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HomeMy WebLinkAbout1998-08-111 MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, AUGUST 11,1998 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION —PM — 4:30 PM HOUSING ELEMENT UPDATE (4:30-5:00 PMb — Mary Beth Broeren °PLANNING COMMISSION/CITY COUNCIL JOINYSTUDY SESSION A e 5:00 PM (Room B-8) WATERFRONT — COMMERCIAL PLANANTERIM USE/DEVELOPMENT AGREEMENT (5-5:45 PM) — Jim Barnes FIRE STATION/WATER RESERVOIR (EDWARDS) (5:45-6:15 PM) — Mary Beth Broeren AGENDA REVIEW (6:15-6:30 PM) — Scott Hess REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE P P P P P P P ROLL CALL: Ingee Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker AGENDA APPROVAL Anyone wishing to speak must fill out and submit a form to speak. No action can betaken 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 NONE Chairman Livengood advised that the non-public hearing item would be heard out of order and moved to the first Agenda item. (Note: The minutes will reflect the order as indicated on the agenda.) B. PUBLIC HEARING ITEMS Commissioner Biddle, upon advise from the City Attorney, disqualified himself from participating and voting on the proposed Wal*Mart project based upon conflict of interest regulations due to owning property in the area. B-la ENVIRONMENTAL IMPACT REPORT NO.97-1/GENERAL PLAN AMENDMENT NO.97-1/ZONING MAP AMENDMENT NO.97-1 (Crest View School Site/ Wal*Mart) APPLICANT: Mr. Greg McClelland, Arnel Retail Group PROPERTY OWNER: Dr. James Tarwater, Superintendent Ocean View School District LOCATION: 18052 Lisa Lane (Closed Crest View School/South of Talbert Avenue, approximately 300 feet east of Beach Boulevard) PROJECT PLANNER: Jane Madera General Plan Amendment No. 97-1 and Zoning Map Amendment No. 97-1 represent a request by Arnel Retail Group to amend the General Plan (Table LU-4 for Subarea 6g and the Land Use Map) and the Zoning Map (District Map 40) of the Huntington Beach Zoning and Subdivision Ordinance at the approximately 13. 89 acres Crest View School site. The General Plan Land Use Map is proposed to be amended from Public (underlying Low Density Residential) to General Commercial with a maximum Floor Area Ratio of .35 (CG-F1). The Zoning Map Amendment is proposed to be amended from Public -Semipublic (PS) to General Commercial (CG). Environmental Impact Report No. 97-1 was prepared pursuant to the California Environmental Quality Act (CEQA) and analyzes the potential impacts associated with the proposed General Plan and Zoning Map Amendments. STAFF RECOMMENDATION: Approve General Plan Amendment No. 97-1 and Zoning Map Amendment No. 97-1 based on the following findings: PC Minutes - 8/11/98 2 (98pcm811) ♦ The subject property is located along a major arterial and abuts commercial uses to the west and single family residential to the east and south. The 13. 89 acre site is suitable for commercial (big box) retail development because of its size, location along Talbert Avenue, and its close proximity to Beach Boulevard. ♦ The proposed commercial general plan and zoning designation to allow commercial (big box) retail development is compatible and can be integrated and be sensitive to the surrounding land uses with adequate buffers, site layout recommendations, FAR limits, and urban design amenities. ♦ The proposed commercial general plan and zoning designation will increase the potential for taxable sales and provide additional funds to the city to reduce service costs. ♦ The proposed commercial general plan and zoning designation can mitigate the potential impacts to the surrounding area to the greatest extent possible, while still allowing for a market driven commercial project. B-lb CONDITIONAL USE PERMIT NO.97-70/VARIANCE NO.98-18/ SIGN CODE EXCEPTION NO.98-7/TENTATIVE PARCEL MAP NO.97-161/DESIGN REVIEW BOARD NO.97-8(Crest View School Site/ Wal*Mart) APPLICANT: Mr. Greg McClelland, Arnel Retail Group PROPERTY OWNER: Dr. James Tarwater, Superintendent Ocean View School District LOCATION: 18052 Lisa Lane (Closed Crest View School/South of Talbert Avenue, approximately 300 feet east of Beach Boulevard) PROJECT PLANNER: Jane Madera Conditional Use Permit No. 97-70/Variance No. 98-18/ Sign Code Exception No. 98- 7/Tentative Parcel Map No. 97-161/Design Review Board No. 97-8 is a request for a proposed for development of a 134,740 square foot Wal*Mart store with a 9,431 square foot garden center as well as three other retail/restaurant pads ranging in size from 3,500 square feet to 5,500 square feet on the Crest View School site. The 13.89 acre site is located on the south side of Talbert Avenue, approximately 300 feet east of Beach Boulevard. The Wal*Mart building is proposed as a 24-hour operation and