Loading...
HomeMy WebLinkAbout1999-08-24J I 7 MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, AUGUST 24,1999 STUDY SESSION - 5:30 PM (Room B-8) BLUFF BOTTOM PARKING — Wayne Carvalho AGENDA REVIEW — Scott Hess REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE Council Chambers - Civic Center 2000 Main Street Huntington Beach, California P P P P P P P ROLL CALL: Laird, Kerins, Chapman,. Speaker, Biddle, Livengood, Mandic AGENDA APPROVAL — Item B-4 was brought to the front of the agenda. Please note the minutes will reflect actions taken in their regularly scheduled order. Anyone wishing to speak must fill out and submit a form to speak No action can betaken by the Planning Commission on this date, unless the item is agendized. Any one wishing to speak on items not on tonight's agenda or on non-public hearing items may do so during ORAL COMMUNICATIONS. Speakers on items scheduled for PUBLIC HEARING will be invited to speak during the public hearing. (4 MINUTES PER PERSON, NO DONATING OF TIME TO OTHERS) A. ORAL COMMUNICATIONS None B. PUBLIC HEARING ITEMS B-1 ENTITLEMENT PLAN AMENDMENT NO.99-6 (FLYNN PORCH ENCLOSURE) (CONTINUED FROM THE AUGUST 10,1999 MEETING): APPLICANT: West Coast Custom Rooms, Ralph James LOCATION: 638 Main Street (southeast corner of Main Street and Palm Avenue) PROJECT PLANNER: Jane James Entitlement Plan Amendment No. 99-6 represents a request by West Coast Custom Rooms, on behalf of Ms. Jennilee Flynn, to amend a previous condition of approval on a residential project. The 26 residences located on Main and Lake Streets, south of Palm Avenue, received a project - wide variance to allow construction of solid roofed front porches even though the roofed porch caused the sites to exceed site coverage. Although the variance was approved on appeal by the Planning Commission, the approval prohibited the enclosure of open -sided, solid -roofed front porches. This entitlement plan amendment is proposed in order to permit an existing porch enclosure/sunroom to remain for a limited time at 638 Main Street. On August 10, 1999, the Planning Commission continued the project at the applicant's request to a public hearing on August 24, 1999. The property owner requested a continuance because she needed more time to analyze staffs recommendation on the project. Staff and the property owner have spoken since the previous Planning Commission meeting, however, the property owner indicated that she did not need any additional information. STAFF RECOMMENDATION: Staff recommends approval of Entitlement Plan Amendment No. 99-6 because a series of errors by the developer, the applicant, and City staff resulted in erroneous- construction of the enclosure, the suggested conditions of approval allow the amendment for the subject property only, the enclosure will be approved for a limited time only, and requires reconstruction to its original condition when the current owner vacates the property. THE PUBLIC HEARING WAS OPENED. John Mancino, 6061 Doyle Drive, representing his sister the property owner, stated that she does not wish to pursue the application to approve the patio enclosure. He stated that the property owner is willing to remove the enclosure within a reasonable time period with full reimbursement by a party decided upon by the City, the developer and the construction company. The Commission asked Mr. Mancino what the property owner is opposed to in the conditions of approval. Mr. Mancino stated that she does not wish to go through any more duress, she just wishes to get rid of it. Dennis Mancino, Mission Viejo, nephew of the property owner, stated that the property owner is not at fault in this situation and at this point is so distraught, she wishes it to be removed with reimbursement costs provided her. PC Minutes — 8/24/99 2 (99PCM0824) THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission discussed approving the request with revisions to allow the enclosure to remain when the property is sold. Some of the Commissioners felt that the property owner did not try to do anything illegal and that the contractor and developer were in error. A condition would also be added to notify the other 25 property owners that they would not be allowed to build enclosures. Commissioners Kerins, Chapman and Biddle stated they were sympathetic to the property owner and that it would not be fair to allow only one home to have such an enclosure. They felt it might also serve as an example to promote further violations of the ordinance to occur. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY LAIRD, TO APPROVE ENTITLEMENT PLAN AMENDMENT NO.99-6 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Laird, Speaker, Livengood, Mandic NOES: Kerins, Chapman, Biddle ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL — ENTITLEMENT PLAN AMENDMENT NO.99- 6: Entitlement Plan Amendment No. 99-6 to amend Condition of Approval No. 2 of Variance No. 97-11 and Coastal Development No. 97-23 for the establishment, maintenance and operation of a front porch enclosure at 638 Main Street 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 front porch is only for one resident within the existing 26 unit tract of homes. It does not include windows on the south side and therefore protects privacy of the front porch and residence to the south. The general welfare of other residents in the vicinity will not be impacted because the enclosure is located entirely on the subject lot and does not impact the enjoyment and use of any other property. The front porch enclosure is painted to match the building and complies with the conditions of approval imposed. 2. The conditional use permit will be compatible with surrounding uses because it does not exacerbate the previously approved variance for site coverage and is a compatible design with the adjacent single family residence. 