use permit will be compatible with surrounding uses because the area is approved for detached single family residential units. 3. The proposed use 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. 4. The granting of the temporary use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Mixed Use on the subject property. In addition, it furthers the General Plan to provide a mix of housing types within the City. FINDINGS FOR DENIAL - VARIANCE NO.98-11: 1. The granting of Variance No. 98-11 to permit a 124 sq. ft. third story in lieu of a maximum of two stories as stipulated by the Holly Seaclifff Specific Plan would constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. The granting of a third story would set a precedent in the district (HSSP — RL-1) in which it is proposed and would grant a special privilege. Variances to exceed two stories have not been granted for any proposed single family dwellings within the RL-1 district of the Holly Seacliff Specific Plan. 2. Due to the lack of special circumstances on the subject property, including size, topography, location or surroundings, the strict application of the zoning ordinance will not deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The subject lots have been recently subdivided, have no topographical constraints, and are similar in size (8,100 to 20,338 square feet) and configuration to the majority of the lots in the immediate area and under identical zone classification and configuration. The 22 lots do not have any unique topographical features or lot configuration constraints which would restrict the development of 22 single family residential homes from complying with the standards setforth. PC Minutes - 5/26/98 11 (98PCM526) 3. The granting of a variance is not necessary to preserve the enjoyment of one or more substantial property rights. The subject properties can comply with the standards setforth for single family residential development and enjoyment of property rights for development within the Holly Seacliff Specific Plan. The project can comply with the minimum setbacks, building height, open space, parking, site coverage, number of stories and other standards that permit single family residential development in the immediate area. 4. The granting of the variance would be materially detrimental to the public welfare or injurious to property in the same zone classification. The third story variance would be detrimental to the public welfare because the development exceeds the number of stories permitted for single family residential development in the zone classification which it is proposed. The third story would be visible from the neighboring park and would present architectural massing inconsistent with development in the general vicinity. 5. The granting of the variance would adversely affect the General Plan and it is not consistent with the following General Plan policy: Land Use Element LU 9.2.1: Require that all new residential development within existing residential neighborhoods (i.e. infill) be compatible with existing structures, including the use of building heights, grade elevations, orientation, and bulk that are compatible with the surrounding development. The additional story would increase the impact of the development to the neighboring open space corridor and would not be compatible with the surrounding single family residential developments due to the lack of any single family dwellings with a third story within the RL- 1 district of the Holly Seacliff Specific Plan. CONDITIONS OF APPROVAL -CONDITIONAL USE PERMIT NO.98-12/COASTAL DEVELOPMENT PERMIT NO.98-8/TEMPORARY USE PERMIT NO.98-1: 1. The floor plans, elevations, site plan, fence plan and model home complex plan received and dated April 27, 1998, shall be the conceptually approved layout with the following modifications: a. 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) b. The model home complex site plan shall be modified to reflect a minimum back up width of 26 feet behind the required parking stalls. c. A gate for emergency access from the street to the back yard shall be provided on at least one (1) side of each unit. PC Minutes - 5/26/98 12 (98PCM526) 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the second 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) c. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters and central heating units. 3. 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. Final design elevations of grading shall not vary from elevations shown on the tentative map by more than one (1) foot. c. 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. (PW) d. Blockwall/fencing plans shall be submitted to and approved by the Department of Community Development. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 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 grading permit shall be issued by the Department of Public Works. (PW) c. Final Map No. 14355 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) d. Submit gated entryway (access control devices) plans to the Department of Community Development. A pre-emptive device (ex: Opticom) shall be installed at each entrance to the project at locations to be approved by the Fire Department. 