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HomeMy WebLinkAbout1999-05-11MINUTES 1 HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, MAY 11,1999 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION - 5:15 PM (Room B-8) COMMUNITY SERVICES DEPARTMENT PROJECT STATUS —Jim Engle OUTDOOR DINING WITH ALCOHOL — Peter Vanek AGENDA REVIEW — Scott Hess REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE (Arrived 7.13 P" P P A P A P P ROLL CALL: Laird, Kerins, Chapman, Speaker, Biddle, Livengood, Mandic AGENDA APPROVAL A. ORAL COMMUNICATIONS NONE B. PUBLIC HEARING ITEMS B-1 ZONING TEXT AMENDMENT NO.98-4 (DOWNTOWN OUTDOOR DINING WITH ALCOHOL) (CONTINUED FROM THE FEBRUARY 9,1999 MEETING: APPLICANT: City of Huntington Beach LOCATION: Downtown Specific Plan Area PROJECT PLANNER: Peter Vanek Transmitted for Planning Commission consideration and recommendation to the City Council is Zoning Text Amendment No. 98-4, a request by the City of Huntington Beach to amend the Downtown Specific Plan (DTSP) to permit the consumption of alcoholic beverages in conjunction with outdoor dining on public property. This item was continued from the February 9, 1999 meeting to allow time for the Planning Commission to establish a sub -committee to work with staff in further refining the ordinance. The Planning Commission established a sub -committee consisting of three Commissioners that has met with staff on several occasions over the past three months, including a walking tour of the downtown area and the existing outdoor dining establishments. A continuance was requested by the Commission following a study session on the item at the April 27, 1999 meeting, as the subcommittee required additional time to formulate their recommendation. STAFF RECOMMENDATION: Staff recommends the Planning Commission continue Zoning Text Amendment No. 98-4 to the May 25, 1999 meeting A MOTION WAS MADE BY SPEAKER, SECONDED BY LIVENGOOD, TO CONTINUE ZONING TEXT AMENDMENT NO.98-4 TO THE MAY 25, 1999 MEETING, BY THE FOLLOWING VOTE: AYES: Kerins, Speaker, Livengood, Mandic NOES: None ABSENT: Laird, Chapman, Biddle ABSTAIN: None MOTION PASSED B-2 TENTATIVE TRACT MAP NO. 15343/CONDITIONAL USE PERMIT NO. 98- 64/VARIANCE NO.98-19 (HAMTPONS H 13 UNIT SINGLE FAMILY RESIDENTIAL SUBDIVISION): APPLICANT: BB Hamptons Partners, LLC, c/o Tom Zanic LOCATION: North of Garfield Avenue, approximately 350 feet west of Edwards Street PROTECT PLANNER: Wayne Carvalho Tentative Tract Map No. 15343, Conditional Use Permit No. 98-64, and Variance No. 98-19 represent a request by BB Hamptons Partners, LLC, to subdivide 4.6 net acres for the construction of 13 single family residences. The request includes developing a lot with greater than a three (3) foot grade differential between the high point and low point on the site, and variances to reduced project size of five (5) acres in lieu of minimum 10 gross acres, reduced front building setbacks on four (4) lots, reduced rear building setbacks on two (2) lots, and to exceed the maximum two foot cut and fill grading limitation on nine (9) lots. The project is designed to be compatible with the prior phases of the Hamptons master plan which is located directly west and north of the site. The project will result in the build out of the remaining parcel at the south west quadrant of the Ellis Goldenwest Specific Plan area, while completing the equestrian trail improvements adjacent to the tract. PC Minutes — 5/11/99 2 (99PCM511) STAFF RECOMMENDATION: Staff supports the proposed subdivision and variances for the following reasons: • The proposed single family residential subdivision is consistent with the goals and objectives of the General Plan and Ellis Goldenwest Specific Plan. • The design of the homes will be compatible with the adjacent Hamptons residences and elementary school. • The reduced setbacks, as recommended by staff, will not adversely impact the adjacent properties or property values, and will be compatible with the initial phase of the Hamptons master plan. • Exceeding the cut and fill restriction will allow for proper drainage, without negatively impacting the surrounding neighborhood. • The project will comply with the mitigation measures identified in Environmental Impact Report No. 88-2. THE PUBLIC HEARING WAS OPENED. Tom Zanic, 520 Broadway, applicant, gave a brief history of the site. He also stated that he will accept the Commission's decision regarding the pedestrian access to the school site at the northeast corner of the tract. Jim Dello Russo, 18815 Rockinghorse Lane, Hampton's Homeowners Association, stated the Association has concerns regarding the horse trail crossing the pedestrian paths, reimbursement for the applicant's billboard on their property, the change in grading and its impact to drainage and no future plans to gate the area. He also suggested that a homeowners planning committee be established to work out problems in the development. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission discussed the height of the wall with the berming, surrounding neighborhood's participation in the planning process and drainage issues. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY KERINS, TO APPROVE TENTATIVE TRACT MAP NO.15343, CONDITIONAL USE PERMIT NO.98-64 AND VARIANCE NO.98-19 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Speaker, Livengood, Mandic NOES: None ABSENT: Chapman, Biddle ABSTAIN: None MOTION PASSED PC Minutes — 5/11/99 3 (99PCM511) FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP NO. 15343: 1. Tentative Tract Map No. 15343 for the subdivision of 4.6 acres to construct 13 single family residences is consistent with the General Plan Land Use Element designation of Low Density Residential on the subject property, the Ellis Goldenwest Specific Plan, and other applicable provisions of this Code except for any variances approved concurrently with this application. The proposed single family residential subdivision is a permitted use. 2. The site is physically suitable for the type and density of development. -The project's density is 2.8 units per acre which is within the allowable density for Low Density Residential (max. 3 units per net acre). The project site will require some grading and is compatible with surrounding Low Density Residential uses. The project will complete development of the southwest quadrant of the Ellis Goldenwest quartersection. 3. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project site was previously evaluated under Environmental Impact Report No. 88-2 and will comply with appropriate mitigation measures. 4. The design of the subdivision and the type of improvements will not conflict with public or private easements. The subdivision will provide all necessary easements and will not affect any existing easements. The development will include the construction of public equestrian trail easements along the south and northeast perimeter of the tract. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.98-64: 1. Conditional Use Permit No. 98-64 for the establishment, maintenance and operation of the 13 unit single family residential subdivision, including the development on a parcel with greater than a three (3) foot grade differential between the high and low points, 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 project is consistent with the character of the area. The grading of the master plan will allow for proper drainage within the tract without impacting adjacent properties or streets. 2. The conditional use permit will be compatible with surrounding uses because the design and architecture of the proposed homes, equestrian improvements, street sections and circulation are designed to be compatible with adjacent tracts. The project will complete estate residential development at the southwest quadrant of the Ellis Goldenwest quartersection. 3. The proposed 13 unit single family residential subdivision will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use in the district in which it would be located, except for any variances approved concurrently under Variance No. 98-19. With exception of the requested variances, the project will comply with all provisions of the Ellis Goldenwest Specif c Plan. PC Minutes — 5/11/99 4 (99PCM511) 4. The granting of Conditional Use Permit No. 98-64 will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Low Density Residential on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: LU 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). b. Encourage innovative and creative design concepts through the use of a multitude of materials including brick and stone accents, wood shutters, and wrought iron features, with architectural features such as turrets and building "pop outs." LU 9.3.2 —Require that the design of new residential subdivisions consider the following: a. Orient housing to neighborhood and collector streets by designing all residential driveway access onto the private street, and not from Garfield Avenue. The subdivision is designed to link with streets and equestrian easements that exist in the area. The homes are architecturally designed to be compatible with the prior Hamptons phases, with the use of identical materials, including stucco, tile roofs, wood, wrought iron, and brick and stone accents. In addition, the subdivision is designed to provide the necessary easements and improvements without impacting adjacent uses. FINDINGS FOR APPROVAL - VARIANCE NO.98-19: 1. The granting of Variance No. 98-19 for four (4) variances as follows will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification: a. To permit development of a five gross acre project area in lieu of minimum 10 gross acres. The project is not adjacent to any other vacant parcel that would permit an integrated development. The project is minimum five (5) gross acres in size which meets the minimum non-contiguous size requirement and it will be designed compatible with the adjacent Hampton tract. b. To allow 24 foot front setbacks on Lots 1, 3, and 8, and a 26 foot front yard setback on Lot 2 in lieu of minimum 25% of lot depth. The reduced front setbacks are necessary to provide a usable back yard due to sloped conditions in the rear yards of Lots 1-3, and the cul-de-sac frontage on Lot 8. In addition, there were similar variances granted in the adjacent Hamptons tract. c. To allow a 15 foot rear yard setback on Lot 6, and a 10 foot rear setback on Lot 7 in lieu of minimum 25 feet. The irregular shaped buildable area restricts the building design on the lot. The CC&R's will restrict development within 25 feet of the property