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HomeMy WebLinkAbout1998-12-03I MINUTES HUNTINGTON BEACH PLANNING COMMISSION THURSDAY, DECEMBER 3 ,1998 SPECIAL MEETING - 7:00 PM Council Chambers - Civic Center 2000 Main Street Huntington Beach, California PLEDGE OF ALLEGIANCE P P P P P P P ROLL CALL: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker AGENDA APPROVAL A. ORAL COMMUNICATIONS NONE B. PUBLIC HEARING ITEMS B-1 TENTATIVE TRACT MAP NO.15469/CONDITIONAL USE PERMIT NO. 97- 80/NEGATIVE DECLARATION NO.97-21 (MEADOWLARK DEVELOPMENT) (CONTINUED FROM THE NOVEMBER 24,1998 MEETING): APPLICANT: Catellus Residential Group LOCATION: 600 ft. north and east of the intersections of Bolsa Chica Street and Warner Ave., south of Heil Avenue PROJECT PLANNER: Amy Wolfe Tentative Tract Map No. 15469 and Conditional Use Permit No. 97-80 represent a development proposal by Catellus Residential Group (CRG) involving; subdivision of 48.4 gross acres into small lots (TTM 15469); construction of 313 single family dwellings, a public park, private open space/recreation facilities and infrastructure improvements (CUP No. 97-80). The project site is located approximately 600 ft. north and east of the intersection of Warner Avenue and Bolsa Chica Street and was previously used as a small craft airport (Meadowlark Airport). The proposed development plan is comprised of four interconnected Planning Areas, a 2.3 acre publr c park area and one private park site totaling 0.65 acres. A meandering pedestrian promenade/ Spine Road provides the primary pedestrian and vehicular access to the subject site from Heil Avenue and Warner Avenue. The project's density is 9.8 dwelling units per net acre (6.5 dwelling units per gross acre). The proposed mix of housing product and lot design provides for development of small -lot, zero -lot -line and z-lot layouts. Development of the four planning areas is proposed to occur simultaneously. The project is subject to compliance with the Meadowlark Specific Plan. Amendments to the originally approved Meadowlark Specific Plan document (adopted March 7, 1988) to allow small -lot development within the subject area were considered and approved by the Planning Commission on September 22, 1998. The Planning Commission recommended that Zoning Text Amendment (ZTA No. 97-4), Zoning Map Amendment (ZTA No. 97-1) and Environmental Assessment (EA/ ND No.97-21) associated with the Meadowlark Specific Plan amendment be forwarded to the City Council for consideration and final action. The Tentative Tract Map and Conditional Use Permit requests for the development of the residential portion of the Meadowlark project site tracked the public hearing process/ schedule for the Meadowlark Specific Plan amendment ( ZTA No. 97-4 and ZMA No. 97-1) and on September 22, 1998, the Planning Commission continued the item (TTM No. 15469 and CUP No. 97-80) "to a date uncertain" to allow the applicant time to revise the development proposal and bring it in conformance with the amended Meadowlark Specific Plan. The current project proposal (dated/received October 19-21,1998) was analyzed from two different perspectives. First it was evaluated in terms of compliance with the amended Meadowlark Specific Plan document (as modified on September 22, 1998). Staff determined that the development plans submitted on October 19 — October 21, 1998, by CRG are not in compliance with the Meadowlark Specific Plan, therefore staff recommends denial of the Meadowlark development proposal (CUP No. 97-80 and TTM No. 15469) based on non- compliance with the approved Meadowlark Specific Plan (September 22, 1998) and non- compliance with General Plan goals objectives and policies. Separately, staff reviewed the development proposal to determine project consistency with the anticipated staff recommendations to the City Council on Zoning Text Amendment (ZTA No. 97-4) and Zoning Map Amendment (ZMA No. 97-1) for the Meadowlark Specific Plan. Staff found the project to be inconsistent with staff s recommendations and does not support approval of the project based on non- compliance with design, safety requirements and community facility needs. PC Minutes—12/3/98 2 (98PCM123) G 1 STAFF RECOMMENDATION: The Planning, Public Works, Community Services, Police and Fire Department recommend denial of the proposed project for the following reasons: ♦ The project is not consistent with Land Use Element, Circulation Element and Recreation and Community Services Element goals, objectives and policies of the General Plan, which foster development of high quality communities by means of creative design solutions; ensuring provision of infrastructure and; addressing the recreational needs of the community. ♦ The project, does not comply with the provisions and development standards of the amended Meadowlark Specific Plan. The proposal is inconsistent with applicable public park, parking requirements (minimum number of open and enclosed spaces), garage use/ design, building height, front yard setbacks, exterior side yard setbacks, interior side yard setbacks, rear yard setbacks, on -street parking, open space design (SW corner of PA-4) and fence/wall standards. ♦ The project will be detrimental to the general health, welfare and safety of persons working or residing in the project vicinity. The project does not incorporate the necessary street infrastructure to ensure emergency access; provide adequate buffer areas between park and residential uses; parking for project residents and neighborhood park users; utilize design solutions to eliminate crime related activities. THE PUBLIC HEARING WAS CLOSED AT THE