includes a tire, lube, and battery service in addition to the garden center and general retail sales. The project includes a request to permit perimeter walls which exceed maximum wall height allowed by code, a variance to allow a driveway opening within the main project entrance, and PC Minutes - 8/11/98 3 (98pcm811) signs which exceed height and sign area permitted by code. The project also includes a request for a four lot subdivision. Uses for the three (3) ancillary retail/restaurant pads are unknown at this time and depending upon the actual use proposed may require subsequent discretionary review. STAFF RECOMMENDATION: Approve Conditional Use Permit No. 97-70, Variance No. 98-18, Tentative Parcel Map No. 97-161, and Design Review Board No. 97-8 based on the following reasons: ♦ The proposed project is consistent with the zoning code requirements of General Commercial with the exception of the variance for design of the main driveway entrance and the request to exceed maximum wall height. The project does comply with minimum requirements for parking, landscaping, setbacks, maximum floor area ratio, maximum height, and design standards to minimize long, uninterrupted expanses of building wall. ♦ Reciprocal parking and driveway access will be provided between the four subject parcels. ♦ An offer for future reciprocal parking and driveway access will be established across the entire west property line to facilitate future integration with the Beach Boulevard frontage. ♦ With the site plan modifications suggested by staff, on -site truck circulation patterns would be limited to the northerly portion of the site adjacent to Talbert Avenue. ♦ With the site plan modifications suggested by staff, a maximum 8 foot high wall will be provided on the east and south property lines. The maximum 8 foot high wall eliminates the adverse visual and shading impact of a higher noise wall. ♦ With the site plan modifications suggested by staff, a substantial landscaping buffer (66 feet wide)is provided between the rear of the building and the adjacent residential property. ♦ With the site plan modifications suggested by staff, aesthetically pleasing and convenient pedestrian linkages will be provided between uses on -site. ♦ The architectural elements of the proposed building, the building projections and arcade details, the additional landscaping adjacent to the building wall, and the colors and materials all combine to make the project aesthetically pleasing. ♦ A Public Art element will be provided within publicly accessible area of the project. ♦ Visual clutter of permanent outdoor display and sales items will be eliminated. ♦ The ancillary retail/restaurant pad buildings will be integrated and architecturally compatible with the center. ♦ The recommended project conditions of approval ensure that the proposed project site will be devoted to retail sales tax generating uses when first developed and in the future. ♦ The potential environmental impacts of the project have been evaluated in EIR No. 97-1 and although unavoidable adverse impacts remain in three categories, (reduced to two categories in staff s recommendation), the majority of environmental impacts have been mitigated to a less than significant level. PC Minutes - 8/11/98 4 (98pcm811) ♦ A Statement of Overriding Considerations has been adopted which states that the economic benefits of the project outweigh the unavoidable adverse environmental impacts resulting from a loss of open space and exceedence of air quality standards which combine to result in a land use compatibility impact. THE PUBLIC HEARING WAS OPENED. Connie Boardman, 8401 Sweetwater, spoke in opposition to the request stating that the proposed business would take sales away from local small businesses. Robert Cronk, 18312 Hartlund, spoke in opposition to the request. He said he is a licensed real estate broker and sells homes in the area and a Wal*Mart store would significantly drop the property value of homes adjacent to the store. If property value were decreased then property tax to the City would also decrease. He also said that the School District reviewed other proposals, but they chose not to involve local residents in their decision. Richard Adams, 8171 Sterling, spoke in opposition to the request due to the noise and visual blight of a high wall along the back of his property. Dale Hoover, 8262 Talbert, spoke in opposition to the request stating that property values would decrease. He said there are no other big box stores adjacent to residential areas in this city. Steve Skromeda, 18325 Gum Tree Lane, spoke in opposition to the request. He suggested that the site should be used for a park and the City should focus on Huntington Center mall. Connie Larson, 