3. The proposed entitlement plan amendment to allow a front porch enclosure at one residence 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 because a variance was previously granted to exceed site coverage and the proposed project does not worsen the variance. PC Minutes — 8/24/99 3 (99PCM0824) 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-F 11/25-sp-pd (Mixed Use-2.0 (mu)- 2.0 (c)/25 du/acre-Specific Plan Overlay -Pedestrian Overlay) on the subject property. The front porch enclosure does not negatively impact the preservation of the existing residential neighborhood (Objective LU 9.2) and does not conflict with the mixed use goal to enable residents to live in proximity to commercial uses (Goal LU 11). The front porch enclosure does not conflict with the goals and policies of the Pedestrian Overlay designation because the policies are generally written to promote pedestrian activity within the downtown commercial core (Policy LU 15.2.2) and this is clearly a residential area. 5. The Planning Commission 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 Class 1, Section 15301 which states that operation and minor alterations to existing structures are exempt. CONDITIONS OF APPROVAL — ENTITLEMENT PLAN AMENDMENT NO.99-6: 1. The site plan, floor plans, and elevations received and dated June 16, 1999 shall be the conceptually approved layout with the following modification: a. The site plan and property improvements shall be revised to demonstrate compliance with the minimum 12 foot front setback for the existing vine trellis/arch. 2. Building Permit No. B064905 for the porch enclosure shall be finaled within 60 days of approval of this conditional use permit. 3. Condition of Approval No. 2 of Variance No. 97-11 and Coastal Development Permit No. 97-23 shall hereby be amended as follows: "The front covered porches shall not be enclosed nor shall side walls be added pursuant to a covenant that shall be recorded on the property. The covenant shall be submitted to the Community Development Department for review and shall be recorded prior to final building permit approval. This condition of approval is hereby amended for the property at 638 Main Street (southeast comer of Main Street and Palm Avenue) only. The front porch enclosure may remain at 63 8 Main Street." 4. All other Conditions of Approval for Variance No. 97-11 and Coastal Development Permit No. 97-23 shall be remain in effect. 5. This Entitlement Plan Amendment No. 99-6 shall be effective for the property located at 638 Main Street (southeast corner of Main Street and Palm Avenue) only and shall not apply to the other 25 homes constructed in the original project by TNR Development. PC Minutes — 8/24/99 4 (99PCM0824) 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Entitlement Plan Amendment No. 99-6 shall not become effective until the ten day appeal period has elapsed. 2. Entitlement Plan Amendment No. 99-6 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. 3. The Planning Commission reserves the right to revoke Entitlement Plan Amendment No. 99-6, 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. 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. 5. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 6. 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 lann the Ping Commission's action. PC Minutes — 8/24/99 5 (99PCM0824) B-2 CONDITIONAL USE PERMIT NO 99-331VARIANCE NO.99-13 (APPEAL) HABITAT FOR HUMANITY): APPELLANT: Fred Speaker, Planning Commission Chairperson Applicant: Habitat for Humanity, Mike Bekins LOCATION: Property 1: 2422 England Street (southeast corner of Yorktown Avenue and England Street); Property 2: 2419 Florida Street (southwest corner of Yorktown Avenue and Florida Street); Property 3: 2501 England Street (northwest corner of Yorktown Avenue and England Street) PROJECT PLANNER: Jane James Conditional Use Permit No. 99-33 and Variance No. 99-13 represent a request by Habitat for Humanity of Orange County to construct three single family residential homes on three separate lots which are substandard in lot size and lot width. A parking variance is also requested for one of the properties because the lot is too small to provide two open driveway spaces as required by code. Habitat for Humanity is a non-profit organization which relies on volunteer labor and services to construct affordable housing projects world-wide. The project was approved by the Zoning Administrator on July 28, 1999 and appealed by Planning Commission Chairman Fred Speaker on August 3, 1999. The appeal was filed to allow the Planning Commission to review the proposed request instead of the Zoning Administrator and to disclose more information about the future ownership and occupancy of the proposed units. STAFF RECOMMENDATION: Planning staff recommends that the Planning Commission uphold the Zoning Administrator's action and approve Conditional Use Permit No. 99-33 and Variance No. 99-13 with findings and suggested conditions of approval for the following reasons: ♦ The substandard lots were created as a result of street widening and would otherwise be undevelopable. • Development of the substandard lots will improve aesthetics of three vacant properties and will potentially add value to the neighborhood. ♦ The three one-story residences will be harmonious with other one, two, and three story residential structures in the area and the structures are scaled proportionately to the size of the substandard lots. • The proposed construction will meet all provisions of the zoning code with the exception of a parking variance on one lot. ♦ The residences will serve the needs for affordable housing in the City and are compatible with the goals and policies of the General Plan. ♦ The variance for parking on one lot is justified because the lot is substandard in size due to street widening and the lot is encumbered by a private alley easement. ♦ The variance will not be detrimental to the public welfare because sufficient parking for the two bedroom home can be provided in a two car garage on -site and street parking is available. PC Minutes — 8/24/99 (99PCM0824) Commissioner