NOVEMBER 24,1998 MEETING AND WAS NOT RE -OPENED. The Planning Commission discussed and took straw votes on the 14 items listed on the tentative tract map and conditional use permit development compliance matrix dated December 3, 1998. A MOTION WAS MADE BY KERINS, SECONDED BY BIDDLE TO APPROVE NEGATIVE DECLARATION 97-21, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, NOES: None ABSENT: None ABSTAIN: None MOTION PASSED Tillotson, Livengood, Kerins, Biddle, Speaker A MOTION WAS MADE BY KERINS, SECONDED BY BIDDLE, TO DENY TENTATIVE TRACT MAP NO. 15469 AND CONDITIONAL USE PERMIT NO.97-80 WITH FINDINGS FOR DENIAL, BY THE FOLLOWING VOTE: AYES: Kerins, Biddle NOES: Inglee, Chapman, Tillotson, Livengood, Speaker ABSENT: None ABSTAIN: None MOTION FAILED PC Minutes—12/3/98 (98PCM123) A MOTION WAS MADE BY LIVENGOOD, SECONDED BY SPEAKER, TO APPROVE TENTATIVE TRACT MAP NO. 15469 AND CONDITIONAL USE PERMIT NO.97-80 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL BASED UPON THE STRAW VOTES, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Speaker NOES: Kerins, Biddle ABSENT: None ABSTAIN: None MOTION PASSED The Planning Commission discussed changes to their previous recommendation on September 22, 1998 relative to the draft Meadowlark Specific Plan (Zoning Text Amendment No. 97- 4/Zoning Map Amendment No. 97-1). They voted by minute action to recommend that the City Council consider three (3) revisions as follows: Garage Use/Design (Planning Areas 3 and 4) - require a minimum garage area of 400 square feet to be provided for automobile and general household storage in Planning Area 3 and 4. Minimum interior garage dimensions shall be 18 feet wide by 19 feet deep. General household storage areas shall be provided in accordance with the plans presented by CRG to the Planning Commission on December 3, 1998 (Vote: 4-3). • Rear yard setbacks (Planning Area 3) -permit second story projections, no greater than 24 inches within the rear yard setback (Vote: 4-3). • Front yard setbacks (Planning Area 4) -permit second story projections no greater than 24 inches within the front yard setback (mote: 5-2). PC Minutes—12/3/98 4 (98PCM123) FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO.97-21 1. The Negative Declaration No. 97-21 has been prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. No comments were received during the comment period. 2. Mitigation measures for Negative Declaration No. 97-21 attached hereto shall become part of the project conditions of approval, (unless superseded by more restrictive TTM/CUP conditions), and will avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. Mitigation measures address a number of potential impacts including: affordable housing requirements, land use compatibility, noise impacts and hazardous materials. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated will have a significant effect on the environment. FINDINGS FOR APPROVAL - TENTATIVE MAP NO.15469: 1. Tentative Tract Map No.15469 for subdivision of 48.4 gross acres for the purpose of developing a 313 unit residential community is consistent with the General Plan Land Use Element designation of M-sp (Mixed Use- Specific Plan) on the subject property and the amended Meadowlark Specific Plan, as approved by the Planning Commission. Detached single family homes on small -lots are a permitted use. 2. The site is physically suitable for the type and density of development at 9.8 units per net acre (6.5 units per gross acre). The site was previously approved for a higher intensity of land use (12.4 units per gross acre). The size, lot frontage, street sections and other design features of the proposed subdivision, as proposed or conditioned, are in compliance with the amended 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 was evaluated in Negative Declaration No. 97-21 and will comply with appropriate mitigation measures. 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, as conditioned, will provide all necessary easements and will not affect any existing easements. PC Minutes — 12/3/98 5 (98PCM123) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.97-80: 1. Conditional Use Permit No. 97-80 for the establishment of the 313 dwelling unit planned community 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 project as conditioned will provide the necessary infrastructure and site improvements to accommodate the needs of project residents and the adjoining community. 2. The conditional use permit request, as conditioned, will be compatible with surrounding residential and commercial uses. The proposed buffer areas between the existing easterly adjacent properties and PA3, project grading, site design and subdivision layout will properly adapt the proposed structures to streets, driveways and other adjacent structure and uses in a harmonious manner. 3. The proposed residential development, as conditioned, 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. The proposed use will meet the approved Meadowlark Specific Plan, as approved by the Planning Commission, HBZSO and HBOC provisions, including, lot size, setbacks, density and parking. PA 2 is a creative layout and includes innovative architecture and design. 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 M-sp (Mixed Use -Specific Plan) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: A. LU9.L2: Require that single-family residential units be designed to convey a high level of quality by considering the following guidelines: a. Modulate and articulate building elevation, facades and masses (avoiding undifferentiated "box -like" structures). d. Encouraging innovative and creative design concepts. B. LU 9.3.2: Require that the design of new residential subdivisions consider the following: b. Integrate public squares, mini -parks, or other landscape elements. 