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. PC Minutes - 5/26/98 13 (98PCM526) 5. Prior to combustible construction, the following shall be completed: a. All roadways shall be completed to the base course of asphalt. (FD) b. All required fire hydrants within the project area 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; 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. 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. Backflow devices shall be required for all dwelling units required by the Fire Department to have fire sprinklers (flag lots 150 feet from street access). Additionally, all structures over two stories in height shall require a backflow device. All backflow devices shall be accessible for maintenance and 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. PC Minutes - 5/26/98 14 (98PCM526) C C c. Each proposed dwelling unit shall require a separate domestic meter and service located within the public right-of-way or within a public easement dedicated to the City of Huntington Beach. Each meter shall have the unit number it serves stamped into the adjacent concrete in 3/4 inch high letters. All domestic water meters shall be sized in accordance with the Uniform Plumbing Code and requirements of the City of Huntington Beach Building Division and Fire Department. (FD) d. Compliance with all conditions of approval and specific code requirements specified herein shall be accomplished and verified by the Community Development Department. e. 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. f. 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) g. 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) h. The park access road shall be constructed. 8. All applicable Conditions of Approval of Tentative Tract No. 14355 and Coastal Development Permit No. 97-5 shall apply. 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 Commission's 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS• 1. Conditional Use Permit No. 98-12, Coastal Development Permit No. 98-8 and Temporary Use Permit No. 98-1 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 98-12, Coastal Development Permit No. 98-8 and Temporary Use Permit No. 98-1 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. PC Minutes - 5/26/98 15 (98PCM526) 3. The Planning Commission reserves the right to revoke Conditional Use Permit No. 98-12, Coastal Development Permit No. 98-8 and Temporary Use Permit No. 98-1, pursuant to a public hearing for revocation, if any violation of these conditions or the Holly Seacliff Specific Plan or Municipal Code occurs. 4. The project shall comply with the Affordable Housing Plan for the Holly Seacliff area. Final inspection shall not be approved for residential units in the project if the affordable housing requirements for the Holly Seacliff area are not met at the time that final inspection is requested. 5. All applicable Public Works fees shall be paid. (PW) 6. Traffic Impact Fees shall be paid, or accrued credits assigned, at the time of final inspection. (PW) 7. An encroachment permit shall be required for all work within the right-of-way. (PW) 8. 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. 9. All new and any existing utilities shall be installed underground. (PW) 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. 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. B-4 ZONING TEXT AMENDMENT NO.97-1 (RESIDENTIAL STANDARDS) (CONTINUED FROM THE MAY 12,1998 MEETING: APPLICANT: LOCATION: PROJECT PLANNER: City of Huntington Beach City-wide Wayne Carvalho 1 PC Minutes - 5/26/98 16 (98PCM526) Transmitted for Planning Commission review is Zoning Text Amendment No. 97-1, a request by the Department of Community Development to amend the Huntington Beach Zoning and Subdivision Ordinance (ZSO) to address residential district standards. The amendment modifies the development standards and permit requirements for single family residences in the RMH-A subdistrict; allows for clubs, lodges, horticulture, and nursery uses in residential districts; revises the format of Chapter 210 Residential Districts in order to assist in the interpretation of specific criteria in the ZSO; and authorizes the Zoning Administrator to act on minor variances to height, parking, and landscaping. The recommended changes have resulted following the review of zoning applications processed since the adoption of the ZSO in November 1994. In addition, the recommendations were arrived after numerous discussions with the development community on single family residential development in the downtown area. STAFF RECOMMENDATION: Staff recommends the Planning Commission approve Zoning Text Amendment No. 97-1 and recommend the City Council adopt the Draft Ordinance for the following reasons: • The proposed zoning text amendment provides specific standards and procedures for single family residential developments consistent with existing development in the RMH-A subdistrict. • The amendment will reduce discretionary permit processing times for three story single family residential proposals in the RMH-A subdistrict. • The new zoning provisions will not adversely impact the City's review and public.hearing process. • The proposed modifications are consistent with the goals and policies specified in the Land Use and Economic Development Elements of the General Plan. THE PUBLIC HEARING WAS OPENED. Bob Corona, Seacliff Development Company, spoke in support of the proposed revisions because they will streamline the time it takes to process permits for three (3) story buildings in the downtown area. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission discussed and modified the following: • Open decks above the second story will be subject to staff approval only. • Conditional use permits for habitable third stories will be subject to Planning Commission approval. • The Exhibit for the Retaining Wall Height shall depict a tree behind the retaining wall. • Landscaping variances up to ten (10) pecent shall be subject to Zoning Administrator approval. • Patio covers exceeding site coverage standards by five (5) percent shall be allowed provided they are open on three (3) sides. PC Minutes - 5/26/98 17 (98PCM526) A MOTION WAS MADE BY KERINS, SECONDED BY SPEAKER TO APPROVE ZONING TEXT AMENDMENT NO.97-1 AS REVISED AND RETURN TO PLANNING COMMISSION AS A CONSENT CALENDAR ITEM FOR FINAL APPROVAL; THEN FORWARD THE DRAFT ORDINANCE TO THE CITY COUNCIL FOR ADOPTION, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Speaker NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - ZONING TEXT AMENDMENT NO.97-1: 1. Zoning Text Amendment No. 97-1 is consistent with the goals and policies contained in the City's General Plan. The amendment is consistent with the objectives, policies, general land uses and programs specified in the Land Use and Economic Development Elements of the General Plan, including the requirement that development be designed to account for the unique characteristics of project sites and objectives for community character. The proposed code amendment will provide specific development standards for residential developments including specific provisions for single family residences on smaller lots in the RMH-A subdistrict. In addition, the amendment will reduce discretionary permit processing times for three story single family residential proposals in the RMH-A subdistrict. 2. In the case of a general land use provision, the change proposed is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. The proposed amendment addresses all residential districts, including specific development standards and permit requirements for single family residential projects in the RMH-A subdistrict. Furthermore, the amendment will allow for clubs, lodges, horticulture and nursery uses in all residential districts with conditional use permit approval. 3. A community need is demonstrated for the change proposed. The City Council and Planning Commission have recognized the demand to reduce all discretionary permit and licensing processing times, without jeopardizing the City's review and public hearing process. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The amendment will eliminate the requirement for conditional use permits, while protecting the general welfare of persons working and residing in the City. C. CONSENT CALENDAR n PC Minutes - 5/26/98 18 (98PCM526) 1 C-1 PLANNING COMMISSION MINUTES DATED APRIL 28,1998 A MOTION WAS MADE BY SPEAKER, SECONDED BY TILLOTSON, TO APPROVE PLANNING COMMISSION MINUTES DATED APRIL 28,1998 AS SUBMITTED, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED Tillotson, Livengood, Kerins, Speaker D. NON-PUBLIC HEARING ITEMS NONE E. PLANNING COMMISSION ITEMS E-1 PLANNING COMMISSION COMMITTEE REPORTS E-2 PLANNING COMMISSION INQUIRIES/COMMENTS Commissioner Livengood — requested that staff bring back the existing conditions of approval for the City's Police Heliport and a brief presentation at a future Study Session. Commissioner Kerins — stated that a request had been submitted for a legal opinion on the Meadowlark Development Agreement in regards to changes requested from the applicant and the effects these would have on the Agreement. The Subdivision Subcommittee submitted the request. Legal Counsel indicated they would have a response within ten (10) working days. F. COMMUNITY DEVELOPMENT ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Howard Zelefsky, Planning Director — reported that the Seacliff Shopping Center project approved by the Planning Commission at their previous meeting had been appealed to the City Council. . F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Scott Hess, Senior Planner — reviewed items for the June 9, 1998 meeting. PC Minutes - 5/26/98 19 (98PCM526) 1 �I G. ADJOURNMENT —Adjourn to the June 9,1998 meeting. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY SPEAKER, TO ADJOURN TO A 5:00 STUDY SESSION ON JUNE 9,1998, AND THEN TO REGULARLY SCHEDULED PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Speaker NOES: None ABSENT: Biddle ABSTAIN:' None MOTION PASSED /kjl APPROVED BY: [ .,-,4 1* tA o mard Zelef , Secret /I Ll�llr� ng Co i-s- n C irperso PC Minutes - 5/26/98 20 (98PCM526)