line adjacent to the usable yard areas on both these lots (Lot 6 — west property line, Lot 7 — east property line). PC Minutes — 5/11/99 5 (99PCM511) d. To exceed the maximum 2 foot cut on Lot 1 (3.3 ft.), Lot 2 (4.2 ft.), Lot 3 (4.2 ft.), Lot 4 (4.2 ft.), and Lot 5 (3.0 ft.), and 2 foot maximum fill on Lot 7 (4.0 ft.), Lot 8 (2.5 ft.), and Lot 9 (2.5 ft.). The proposed grading complies with the intent of the specific plan, and involves minimal cut and fill necessary to allow for proper drainage. There has also been similar cut and fill variances approved in the quartersection. The proposed development will not contrast with the character of the neighborhood that has been developed to retain the natural terrain and generally comply with the setback requirements. Furthermore, similar variances for reduced setbacks, and deviations to the cut and fill requirement have been granted in the immediate area. 2. Because of special circumstances applicable to the subject property, including size, shape, topography, location and surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The proposed pads have been designed to minimize the alteration of the natural terrain while designing for proper drainage. With the conditions imposed, the lots with reduced rear setbacks will maintain an increased yard area adjacent to the rear yards on adjacent lots. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The reduced project area, reduced setback requirements, and additional cut and fill will allow for development on the five acre area which is compatible with the adjacent Hamptons residential development. Similar building setback reductions were granted in the adjacent Hamptons tract. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification. With the conditions imposed, the reduced setbacks, increased cut and fill, and development on the 5 acre project area will not reduce the privacy, or negatively impact the value of adjacent properties or neighborhoods. CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 15343: 1. The tentative map received and dated April 5, 1999, shall be the approved layout with the following modification: a. Pedestrian access shall be depicted from the equestrian trail at the northeast corner of the tract to the school site. 2. Prior to submittal of the final map for approval by the City Council, the following shall be required: a. An Affordable Housing Agreement Plan shall be submitted for review and approved by the Planning Department. The agreement shall provide for affordable housing on - site or off -site. Said agreement shall be executed priortoissuance of the first building permit for the tract. The contents of the agreement shall include the following: 1) Minimum 10 percent (two units) of the total number of approved housing units (13 units) shall be affordable to families of low income level (less than 80% of Orange County median) for a period of thirty years. PC Minutes — 5/11/99 6 (99PCM511) 2) A detailed description of the type, size, location and phasing of the affordable units. 3) If affordable units (new or rehabilitated) are off -site, they must be under the full control of the applicant. The affordable units shall be constructed prior to or concurrent with the primary project. Final approval (occupancy) of the first residential unit in the tract shall be contingent upon the completion and public availability, or evidence of the applicant's reasonable progress towards attainment of completion, of the affordable units. b. 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 the following: 1) Maintenance of common access easements, maintenance of all streets, walls and common landscape areas by the Homeowners' Association. 2) The CC&R's shall ensure that no subsequent restrictions be placed on eight (8) parcels (12,000 square feet or larger) that prohibits the option for equestrian facilities as specified in the Ellis Goldenwest Specific Plan. (Subdivision Committee) 3) The CC&R's shall ensure that the self-locking wrought iron (or similarly designed) gate to the school site be maintained by the Homeowner's association, and that keys be made available to all families within the Hampton master plan and Homeowner's association. 4) Lot 6 and Lot 7 shall include a restriction to assure that a minimum 25 foot building setback is maintained adjacent to the side property line (Lot 6 —west, Lot 7 — east) 5) The CC&R's must be in recordable form prior to recordation of the map. 3. The following conditions shall be completed prior to recordation of the final map unless otherwise stated. Bonding may be substituted for construction in accordance with the provisions of the Subdivision Map Act. (PW) a. All vehicular access rights to Garfield Avenue shall be released and relinquished to the City of Huntington Beach. (PW) b. All common area improvements shall be completed by the developer. (PW) c. Final hydrology and hydraulic studies for on site facilities shall be submitted for Public Works review and approval. (PW) d. Signing, striping and street lighting shall be designed and constructed in accordance with Public Works Standards and the Ellis Goldenwest Specific Plan Design Guidelines. e. A private storm drain system shall be constructed to collect storm water from this tract and direct it to the proposed storm drain connection with the school site to the east. (PW) f. The sewer system located within "A" Street shall be private and maintained by the Homeowners Association. (PW) PC Minutes — 5/11/99 7 (99PCM511) g. The following shall be dedicated to the City of Huntington Beach on the Final Map: 1. An easement over the private streets for Police and Fire Department access purposes. (PW) 2. A 5.00-foot public utility easement as shown on said map. (PW) 3. The water system and appurtenances as shown on the improvement plans. (PW) 4. Access rights in, over, across, upon, and through the private streets for the purpose of maintaining, servicing, cleaning, repairing, and replacing the water system. (PW) h. The Final Map shall be consistent with the approved Tentative Map. (PW) i. 