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HomeMy WebLinkAbout1999-05-12MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California 'WEDNESDAY, MAY 12, 1999 -1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBER: Ricky Ramos, Wayne Carvalho, Peter Vanek, Ramona Kohlmann (recording secretary) MINUTES: May 6, 13, 20, 1998; June 3, 10, 17, 1998; March 31, 1999; April 7 and 14, 1999. Minutes were approved. ORAL COMMUNICATION: None ITEM 1: VARIANCE NO.99-2 (RAM MOTOR HOME PARKINGZ APPLICANT/ PROPERTY OWNER: Jerry Ram, 9361 Comstock Drive, Huntington Beach, CA 92646 REQUEST: To allow a motor home to be parked on a 10 foot by 30 foot concrete pad in the front yard in lieu of parking on the driveway or a paved area between the driveway and the nearest side property line or in the rear yard. LOCATION: 9361 Comstock Drive (north side, at its intersection with Lancelot Lane) PROJECT PLANNER: Ricky Ramos Peter Vanek, Staff Planner sitting in for Ricky Ramos, requested that the item be continued four weeks to the June 9, 1999, meeting due to other options currently being explored for a potential design in order to avoid a variance. THE PUBLIC HEARING WAS OPENED. Robert Warbrick, 9351 Comstock Drive, neighboring resident, stated that he had no objection to the motor home. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. VARIANCE NO.99-2 WAS CONTINUED BY THE ZONING ADMINISTRATOR TO THE JUNE 9,1999 MEETING. ITEM 2• CONDITIONAL USE PERMIT NO.98-55NARIANCE NO.98-28 (KAHALE AUTOMOTIVE INDUSTRIAL BUILDING) APPLICANT/ PROPERTY OWNER: Nabil Kahale, 8927 Swordfish Lane REQUEST: To construct a 5,350 square foot industrial building for automotive repair purposes, and allow a reduced parking requirement based on the mix of uses within the building. The request includes variances for reduced parking stall width (9 feet in lieu of 12 feet) adjacent to a wall/fence, and elimination of a landscape planter along the side property line. LOCATION: 7383 Harriman Avenue (north side, east of Gothard) PROJECT PLANNER: Wayne Carvalho Wayne Carvalho, Staff Planner, displayed site plans stating that the item is for a new industrial automotive building with reduced parking based on the mix of uses inside the building. Staff recommended approval of the conditional use permit with a covenant limiting the use of the warehouse in the building. One letter of concern was received regarding the covenant. Staff did not support the requested variance stating that staff was not in support of the elimination of the landscape planter. THE PUBLIC HEARING WAS OPENED. Dick Harlow, 211-B Main Street, consultant to the applicant, spoke in support of the request, reviewed and responded to several of the conditions, asked for some alternative that would be similar to a masonry wall, and took exception to the condition for the landscaping along the westerly property line. Mike Adams, P.O. Box 382, Newport Beach, stated he was in favor of the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, stated that Condition La should be revised to add wheel stops at all parking stalls identified to prevent cars from running into the fence. Mr. Fauland stated Condition Lb should reflect the option for a solid masonry wall for the fencing material along the rear property line or sliding gate system in the parking lot. CONDITIONAL USE PERMIT NO.98-55NARIANCE NO.98-28 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. I- - ZA Minutes 05/12/99 2 (99ZM0512) FINDINGS FOR PROJECTS EXEMPT FROM CEQA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines, which exempts new structures when designed with limited occupant loads. :FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.98-55: Conditional Use Permit No. 98-55 for the establishment, maintenance and operation of the 5,350 square foot automotive industrial building, including a reduced parking requirement based on the specific uses within the building including 2,000 square feet of automotive repair area, 224 square feet of office area, 523 square feet of warehouse area, and 2,603 square feet of circulation/employee parking area 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 automotive repair area of the proposed industrial facility will be restricted to a specific portion of the building. Other portions of the building will be used specifically for circulation purposes into the work area. With the conditions imposed, including the recordation of a covenant restricting work in specific areas inside and outside the building, impacts to surrounding properties will be minimized. 2. The conditional use permit will be compatible with surrounding uses. The proposed automotive repair facility will be compatible with the adjacent industrial and automotive repair uses. In addition, the architectural design of the proposed building will be compatible with the existing industrial buildings in the area. 3. The proposed 5,350 square foot automotive industrial building, and reduced parking requirement based on the specific uses within the building 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. With the conditions imposed, the project will comply with the setback, height, and parking requirements of the City's zoning code. 