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. PC Minutes—12/3/98 6 (98PCM123) [l CONDITIONS OF APPROVAL - TENTATIVE MAP NO. 15469: 1. The tentative tract map received and dated October 19, 1998, as conditioned, shall be the conceptually approved layout. The plan shall be revised, to comply with the Meadowlark Specific Plan provisions and development standards. 2. The project shall comply with parkland dedication requirements. Developer shall dedicate a minimum of 2.4 acres of park land and shall pay parkland dedication in -lieu fees to satisfy the remaining project parkland dedication obligation. In -lieu fees shall be assessed at a land value rate equal to $500,000 per acre. The proposed neighborhood public park shall be flat and shall provide at a minimum three (3) acres of dry, usable park space. Developer shall provide 16 parking spaces along the Spine Road frontage to serve park parking needs. 3. Retaining walls shall be setback a minimum of four (4) ft. from the back of sidewalks. No retaining walls shall be permitted within the "Spine Road" street ROW. 4. Lot "N" shall be reconfigured to provide a minimum of ten (10) ft. landscape buffer along Airport Circle and pedestrian access only between Roosevelt Lane and Airport Circle. The remaining portion of the subject lot shall be incorporated within the adjoining residential lots. 5. Wall and fence plans shall be submitted and approved by the Planning, Building and Public Works Department. Prior to construction of any new walls, a plan shall be submitted identifying the removal of any existing walls next to new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 6. Decorative paving shall be provided at main project entrances (Heil Ave/Spine Road and Plaza Lane/Spine Road) and at all entry points to each of the Planning Areas. The type of enhanced paving materials to be provided shall be subject to review and approval by the Public Works and Planning Department. 7. At least 60 days before City Council action on the final map, CC&Rs shall be submitted to the Planning Department and approved by the City Attorney. The CC&Rs shall reflect and address the common driveway access easements, use easements, landscape easements, maintenance easements as well as maintenance of all walls and common landscape areas by the Homeowner's Association. Moreover the CC&Rs shall require use of the garages for automobile storage; a minimum of eighteen (18) ft. by nineteen (19) ft. shall be maintained clear of any obstruction for automobile parking. Furthermore the CC&Rs shall limit additions to and exterior modification of dwelling units within all planning areas in accordance with Meadowlark Specific Plan provisions. The CC&Rs shall include enforcement of "no -parking" areas. The CC&Rs shall be in recordable form prior to recordation of the map. 8. On -site drainage shall not be directed to adjacent properties. Drainage shall be accommodated per Public Works Standards. PC Minutes—12/3/98 (98PCM123) 9. Drainage flows from adjacent properties shall not be obstructed. Flows shall be accommodated per Public Works Standards. 10. Street lighting shall be designed and constructed to comply with Meadowlark Specific Plan provisions pertaining to decorative street lighting. 11. Fire hydrants locations shall be approved by the Fire Department: 12. Tentative Tract Map No. 15469 shall comply with all mitigation measures of Negative Declaration No. 97-21 (attached hereto and becoming a part thereon) unless mitigation measure(s) are superceded by more restrictive conditions of project approval. 13. Tentative Tract Map No. 15469 shall comply with A.D.A. Standards. 14. Prior to recordation of the final map and unless otherwise stated, the following conditions shall be completed. Bonding may be substituted for construction in accordance with the provisions of the Subdivision Map Act. a. An affordable housing plan shall be submitted to the City of Huntington Beach, in accordance with Meadowlark Specific Plan provisions. The plan shall provide for affordable housing on -site or off -site. The contents of the affordable housing plan shall include the following: 1) Ten percent (10%) of the total units proposed shall be affordable to low and moderate income level households (maximum 100% of the Orange County Median Income) for a period of thirty (30) years. 2) A detailed description of the type, size, location and phasing of the units being built. 3) If rental units are used to satisfy this condition, then the units shall be for households earning between 50%-80% of the Orange County Median Income. b. All vehicular access rights to all public and private streets within the proposed subdivision including Heil Avenue and Street "A' shall be released and relinquished to the City of Huntington Beach except at locations approved by the City. (PW) c. A final sewer study shall be submitted for Public Works approval. The development shall design the sewer system required to serve the development. (PW) d. A letter of acceptance for additional sewer flows shall be required from the Orange County Sanitation District. (PW) PC Minutes—12/3/98 8 (98PCM123) e. The water improvements shall be designed as shown on the approved Tentative Tract Map, and per the City of Huntington Beach Water Division's Standard Plan, Specifications and Design Criteria. The Developer shall submit a final water system analysis with calculations with the project's first plan check to confirm appropriate sizing and layout. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure, the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right-of-way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PW) f. The applicant will work with the Fire Department to assure that the street name of "A" Street will be consistent from south of Warner through the north side of Heil Avenue. The applicant will be responsible for any modification to existing signage due to name changes. (PW) g. Final hydrology and hydraulic studies for both on and off site facilities shall be submitted for Public Works review and approval. Drainage easements and lots designated as detention areas shall also be shown on the Final Map as directed and approved by the Department of Public Works. On -site drainage shall not be directed to adjacent properties, but shall be handled by a Public Works approved method. Runoff from the site shall be restricted as directed by the Department of Public Works to minimize impacts to downstream facilities. If the detention facilities are proposed within park areas, all storm flows up to and including the 10 year event shall be contained below grade. Any surface water detention above the 10 year event shall not be allowed to pond above grade for more than 2 hours. Porous soil and an underdrain system will be incorporated in the park and field areas at the direction of the Public Works Department to insure these areas maintain the required drainage associated with active park use. (PW) h. The Developer shall design off -site drainage improvements as required by the Department of Public Works to mitigate the impact of increase runoff, due to development, and pass through flows, to deficient downstream drainage systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. All storm inlets shall be gated. (PW) i. Streets `B" through "L" shall be designed per Standard Drawing 104 with 50 ft. of right-of-way, and with a 32 ft. curb to curb. Sidewalk shall be 4 ft. wide minimum with a 5 ft. wide parkway adjacent to curb. Parking shall be restricted to one side. (PW) j. All street grades shall be a minimum of 0.50%. (PW) k. Streets "M" through "Z" and "AA" through `BB" shall be designed per Standard Drawing 104 (42'/32'). The sidewalk shall be 5 ft. wide minimum with "pop -out" sections around street furniture to comply with ADA requirements. Parking shall be restricted to one side. (PW) PC Minutes—12/3/98 9 (98PCM123) 1. A final parking layout plan shall be submitted as part of the street improvement plans for all private and public streets. This plan shall be used for parking control by the HOA. For streets with parking allowed on one side only, the opposite curb shall be painted red and no parking fire -lane" signs shall be posted prior to any move -ins. (PW) m. The developer shall design and construct a traffic signal at the intersection of Heil Avenue, Street "A" and Del Mar Lane. (PW) n. The southerly 29 ft. of existing Pearce Street and all of the new proposed Pearce Street to the intersection of "K" Street shall be dedicated to the public for street and public utility purposes per Standard Plan No. 104 (29'/20' half section). The sidewalk shall be 4 ft. wide minimum with a 5 ft. wide parkway adjacent to the curb. (PW) o. Street "A' shall be dedicated to the public for street and public utility purposes. The street section shall be designed per Standard Plan 104 modified (60'/32') with no parking on either side. A meandering 6' wide sidewalk shall be incorporated in the parkway on each side of the street. The intersection of "A' Street and Heil Avenue shall align with Del Mar Lane. If parking for the park is to be provided on Street "A', it shall be in addition to the required 32' of curb to curb width and as shown in the approved parking layout plan. A queue length analysis shall be performed to provide adequate stacking for left turn movements from "A' Street to Heil Avenue. (PW) p. Those portions of the sewer and storm drain system which are in private streets shall be maintained by the HOA. (PW) q. All street intersections shall intersect at 90 degrees or radialy to curved streets. The developer shall perform sight distance analysis (using a design of 45 mph) for all intersections along Street "A". (PW) r. The developer shall design signing, striping and street lighting in accordance with Public Works Standards and the Specific Plan. (PW) s. The southerly 18 ft of Heil Avenue shall be dedicated to the public for street and public utility purposes. (PW) t. Heil Avenue shall be designated per the City's Standard Plan No. 102, modified, (100'/70'), including a 7 ft bike lane on the south side of Heil Avenue. The developer shall design protected left turn pockets, (150 ft in length) in both directions on Heil Avenue, (design speed 50 MPH). The developer shall dedicate additional right-of-way, if necessary, on Heil Avenue to permit installation of the protected left turn pockets as directed by the Department of Public Works. (PW) u. An additional 12 ft. of landscaping shall be required adjacent to the Heil Avenue right- of-way. Landscaping improvements shall be designed and installed per Public Works Standards. This landscaped area shall be contained within an easement for maintenance by the HOA. (PW) PC Minutes—12/3/98 10 (98PCM123) F_ 1 v. A reproducible mylar copy and a print of the recorded final map, along with digital graphic files of the recorded map per the City`of Huntington Beach "CAD Standards Manual for Consultants", shall be submitted to the Department of Public Works. (PW) w. The following shall be shown as a dedication to the City of Huntington Beach on the Final Map: 1) An easement over the private streets for Police, Fire Department, and utility maintenance access purposes. 