18366 Mapledale Lane, spoke in opposition to the request stating that the Crest View area will be left without a school or ball fields and the City is short of parkland. Sandy Harmon, 18101 Wharton Street, spoke in opposition to the request stating that the delivery trucks would be 55 feet from her bedroom which would result in significant noise and fumes. Pat Evans, 18221 Wharton Street, spoke in opposition to the request stating that there would not be any parks in that quarter section if Wal*Mart is constructed. Mark Wilson, 8241 Gladys, spoke in opposition to the request stating that his property value would decrease. PC Minutes - 8/11/98 5 (98pcm811) Mike Nelson, 8051 Sterling, spoke in opposition to the request voicing concern about noise, security and lighting. Marvin Josephson, 18162 Pemberco Circle, spoke in opposition to the request. He said that there is a need for additional classrooms at the present time and that this need will increase in the upcoming years. The school should be re -opened and the City should look at Huntington Center for the Wal*Mart. Barbara Boskovich, 18341 Springtime Lane, spoke in opposition to the request stating that traffic in the area is horrendous at the present time and a Wal*Mart would make the traffic impossible. The quality of life in the area would be severely impacted. Debbie Josephson, 18162 Pemberco, spoke in opposition to the request. She said that the Ocean View School District had not worked with the local residents and has had many closed door meetings on the proposal. Gary Jenkins, 18201 Wharton, spoke in opposition to the request. He presented slides that depicted the serious traffic problems in the area. Bob Magotch, 9207 El Azul Circle (check with Flo re street name), spoke in opposition to the request stating concerns about air quality, noise and loss of open space. Dan Kittredge, 5332 Glenstone Drive said he represented Local 324 and was opposed to the request. However, if the project were approved, he concurred with the staff recommendation that in the event of a future sale that only 10% of the gross floor area be devoted to display of non-taxable sales items. David Smith, 10281 Hartlund, spoke in opposition to the request stating that the City had over estimated the sales tax revenue in not considering the local businesses that will be lost. Howard Schoonover, 18171 Pemberco, spoke in opposition to the request agreeing with previous speakers. Abigail Francis, 8444 Idlewild, spoke in opposition to the request. She was concerned about the number of containers that would be allowed in the back of the store and the increase in code enforcement officers that the city would have to hire to control the area. Pola Toledo -Castillo, 18182 Lisa Lane, spoke in opposition to the request stating that it would change the nice quality of life in the neighborhood. Theresa Roberts, 18355 Gum Tree Lane, spoke in opposition to the request stating that the proposed Wal*Mart is not compatible with consumer needs. PC Minutes - 8/11/98 6 (98p=811) Sheila Cools, 8291 Kiner, spoke in opposition to the request. She read a letter from St. Vincent De Paul Church that said they opposed the project because of traffic and concern for their parishioners attending services. Avis Ryan, 18152 Pemberco Lane, spoke in opposition to the request stating that commercial and residential do not mix and that their property values would decrease. Duane Cosby, 8422 Tradewind, spoke in opposition to the request stating that the property has a constant flooding problem due to 36" drains and the proposed stores parking lot would be under water after a rain. Steven Dow, 18422 Goodwin, spoke in opposition to the request stating concern about archeological impacts, poor drainage and the need for the school site for future school population. Thomas Ryan, representing the Environmental Board, indicated that the EIR did not discuss cumulative impact to loss of open space, and that the Statement of Overriding Considerations cannot be adequate if there is no quantitative data in the EIR. The Environmental Board supported Planning Staff s recommendation to mitigate impacts, but prefers to shift the building to the west side of the site. Deborah Englert, 8402 Goldsport Circle, spoke in opposition to the request stating that the Ocean View School District did not comply with the requirements for community involvement. The residents do not want a Wal*Mart of any big box store in that location. Bob Osterhoudt, 18061 Joyful Lane No. 102, spoke in opposition to the request stating concern with traffic, the potential for accidents and security issues. Thomas Lambert (no address reported) spoke in opposition to the request. Monica Gustafson, 18040 Courreges Court, spoke in