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 Industrial on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Require that new industrial structures and sites be designed to convey visual interest and character and to be compatible with adjacent uses, considering the use of landscaping in open spaces and parking lots, including broad landscape setbacks from principal peripheral streets. (LU 12.1.5) b. Require that heavy industrial uses incorporate landscape setbacks, screening walls, berms, and/or other appropriate elements that mitigate visual and operational impacts with adjacent uses. (LU 12.1.8) ZA Minutes 05/12/99 3 (99ZM0512) FINDINGS FOR APPROVAL - VARIANCE NO. 98-28: 1. The granting of Variance No. 98-28 for elimination of a perimeter landscape planter along the side property line in lieu of a minimum five (5) feet, and a nine (9) foot wide stall adjacent to a fence in lieu of minimum 12 feet will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. The site complies with the minimum 8% landscaping and 10 foot wide street landscape planter. The perimeter landscaping would provide more than the minimum requirement and would not be visible from the street. 2. Because of special circumstances applicable to the subject property, including size, shape, topography, location or 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 the identical zone classification. The depth of the lot is relatively shallow requiring more landscaping along the street which minimizes the buildable area on the site. The nine foot wide parking stall and elimination of the perimeter landscape planter is located behind a security fence that would not be visible from the street. No impacts to customers are anticipated. 3. The granting of a variance is not necessary to preserve the enjoyment of one or more substantial property rights. Variance No. 98-28 will allow for an additional parking stall, and will allow for the necessary area for automotive repair and circulation areas within the building. 4. The granting of a variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification. The site will be provided with the parking and landscaping required by the City's zoning ordinance. With the conditions imposed, including the restrictions on uses within the building, there will be no negative impacts to the adjacent industrial uses. 5. The granting of Variance No. 98-28 will not adversely affect the General Plan. The proposed industrial use is consistent with the Industrial Land Use designation in the General Plan. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT 98-55NARIANCE NO. 98- 28: 1. The site plan, floor plans, and elevations received and dated March 14, 1999 shall be the conceptually approved layout with the following modifications: a. All fencing material including any proposed fencing along the rear property line or sliding gate system in the parking lot shall be constructed of non -ornamental wrought iron or chain - link with maximum one (1) inch openings to prevent climbing, or shall be constructed of solid masonry material. (PD) b. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. The spaces along the westerly property line shall provide wheel stops pursuant to Section 231.16 C (Code Req.) ZA Minutes 05/12/99 4 (99ZM0512) 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. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) e. 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. f. The maximum separation between building wall and property line shall not exceed two (2) inches. g. Automatic fire sprinkler systems shall be installed throughout pursuant to Fire Department specifications. (FD) 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. 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the second page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. All Fire Department requirements shall be noted on the building plans. (FD) c. The proposed building shall be designed to have a separate fire service and backflow protection device (PW) d. The domestic/irrigation water service lateral size shall be a minimum of two (2) inches. (PW) e. Separate backflow protection shall be installed per the City of Huntington Beach Water Division Standards for domestic, irrigation and fire water services. (PW) ZA Minutes 05/12/99 5 (99ZM0512) f. A six (6) inch sewer lateral shall be required. (PW) g. The site shall drain through a clarifier and filter system, then to the street per Code 1994 UBC, Chapter 3. (PW) (BD) h. Provide Building Code analysis on plans to demonstrate compliance to 1994 UBC, Chapter 3 (Occupancy), Chapter 5 (allowable area), and Chapter 10 (Exiting). (BD) 3. Prior to issuance of grading permits, the following shall be completed: a. A Grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) b. A street improvement plan, prepared by a register Civil Engineer, shall be submitted for review and approval by the Public Works Department (PW) c. 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. (Code Requirement) (PW) d. In accordance with NPDES requirements, a "water quality management plan" shall be prepared by a Civil or Environmental Engineer and submitted for review and approval by the Public Works Department. (PW) 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. 4. Prior to issuance of building permits, the following shall be completed: a. A covenant defining the work area (with exhibit) within the building, designating two spaces inside the building for employee parking, and restricting the working on vehicles outside of designated work area, shall be submitted to the Planning Department and reviewed as to form by the City Attorney. The covenant shall be recorded with the Orange County Recorder's Office, and a copy shall be submitted to the Planning Department for inclusion into the entitlement file. b. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an ZA Minutes 05/12/99 6 (99ZM0512) E 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 except for variances granted. 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. (PW) (Code Requirement) c. Dedicate the following to the City of Huntington Beach (PW): 1) Two (2) feet for street purposes off Harriman Avenue. 