2) A 2 ft. public utility easement adjacent to the street right-of-way, as shown on said map (7 ft parkways or less). 3) The water system and appurtenances as shown on the improvement plans. 4) Access rights in, over, across, upon and through the private streets for the purpose of maintaining, servicing, cleaning, and replacing the water system. 5) The easements for sewer and storm drain purposes as shown on said map, with maintenance by the HOA. 6) All perimeter, streetscape, community open space and greenbelt areas, Norma Gibbs Park extension and other required landscape improvements shall be dedicated with the first phase of development. (PW) x. The developer shall provide a 10 ft (minimum) wide decorative pavement section at the joint points of the public streets, excluding Pearce Street east of Street "K" per the City's direction. The decorative pavement section shall end at the curb returns in the private street portion. (PW) y. A phasing map shall be submitted for approval by the Department of Public Works showing improvements to be constructed and right-of-way and easements to be dedicated with each phase. All required infrastructure including all public streets shall be designed with the first phase. (PW) z. The Final Map and phased maps shall be consistent with the approved Tentative Map. (PW) aa. The engineer or surveyor preparing the final map shall comply with sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Sub -article 18 for the following items: 1) Tie the boundary of the map in the Horizontal Control System established by the County Surveyor 2) Provide a digital -graphics file of said map. (PW) bb. All improvement securities (Faithful Performance, Labor & Material and Monument Bonds) and Subdivision Agreement shall be posted with the Public Works Department and approved as to form by the City Attorney. (PW) PC Minutes — 12/3/98 11 (98PCM123) 15. cc. A Certificate of Insurance shall be filed with the Public Works Department and approved as to form by the City Attorney. (PW) dd. All Public Works fees shall be paid. (PW) ee. A cash payment in the amount of $35,000.00, in addition to any traffic impact fee due, shall be made to the City, for the developer's share of the future traffic signal at the intersection of Bolsa Chica Street and Pearce Street as specified in the Meadowlark Specific Plan. (PW) ff. Tentative Tract Map No. 15469 (PA 4) shall be revised to accommodate the proposed architectural design and comply with minimum setbacks, inclusive of side yard setbacks. gg. A copy of the CC&R's shall be submitted to the Department of Public Works for review and approval. The CC&R's shall provide as a minimum: 1) The HOA shall be responsible for performing regular maintenance and monitoring of the storm water system in conformance with the Storm Water Quality Management Plan for the development. 2) All public fire hydrants within the development shall be kept clear of landscaping . and improvements per City requirements and standards and painted as required. 3) The Huntington Beach Police Department shall not be restricted from enforcing all parking regulations and the citation of violations for any parking not permitted by the approved parking plan for the project. 4) Red curb for "No Parking" zones shall be maintained yearly by the HOA. 5) Provisions shall be made in the CC&R's to prescribe street sweeping guidelines performed by the HOA. Guidelines shall be in conformance with City requirements. (PW) hh. Rolled curbs shall be provided on all private streets. ii. Emergency vehicle access shall be provided at the end of the cul-de-sacs as deemed necessary by the Fire Department. (FD) J. The developer shall pay a proportional share for the signalization of the Heil/Graham intersection as determined by a traffic impact analysis approved by the Department of Public Works. (PW) The following conditions shall be completed prior to issuance of grading permits. (PW) a. A Grading Plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. The Grading Plan shall include design of the detention basin area within the proposed park site. This plan shall also include an erosion and silt control plan for all water runoff during construction and site preparation work. Final grades and elevations on the Grading Plan shall not vary by more than 1 ft. from the grades and elevations on the approved Tentative Map. PC Minutes—12/3/98 12 (98PCM123) b. A detailed soils analysis shall be'prepared by a registered engineer. This analysis shall include on -site soils sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, retaining walls, streets, and utilities. c. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be submitted to the Department of Public Works for review and approval by the Park, Tree and Landscape Division. The Developer shall submit irrigation demands to ensure proper irrigation service sizing. d. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. Water quality BMP and education information shall be included in the CC&R's. e. The Developer shall coordinate with the City of Huntington Beach Traffic Engineering Division in developing a truck and construction vehicle routing plan. This plan shall specify the hours in which transport activities can occur and methods to minimize construction related impacts to adjacent residents. These plans must be approved by the Department of Public Works. 