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 the Orange County Subdivision Manual, Subarticle 18 for the following items: 1. Tie the boundary of the map into the Horizontal Control System established by the County Surveyor. (PW) 2. Provide a digital -graphics file of said map. (PW) j. 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) k. A Certificate of Insurance shall be filed with the Public Works Department and approved as to form by the City Attorney. (PW) 4. 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. This plan shall also include an erosion and silt control plan for all water runoff during construction and site preparation work-'(PW) b. 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) c. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or. Environmental Engineer. The plan shall reduce the discharge of - pollutants to the maximum extent practical using management practices, control techniques and systems, design and engineering methods, and such other provisions which are appropriate. Street catch basins shall be grated. (PW) d. Blockwall/fencing plans shall be submitted to and approved by the Planning Department. 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. PC Minutes — 5/11/99 8 (99PCM511) 5. During grading, the following shall be complied with: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site; b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 6. All other applicable mitigation measures in Environmental Impact Report No. 88-2 shall be adhered to. 7. 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 tentative tract map is proposed as a result of the final map plan check process. The Final Tract Map shall not be approved 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 tentative tract map reviewed by the Planning Commission may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REQUIREMENTS - TENTATIVE TRACT MAP NO. 15343: 1. All applicable Public Works fees shall be paid prior to map recordation. (PW) 2. Park and Recreation Fees shall be paid prior to acceptance of the final map by City Council. The fee shall be based on the August, 1998 appraisal value of $516,500 per acre. 3. Tentative Tract Map No. 15343, Conditional Use Permit No. 98-64 and Variance No. 98-19 shall become null and void unless exercised within two (2) years of the date of final approval. An extension of time may be granted by the Planning Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 4. The applicant shall submit a check in the amount of $38 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Planning Department within two (2) days of the Planning Commission's action. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.98-641VARIANCE NO.98-19: 1. The site plan, floor plans and elevations received and dated April 13, 1999 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) PC Minutes — 5/11/99 9 (99PCM511) b. 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. c. 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. d. Pedestrian access shall be provided from the equestrian trail at the northeast corner of the tract to the school site. 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. Automatic sprinkler systems shall be installed throughout on all structures exceeding 5,000 square feet in size (including garage). Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) c. A fire alarm system shall be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. The system will provide the following: 1. water flow, valve tamper and trouble detection; 2. audible alarms; -3. smoke detectors (FD) d.- Fire hydrants shall be installed prior to combustible construction. Prior to installation, shop drawings shall be submitted to the Public Works Department and approved by the Fire Department. The project may require up to two (2) hydrants. (City Specification No. 407) (FD) e. Address numbers shall be installed to comply with City Specification No. 428. (FD) f. Names of streets shall be submitted to and approved by the Huntington Beach Fire Department in accordance with City Specification No. 409. (FD) g. 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. lft h. All Fire Department requirements shall be noted on the building plans. (FD). i. The project shall comply with all provisions of the HBFC and City Specification No. 422, Well Abandonment. (FD) PC Minutes — 5/11/99 10 (99PCM511) j. The project shall comply with all provisions of the HBMC Section 17.04.085 and City Specification No. 429, Methane District Building Permit Requirements. (FD) k. The on -site abandoned oil well must have City consultant review per City Specification No. 422 and the property must meet all conditions specified within the City's soil cleanup standard, City Specification No. 431-92. (FD) 1. Residential structures on Lots 3-11 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) in. 