2) 4.5 foot public utility and sidewalk easement. d. A parcel map consolidating the four (4) lots shall be submitted and approved pursuant to Title 25 of the Huntington Beach Zoning and Subdivision Ordinance. Said map shall be recorded prior to final inspection and a copy submitted to the Planning Department. (Code Requirement) (PW) e. Hydrology and hydraulic studies shall be submitted to the Department of Public Works for approval. (PW) f. An erosion control plan shall be submitted to the Department of Public Works. (PW) g. 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 City of Huntington Beach Fire Department prior to any construction. (PW) h. Final design elevations of grading shall not vary from elevations shown on the tentative map by more than one (1) foot. (PW) i. 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) j. 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 project's 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. 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; ZA Minutes 05/12/99 7 (99ZM0512) 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. Prior to final building permit inspection and approval, 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) Landscaping. 2) The developer shall construct a new radius type driveway (27 feet wide) per Standard Plan No. 211. (PW) 3) The developer shall construct new curb, gutter, sidewalk and paving on Harriman Avenue adjacent to the property. (PV) 4) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 5) Fire lanes will be designated and posted to comply with City Specification No. 415. (FD) 6) Address numbers will be installed to comply with City Specification No. 428. (FD) 7) Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. (FD) 8) An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. (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. ZA Minutes 05/12/99 (99ZM0512) 7. The use shall comply with the following: a. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. b. All repair work shall be conducted wholly within the building. c. Only the uses described in the narrative shall be permitted. 8. 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 Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 98-55 and Variance No. 98-28 shall not become effective until the ten (10) day appeal period has elapsed. 2. Conditional Use Permit No. 98-55 and Variance No. 98-28 shall become null and void unless exercised within one (1) 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. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 98-55 and Variance No. 98-28, 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. 4. All applicable Public Works fees shall be paid. (PW) Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 6. An encroachment permit shall be required for all work within the right-of-way. (PW) 7. A Certificate of Occupancy must be issued by the Building Department prior to occupying the building. 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. ZA Minutes 05/12/99 9 (99ZM0512) 10. Development shall meet all local and State regulations regarding installation and operation of all underground storage tanks. (FD) 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. ITEM 3:TENTATIVE TRACT MAP NO. 14321 (REVISED)/CONDITIONAL USE PERMIT NO.99-9 (CRYSTAL ISLAND) APPLICANT/ PROPERTY OWNER: Sassounian and Partners, c/o Bijan Sassounian, 16373 Bolsa Chica Street, Huntington Beach, CA 92649 REQUEST: To revise a previously approved tentative map for a seven (7) lot single family residential subdivision on approximately 1.5 acres. The request includes reduced street sections, a reduced lot frontage on one lot, and the installation of a security gate system at the entry of the tract. LOCATION: 800 feet northwest of the intersection of Adams Avenue and 17`' Street (behind Huntington High School parking lot) PROJECT PLANNER: Wayne Carvalho Wayne Carvalho, Staff Planner; displayed site plans stating that the item is a modification of a tentative tract map previously approved in 1992 and presently known as Crystal Island. Staff recommended approval of the project with modified conditions as follows: Condition La to reflect that the minimum street sections behind the security gate shall be 28' curb to curb, and the street width may be less than 32' curb to curb to allow for on -street parking on one side of the street. Staff stated no written or verbal comments were received. THE PUBLIC HEARING WAS OPENED. Mike Adams, P.O. Box 382, Newport Beach, a neighboring resident, addressed concerns regarding the building setbacks, reviewed the conceptual layout and questioned the Public Works condition on the entrance gate requiring the applicant to demonstrate the maneuverability of the moving van. Bijan Sassounian, 16373 Bolsa Chica Street, the applicant, expressed a desire to work on the project during the summer. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. ZA Minutes 05/12/99 10 (99ZM0512) W, TENTATIVE TRACT MAP NO. 14321 (REVISED)/CONDITIONAL USE PERMIT NO.99-9 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP NO. 14321 (REVISED 1. Tentative Tract Map No. 14321 (Revised) for a seven (7) lot single family residential subdivision is consistent with the General Plan Land Use Element designation of Low Density Residential on the subject property, or other applicable provisions of the ZSO. 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 4.5 units per acre which is within the allowable density for Low Density Residential development (max. 7 units per acre). The project site is relatively flat and is designed to be compatible with the surrounding residential and institutional uses. 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 proposed project was evaluated under Mitigated Negative Declaration No. 90-21 which identified all potential environmental impacts. As a result, the project 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 will provide all necessary easements and will not affect any existing easements. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.99-9: Conditional Use Permit No. 99-9 for the establishment, maintenance and operation of the proposed seven (7) lot subdivision with reduced street sections, reduced lot frontage on Lot No. 5, and an entry security gate system 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. With the conditions imposed, the reduced street section and landscaping will be privately maintained. The reduced lot frontage is due to a unique lot configuration, but will exceed the minimum 6,000 square foot lot size requirement. The residential project will be protected with automatic fire sprinklers to mitigate emergency response impacts. The location and design of the gate system will minimize impacts to the high school parking and circulation. 2. The proposed subdivision and security gate system will be compatible with surrounding uses. The design and site layout of the tract and gate system will be compatible with the existing uses and proposed fences and walls in the area. In addition, additional landscaping will be provided to soften the street scene along the entire access road from 17"' Street to the residential development. ZA Minutes 05/12/99 11 (99ZM0512) 3. The proposed subdivision and security gate system 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. With the conditions imposed, the entry system is designed with sufficient queuing and turn -around areas as required by the City's Fire and Public Works Departments. 4. The granting of the conditional use permit will not adversely affect the General Plan. The proposed security gate system 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: a. Provide for the development of new residential subdivisions that incorporate a diversity of uses and are configured to establish a distinct sense of neighborhood and identity. (LU 9.3) CONDITIONS OF APPROVAL — TENTATIVE TRACT MAP NO.14321 MEVISED): 1. The tentative map received and dated January 29, 1999, shall be the approved layout with the following modifications: a. The minimum street width behind the security gate shall be 28 feet from curb to curb with curbs painted red and no parking on either side. The street width may be designed at 32 feet from curb to curb to allow for on -street parking on one (1) side of the street. b. A left turn pocket on Veladare Circle shall be 200 feet in length with a 90 foot taper. (PW) c. The roadway width from the transition of the left turn pocket to the High School driveway shall be 24 feet curb to curb and the curbs shall be painted red. (PW) d. The cross section of Veladare Circle at 17`h Street shall be 12 feet, 10 feet, and 12 feet. (PW) e. There shall be an inverted cross gutter at the first turn north of 171h Street. (PW) f. The roadway shall slope to one side at 4% crossfall (maximum). (PW) ZA Minutes 05/12/99 12 (99ZM0512) 2. Prior to submittal of the final map for approval by the City Council, the following shall be required: a. At least 60 days before City Council action on the final map, CC&Rs shall be submitted to the Planning Department and approved by the City Attorney. The CC&Rs shall reflect the common driveway access easements, and maintenance of all walls and common landscape areas by the Homeowners' Association. The CC&Rs must be in recordable form prior to recordation of the map. 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. The following shall be dedicated to the City of Huntington Beach: 1. An easement over the private streets for Police and Fire Department access purposes. 2. The two (2) foot public utility easement as shown on said map. 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, repairing, and replacing the water system. (PW) b. The sewer system and appurtenances shall be private from 17"' Street to the development. (PW) c. Hydrology and hydraulic studies shall be submitted for Public Works review and approval and shall address the provisions of Chapter 222 of the Huntington Beach Zoning and Subdivision Ordinance, including Section 222.1 OC. (PW) d. All storm drain inlets in the street and school parking lot shall be grate type. (PW) e. Veladare Circle shall be a private street from 17"' Street to the development. (PW) f. A parking plan shall be provided showing position of driveways and available curbside parking. Areas were curbside parking will not be allowed shall be signed and/or have adjacent curbs painted red. (PW) g. The center of the cul-de-sac shall be constructed of materials able to withstand the weight of a fire truck/trash truck. (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 Orange County Subdivision Manual, Subarticle 18 for the following items: ZA Minutes 05/12/99 13 (99ZM0512) 1. Tie the boundary of the map into the Horizontal Control System established by the County Surveyor. 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 submittal for building permits, the following shall be completed: a. A detailed site plan, building elevations and fencing plans shall be submitted for review and approval by the Planning Department and Design Review Board (DRB). b. 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). c. An automatic fire sprinkler system shall be approved and installed throughout pursuant to Fire Department regulations. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) d. Two (2) 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. (FD) e. Fire access roads shall be provided in compliance with City Specification No. 401. Any road less than 32 feet in width is deemed a fire lane only; no parking shall be allowed on either side. (FD) f. Address numbers shall be installed to comply with City Specification No. 428. (FD) g. Street names shall be approved by the Fire Department prior to use per City Specification No. 409. (FD) h. 