16. The following conditions shall be completed prior to issuance of building permits. (PW) a. No combustible construction shall occur until the approved water system has been installed. b. The water system shall be located within vehicle travelways dedicated to the City where possible. Ground cover, hardscape and/or softscape over water lines shall be approved by the Water Division. The developer or any other subsequent HOA shall enter into a Special Utility Easement Agreement with the City, which shall address repairs to any enhanced pavement, walls, fencing, curb, gutter, landscaping, etc. by other than City forces (at no cost to the City), if City water mains require maintenance or repair. c. Construct off -site drainage improvements as required by the Department of Public Works to mitigate impact of increased run-off, due to development, or deficient, downstream drainage systems. Design all necessary drainage improvements shall provide mitigation of all rainfall event frequencies up to 100-year frequency. 17. The following conditions shall be completed prior to final occupancy. (PW) a. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. b. Each proposed dwelling unit shall require a separate domestic meter and service. All domestic water meters shall be sized in accordance with the UPC and the requirements of the City of Huntington Beach Building Department and the Fire Department. PC Minutes — 12/3/98 13 (98PCM123) c. All existing overhead utilities shall be installed underground in accordance with the City's Underground Utility Ordinance. In addition, all electrical transformers shall be in stalled underground. d. The entire public park extension onto Norma Gibbs park shall be improved to Public Works Standards. The developer shall provide for a minimum of 16 parking stalls with direct access to a public street. Park parking shall be restricted to the park frontage along Street "A'. One space shall be ADA compliant. e. All public infrastructure improvements, perimeter, streetscape, community open space and greenbelt areas, Norma Gibbs park extension and other required landscaping improvements shall be completed prior to the first move in. Private infrastructure shall be constructed per the approved phasing plan. f. Soil tests for agricultural suitability, fertility and appraisal, from the site to be landscaped, shall be submitted for review and approval by Park, Tree and Landscaping Division of Public Works. Test results and corrective recommendations by the Testing Lab shall be included in the Landscape Plan Specifications for construction. g. Existing mature trees that are to be removed must be replaced at a 2:1 ratio with a 36" box tree or palm equivalent. The Developer shall have a consulting Arborist quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk. h. All landscaping irrigation and planting installation shall be certified to be in compliance with the City approved landscape plans by the landscape architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. i. All streets shall be fully improved per the conditions of approval. j. A block retaining wall (solid grouted) shall be constructed along the southerly boundary of the property, as required to mitigate noise impacts. k. A "Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance along Street "A" and Heil Avenue by the Homeowners Association. 1. Street lighting for Heil Avenue and all other streets shall be owned by Southern California Edison Co. Street lighting shall be constructed in accordance with City Standards and Meadowlark Specific Plan requirements pertinent to provision of decorative lighting fixtures. in. The Developer shall install 150 ft left turn pockets at the intersection of Heil Avenue, Street "A" and Del Mar Lane. PC Minutes—12/3/98 14 (98PCM123) 1 n. Signing, striping and street lighting shall be constructed in accordance with City Standards. o. The Traffic Impact Fee shall be paid prior to issuance of certificate of occupancy. 18. The project shall comply with Negative Declaration No. 97-21 mitigation measures unless superseded by more restrictive conditions of approval. INFORMATION ON SPECIFIC CODE REOUIREMENTS - TENTATIVE TRACT MAP NO.15469• 1. The Final Map shall not be accepted by the City Council until ZMA No. 97-1 and ZTA No. 97-4 are approved and in effect. Once complete, the Final Map shall be accepted by the City Council , recorded with the Orange County Recorder and a copy filed with the Planning Department. 2. Park and Recreation Fees shall be paid prior to acceptance of the Final Map by the City Council. 3. State Mandated school impact fees shall be paid prior to issuance of building permits. 4. All applicable Public Works fees shall be paid prior to map recordation. 5. Tentative Tract Map No. 15469 shall become null and void unless exercised within two years from the date of final approval. An extension of time may be granted by the Director of Planning pursuant to written request submitted to the Planning Department a minimum of 30 days prior to the expiration date. 6. 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 days of the Planning Commission action. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.97-80: 1. The Conditional Use Permit plans/documents received and dated October 19, - 21, 1998, shall be the conceptually approved plans with the following modifications: a. The Conditional Use Permit plans/documents shall be revised to comply with the Meadowlark Specific Plan provisions and development standards and any other applicable provisions of the HBZSO and HBOC, inclusive of public park dedication, building setbacks, building height, parking and storage requirements. b. Garage driveway widths shall be designed in accordance with HBZSO Section 231.18 DA. PC Minutes—12/3/98 15 (98PCM123) c. 