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) n. 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 building permits, the following shall be completed: a. A reproducible mylar copy and a print of the recordable 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) 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. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. Any existing mature trees (trunk greater than 10" in diameter) 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. The landscape irrigation system shall be designed and constructed to include a separate water line for the use of reclaimed water subject to Water Department approval. (PW) (Code Requirement) c. 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) PC Minutes — 5/11/99 11 (99PCM511) 4. 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. 5. Prior to final building permit inspection and approval of the first residential unit, the following shall be completed: a. Each proposed dwelling unit shall have a separate domestic meter and service, sized to meet the minimum requirements set by the Uniform Plumbing Code (UPC) and Uniform Fire Code (UFC). All meters shall be a touch read type. (PW) b. The developer shall construct a new eight (8) inch potable water pipeline and a four (4) inch subpotable irrigation water pipeline in "A" Street. (PW) c. The developer shall construct a separate irrigation system (i.e. service, meter and backflow protection device) to serve the individual lots of this development and the perimeter landscaping along Faircrest Drive with subpotable water when it becomes available. (PW) d. Backflow protection is required on all domestic and/or combined domestic/fire (water) services. (PW) e. The developer shall construct a separate irrigation system (i.e. service, meter and backflow protection device) to serve reclaimed water to the perimeter landscaping along Garfield Avenue when it becomes available. (PW) f. Signing, striping and street lighting, matching that in adjacent tracts, shall be constructed in accordance with City Standards. (PW) g. A self-locking wrought iron (or similarly designed) gate shall be installed at the pedestrian access point to the school site. Keys shall be made available to all families within the Hamptons master plan and Homeowner's association. h. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. i. 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. 4, 6. 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. PC Minutes — 5/11/99 12 (99PCM511) r INFORMATION ON SPECIFIC CODE REQUIREMENTS• 1. Tentative Tract Map No. 15343, Conditional Use Permit No. 98-64, and Variance No. 98- 19 shall not become effective until the ten day appeal period has elapsed. 2. The Planning Commission reserves the right to revoke Tentative Tract Map No. 15343, Conditional Use Permit No. 98-64, and Variance No. 98-19, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 3. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 4. An encroachment permit shall be required for all work within the right-of-way. (PW) 5. State -mandated school impact fees shall be paid prior to issuance of building permits. 6. 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. 7. Development shall meet all local and State regulations regarding installation and operation of all underground storage tanks. (FD) 8. 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 C-1 PLANNING COMMISSION MINUTES DATED APRIL 27,1999 A MOTION WAS MADE BY LIVENGOOD, SECONDED BY KERINS, TO APPROVE PLANNING COMMISSION MINUTES DATED APRIL 27,1999, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Speaker, Livengood, Mandic NOES: None ABSENT: Chapman, Biddle ABSTAIN: None MOTION PASSED D. NON-PUBLIC HEARING ITEMS NONE PC Minutes — 5/11/99 13 (99PCM511) E. PLANNING COMMISSION ITEMS E-1 PLANNING COMMISSION COMMITTEE REPORTS Commissioner Kerins — in regards to the Downtown Outdoor Dining with Alcohol Committee, Commission Kerins requested that staff assure that items discussed at the study session be discussed with the City Attorney's staff and incorporated into the License Agreement for consumption of alcohol on public property. E-2 PLANNING COMMISSION INQUIRIES/COMMENTS None F. PLANNING ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Scott Hess, Principal Planner — stated that Planning Department had no public hearing items at the previous City Council meeting. F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Scott Hess, Principal Planner — reviewed items for the May 25, 1999 Planning Commission meeting. G. ADJOURNMENT — Adjourn to the May 25, 1999 meeting. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY KERINS, TO ADJOURN TO A 5:15 PM STUDY SESSION ON MAY 25, 1999, AND THEN TO THE REGULARLY SCHEDULED PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Speaker, Livengood, Mandic NOES: None ABSENT: Chapman, Biddle ABSTAIN: None MOTION PASSED /kjl PC Minutes — 5/11/99 14 (99PCM511)