opposition to the request stating concerns with air quality, noise pollution and traffic. Michael Jones, 18891 Mola Kai No. D, spoke in opposition to the request. James R. Tarwater, representing Ocean View District, spoke in support of the request. He said the school was closed as a result of declining enrollment in the area because the location of the school lies on the border of the City and Beach Boulevard. He indicated that the critical issue for the School District was that money was needed for capital improvements, new textbooks and reduced class size. Michael Shaffer, representing the Good Shepard Cemetery, spoke in opposition to the request stating it would disrupt their ability to provide a peaceful and dignified setting for the cemetery. He was concerned about traffic, inadequate sidewalks and noise from the tire and lube location. PC Minutes - 8/11/98 7 (98pem811) Ellen Kleizo, 18172 Lisa Lane, spoke in opposition to the request stating concern about increased traffic and safety issues. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Planning Commission requested staff to report if Ocean View School District and Arnel (Wal*Mart project) were negotiating with the Redevelopment Agency and/or City staff to obtain tax increment dollars, obtain partial sales tax revenues, and/or reduced City fees. They requested clarification on the EIR Statement of Overriding Considerations for the traffic impact fees (item 3) and positive fiscal impact (item 5, and written verification that the increased sales tax revenue projection is accurate. They also requested that the applicant respond to project issues as requested by staff. Dr. Tarwater responded to Commissioner Inglee's inquiry stating that Oceanview School District would be requesting that the City enter into negotiations with the School District for revenue sharing of tax increment. The Planning Commission said they would like to meet with staff and Arnel to obtain answers to outstanding issues and questions before taking action on the request. A MOTION WAS MADE BY INGLEE AND SECONDED BY SPEAKER TO CONTINUE ENVIRONMENTAL IMPACT REPORT NO.97-1/GENERAL PLAN AMENDMENT NO.97-1/ZONING MAP AMENDMENT NO.97-1 AND CONDITIONAL USE PERMIT NO.97-70/VARIANCE NO.98-18/SIGN CODE EXCEPTION NO.98-7/TENTATIVE PARCEL MAP NO.97-161, WITH THE PUBLIC HEARING CLOSED TO THE SEPTEMBER 9,1998 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Speaker NOES: None ABSENT: Biddle ABSTAIN: None MOTION PASSED C. CONSENT CALENDAR None D. NON-PUBLIC HEARING ITEMS D-1 GENERAL PLAN CONFORMANCE NO.98-4 (Acquisition of Property for Water Reservoir) PC Minutes - 8/11/98 8 (98pcm811) APPLICANT: City of Huntington Beach Public Works Department, 2000 Main Street, Huntington Beach, CA 92648 PROPERTY OWNER: Douglas Realty Company, Inc., 4060 Lakewood Blvd., 6' Flr., Long Beach, CA 90808-1700 LOCATION: West side of Sprindale Street, approximately 400 feet north of Skylab Road PROJECT PLANNER: Mary Beth Broeren General Plan Conformance No. 98-4 represents a request to determine whether the acquisition of approximately 2.47 acres of property for the future construction of a water reservoir is in compliance with the goals and policies of the General Plan. The Public Works Department would build a nine million gallon water reservoir that will serve as an extension of the existing Peck Reservoir facility. The acquisition of the property and future construction of the facility is necessary to ensure adequate provision of public services for water concerns. STAFF RECOMMENDATION: Staff recommended the Planning Commission approve General Plan Conformance No. 98-4 for the following reasons: • The proposed acquisition of the subject property for future construction of a water reservoir is in conformance with the goals and policies of the Land Use and Utilities Elements of the General Plan. • The proposed acquisition of the subject property for future construction of the public facility is necessary to ensure that adequate emergency water supply is provided to area residents and businesses. A MOTION WAS MADE BY KERINS, SECONDED BY LIVENGOOD TO ADOPT RESOLUTION NO.1553 APPROVING GENERAL PLAN CONFORMANCE NO.98-4, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker NOES: None ABSENT: None ABSTAIN: None PC Minutes - 8/11/98 9 (98pcm811) MOTION PASSED E. PLANNING COMMISSION ITEMSANOUIRIES None F. COMMUNITY DEVELOPMENT ITEMS None G. ADJOURNMENT: Adjourn to the, August 25,1998 Planning Commission Meeting. A MOTION WAS MADE BY KERINS, SECOND BY SPEAKER, TO ADJOURN TO A 5:00 PM STUDY SESSION ON AUGUST 25,1998, 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 APPROVED BY: o and Zelefsk , ecretary Tom Livengo d, Planning Co ission Chairperson PC Minutes - 8/11/98 10 (98pcm811)