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) d. 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. e. For zero lot -line construction, the maximum separation between building wall and property line shall not exceed two (2) inches. f. The southwest portion of Planning Area 4 shall be redesigned to provide at a minimum a ten (10) ft wide landscape buffer along Airport Circle, the remaining portion of Lot "N' shall be incorporated within the adjoining private residential lots. g. The Wall and Fence plans shall be revised to provide masonry walls at rear and interior residential property line fence locations and "theme wall" design treatment along Lot "L" and front yard fence design. h. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. i. Product mix modifications shall be subject to review and approval by the Planning Commission. j. Planning Area 1, Floor Plan 2 and associated conditional use permit and tentative tract map documents shall be revised to comply with the Planning Commission approved Meadowlark Specific Plan parking requirements. Redesign parlor so as not to constitute a bedroom by definition of the Huntington Beach Zoning and Subdivision Ordinance. k. Planning Area 1, Floor Plan 3 includes a master retreat adjacent to a master bedroom which shall not constitute a separate bedroom provided there is a wall opening of minimum six (6) feet or that it is accessed through a master bathroom. No exterior stairways accessing either a dwelling, or balcony/deck shall be permitted. 1. The architectural plans for all dwelling units within PA-2 shall be revised to comply with Meadowlark Specific Plan maximum building height requirements (30 ft. maximum). m. The dwelling unit on Lot 39 (PA-2) shall be re -plotted to comply with the minimum 10 feet exterior side yard setback. PC Minutes—12/3/98 16 (98PCM123) n. Plan 2 and 2X (PA-2) shall be revised to comply with the minimum 20 feet (width) by 20 feet (depth) interior garage dimensions. Plan 2X and 3X (PA-2) shall be revised to eliminate the excess substandard compact and tandem parking. Excess tandem/compact parking areas shall be allocated to alternate uses and shall comply with the Meadowlark Specific Plan parking requirements. o. The second story projections in Planning Area 3 shall be revised to comply with minimum rear yard setback requirements of the Meadowlark Specific Plan, as approved by the Planning Commission (minimum 13 feet and 15 feet). p. Garage design and storage for dwelling units within Planning Area 3 shall be revised to comply with the Planning Commission approved Meadowlark Specific Plan. q. Plan 4 of Planning Area 4 shall be revised to comply with minimum front yard setback requirements. r. Garage design and storage for dwelling units within Planning Area 4 shall be revised to comply with the Planning Commission approved Meadowlark Specific Plan. 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 working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Points of interest (architectural, landscaping, recreational and sculptural), seating areas and functional pavilions shall be incorporated within the overall pedestrian promenade/ Spine Road design theme. A detailed plan specifying the proposed design elements shall be submitted to the Planning Department for review and approval by the Design Review Board. c. Decorative street furniture and light fixtures shall be incorporated within the Meadowlark Specific Plan area (PA 1- PA 4). Street furniture and light fixture specifications and locations shall be submitted to the Planning Department for review and approval by the Design Review Board. b. Names of streets shall be submitted to and approved by the Huntington Beach Fire Department in accordance with City Specification No. 409. (FD) c. Submit three (3) copies of the site plan and the processing fee to the Planning Department for addressing purposes after street name approval by the Fire Department. d. The Planning Department shall review and approve the following: 1) Enhanced architectural treatment for building facades visible from public right-of- way, open space areas and parks sites. 2) Revised site plan and elevations as modified pursuant to Condition No. 1. PC Minutes—12/3/98 17 (98PCM123) e. All Fire Department requirements shall be noted on the building plans. (M). f. 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 60 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). (Code Requirement) g. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (Code Requirement) h. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) i. 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, blockwall/fencing plans shall be submitted to and approved by the Department of Community Development. Double walls shall be prohibited. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, 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 Planning Department. PC Minutes—12/3/98 18 (98PCM123) b. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Planning. 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. c. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees and shall be incorporated into the project's landscape plan. (Code Requirement) d. The Final Map shall be accepted by the City Council, recorded with the Orange County Recorder and a copy filed with the Planning Department. (Code Requirement) e. The property owner shall sign, notarize, and record with the County Recorder a covenant assuring that the single family residences will be maintained as one (1) dwelling unit. f. The developer shall submit a separate utility plan showing water system improvements, including service connections to each building, fire hydrant, valves, backflow devices and other appurtenances in accordance with applicable U.P.C., City Ordinances, Public Works Standards and Water Division design criteria. These plans shall be approved by the Public Works Water Division and the Huntington Beach Fire Department prior to any construction. (PW) g. An interim parking and/or building materials storage plan shall be submitted to the Planning Department to assure adequate parking and restroom facilities are available for employees, customers and contractors during the projects construction phase and that adjacent properties will not be impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. h. Submit a letter of map revision from FEMA declaring the lot(s) exempt from floodplain requirements or submit a copy of completed FEMA Elevation Certificate(s) for each unit to the Planning Department. 5. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); PC Minutes — 12/3/98 19 (98PCM123) e. Discontinue construction during second stage smog alerts. 6. Prior to final building permit inspection and approval of the first residential unit, 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. 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. The size of the numbers will be sized a minimum of six (6) inches with a brush stroke of one and one-half (1-1/2) inches. (FD) 3) On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. (FD) c. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. _ d. 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. e. 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) f The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new constriction within the methane gas overlay districts. (FD) g. If the lots are not considered exempt by FEMA, a second elevation certificate shall be submitted to the Planning Division for each unit "as built." 7. The use shall comply with the following: a. Security gates shall be designed to comply with City specification #403. (FD) b. Fire access roads shall be provided in compliance with the Huntington Beach Fire Cock, and City Specification #401. (FD) PC Minutes — 1 ?'3/93 (93PCM123) 8. The project shall comply with Negative Declaration No. 97-21 mitigation measures unless superseded by more restrictive condition's of approval. 9. The Planning Director ensures that all conditions of approval herein are complied with. The Planning 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 Planning 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. 10. Approval of Conditional Use Permit No. 97-80 is contingent upon approval of Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 by the City Council, and shall become effective 30 days after the adoption of the Ordinance adopting the Meadowlark Specific Plan amendments and following the ten day project appeal period. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 97-80 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 Planning Department a minimum 30 days prior to the expiration date. 2. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-80, pursuant to a public hearing for revocation, if any violation of these conditions, Meadowlark Specific Plan, or applicable sections of the Huntington Beach Ordinance Code, Zoning and Subdivision Ordinance, or Municipal Code occurs. 3. All applicable Public Works fees shall be paid. (PW ) 4. Traffic Impact Fees shall be paid prior to issuance of a Certificate of Occupancy. (PW) 5. An encroachment permit shall be required for all work within the right-of-way. (PW ) 6. A Certificate of Occupancy must be issued by the Building Department prior to occupy of building on the project site. 7. Park and Recreation fees shall be paid prior to approval of the Final Map by the City. 8. State -mandated school impact fees shall be paid prior to issuance of building permits. 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. 10. Development shall meet all local and State regulations regarding installation and operation of all underground storage tanks. (FD) PC Minutes — 12/3/98 21 (98PCM123) 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. C. CONSENT CALENDAR NONE D. NON-PUBLIC HEARING ITEMS NONE E. PLANNING COMMISSION ITEMS E-1 PLANNING COMMISSION COMMITTEE REPORTS NONE E-2 PLANNING COMMISSION INOUERI ES/COMMENTS Commissioner Chapman — stated that at a future meeting he would like to critique how Meadowlark development was processed. Commissioner Livenizood — discussed the idea of representing the Planning Commission relative to the Meadowlark project at the City Council public hearing. Motion was made for Chairman to represent the Planning Commission during City Council public hearing regarding the Meadowlark Development Plan (Approved 6-1 (Kerins No, because he felt a vote was unnecessary) F. PLANNING ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Howard Zelefs , . Planning Director — restated actions taken at the previous City Council meeting. F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Scott Hess, Senior Planner — listed items for the December 8, 1998 meeting. G. ADJOURNMENT —Adjourn to the regularly scheduled December 8,1998 meeting. [ADJOURNED TO THE DECEMBER 8, 1998 MEETING (7-0)] PC Minutes — 12/3/98 22 (98PCM123) 1 A MOTION WAS MADE BY LIVENGOOD, SECONDED BY BIDDLE, TO ADJOURN TO A 5:00 PM STUDY SESSION ON DECEMBER 8,1998, AND THEN TO REGULARLY SCHEDULED PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED /kjl APPROVED BY: Howard Zelefsky, cretary PC Minutes—12/3/98 23 (98PCM123)