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) i. The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) j. 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 ZA Minutes 05/12/99 14 (99ZM0512) subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) k. 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. 1. 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. 5. 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 from the property during construction and site preparation work. Final grades and elevations on the Grading Plan shall not vary by more than one foot from the grades and elevations on the approved Tentative Map. (PW) b. A detailed soils analysis shall be prepared by a registered Soils Engineer. 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) (PW) c. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer and made part of the CC&R's. (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. 6. Prior to issuance of building permits, the following shall be completed: a. 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) b. 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 project's 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. ZA Minutes 05/12/99 15 (99ZM0512) 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. (PW) (Code Requirement) d. 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) e. The developer shall submit a separate utility plan for onsite water and sewer improvements showing water line crossings. (PW) 7. 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. 8. Prior to final building permit inspection and approval of the first residential unit, the following shall be completed: a. The applicant shall work with the Huntington Beach Unified High School District to achieve the parking lot reconfiguration required for this project. (PW) b. Any proposed neighborhood identification or directional signage shall require separate City approval. c. 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. ZA Minutes 05/12/99 16 (99ZM0512) d. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. e. 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. The domestic water service lateral size shall be a minimum of one (1) inch. (PW) f. Backflow devices shall be required for all dwelling units with fire sprinklers. Additionally, all structures over two stories in height shall require a backflow device unless approved otherwise by the Department of Public Works Water Division. (PW) g. A decorative pavement band 10-15 feet in width shall be placed on Veladare Circle adjacent to the right of way line, just north of 17"' Street. In addition, a decorative pavement band 10- 15 feet in width shall be placed across the access road near the security gate to delineate the private access road from the school parking lot entry. (PW, PD, Ping) h. The developer shall plant three (3) 36" box trees in the rear yard of Lots 6 and 7 (in addition to front yard requirement) to help screen the school site. (PW) i. The developer shall install private street lights along Veladare Circle per Public Works Standards. (PW) 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 Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT 99-9: 1. The site plan and fence and gate elevations received and dated March 20, 1999 shall be the conceptually approved layout with the following modifications: a. The minimum street width behind the security gate shall be 28 feet from curb to curb with curbs painted red and no parking on either side. The street width may be designed at 32 feet from curb to curb to allow for on -street parking on one (1) side of the street. b. The applicant shall demonstrate to the satisfaction of the Public Works Department that an SU-30 delivery truck can turn around at the entry without use of the Huntington Beach High School parking lot. (PW) c. The gate opening system shall permit a second car in a queue to open the entry gate. (PW) ZA Minutes 05/12/99 17 (99ZM0512) 2. Security gates shall be designed to comply with City Specification No. 403. (FD) 3. Fire lanes shall be designated and posted to comply with City Specification No. 415. (FD) 4. The strobe -switch receiver for the automatic gate mechanism must be located at least eight (8) feet above grade (FD) 5. 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 Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REQUIREMENTS: Tentative Tract Map No. 14321 (Revised) and Conditional Use Permit No. 99-9 shall not become effective until the ten day appeal period has elapsed. 2. Tentative Tract Map No. 14321 (Revised) and Conditional Use Permit No. 99-9 shall become null and void unless exercised within two (2) years 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. 3. The Zoning Administrator reserves the right to revoke Tentative Tract Map No. 14321 (Revised) and Conditional Use Permit No. 99-9, 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. 4. All applicable Public Works fees shall be paid. (PW) 5. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 6. An encroachment permit shall be required for all work within the right-of-way. (PW) 7. State -mandated school impact fees shall be paid prior to issuance of building permits. 8. 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. 1 9. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. ZA Minutes 05/12/99 18 (99ZM0512) 0 �l u 10. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. THE MEETING WAS ADJOURNED AT 2:10 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, MAY 19, 1999 AT 1:30 PM. -i2ljiL2 Herb Fauland Zoning Administrator :rmk ZA Minutes 05/12/99 19 (99ZM0512)