Speaker stated that he appealed the item for two (2) reasons. First, he did not feel that the process of giving away city land by city staff was appropriate. Second, there was nothing specifying that property be resold for low income housing only. Staff explained that the only reasons these residential units required a public hearing by the Zoning Administrator is because development is proposed on lots that are substandard in size and one of the lots is too small to provide two open driveway parking spaces. In fact, the substandard size of the lot is due to a street widening project conducted by the City. Without approval of a conditional use permit these lots would be undevelopable, would remain vacant, and would remain a potential eyesore. If this same development was proposed on a standard size lot and all code requirements were met, no public hearing would be required. Simply because the lot is owned by the City, donated to the applicant, and an affordable housing project is proposed by a non-profit organization does not result in the need for discretionary review. The financial arrangements between the City and the applicant are not land use related issues. The Zoning Administrator's approval was based on the fact that development on the small lots would not be detrimental to other properties and that adequate parking could be provided for the smallest residence even though a variance was requested. As clarification, the Zoning Administrator was not authorizing the dispensement of city owned property, only that the proposed project meet the code pursuant to a conditional use permit. The second issue of the appeal asked for additional information regarding the future ownership and occupancy of the units. Although the homes are sold to the selected families, Habitat retains the first right of refusal should the homeowner wish to sell the property. Each homeowner signs a Purchase Agreement during escrow which stipulates the selling price when the home is resold to Habitat. The formula used for calculating the selling price is based on the original purchase price plus 50% of the increase in Consumer Price Index between the first escrow and the time the property is resold. THE PUBLIC HEARING WAS OPENED. Ron Blake, Habitat for Humanity, 2165 So. Grand, Santa Ana, President Habitat for Humanity, gave a brief history of Habitat for Humanity. He stated that for this project they planned to do a "blitz" build and be done in one week's time. Mr. Blake explained the process for selecting families for the homes and urged the Commission to uphold the Zoning Administrator's approval. Mark Korando, 582 Park Drive, Costa Mesa, Habitat for Humanity, urged the Commission to approve the request. He stated that the project is on a fast track and they hope to bring a positive light to the city and the project. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. PC Minutes — 8/24/99 7 (99PCM0824) A MOTION WAS MADE BY LIVENGOOD, SECONDED BY SPEAKER, TO UPHOLD THE ZONING ADMINISTRATOR'S ACTION AND APPROVE CONDITIONAL USE PERMIT NO.99-33 AND VARIANCE NO.99-13 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Chapman, Speaker, Biddle, Livengood, Mandic NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR PROJECTS EXEMPT FROM CEOA: 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, Class 3 of the CEQA Guidelines, because the project involves construction of three (3) single family residences on three (3) separate lots. The homes will not have any adverse individual or cumulative impacts on the environment. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.99-33: 1. Conditional Use Permit No. 99-33 for the establishment, maintenance and operation of the three (3) single family residences on three (3) separate substandard lots will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The substandard lots were created as a result of street widening on Yorktown Avenue and otherwise would not be developable. Approval of the conditional use permit will allow development of the substandard lots, will improve the aesthetics of three vacant properties, and will potentially add value to the neighborhood. 2. The conditional use permit will be compatible with surrounding uses because the Residential Medium density neighborhood is primarily developed with single family and multi -family residential units. The three proposed one-story residences will be harmonious with other one, two, and three story residential structures in the area. In addition, the proposed structures are scaled proportionately to the size of the substandard lots. 3. The proposed construction of three single family residences on three substandard lots 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, except for the variance requested for two (2) open driveway parking spaces at 2501 England Street. The projects meet or exceed all other code requirements and developments such as, setbacks, building height, site coverage, etc. PC Minutes — 8/24/99 8 (99PCM0824) 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Residential Medium Density on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Goal LU 9: Achieve the development of a range of housing units that provides for the diverse economic, physical, and social needs of existing and future residents of Huntington Beach. b. Policy LU 9.1.2: Require that single family residential units be designed to convey a high level of quality and character. c. Policy LU 9.2.1: Require that all new residential development within existing residential neighborhoods (i.e., infill) be compatible with existing structures. The three single family homes are proposed by Habitat for Humanity, a non-profit organization, that constructs affordable housing projects. The proposed housing units are desirable because they will help meet the diverse needs of Huntington Beach residents. The proposed residences are well designed, contain landscaping, private garages accessed from the alley, wood fencing, and front porches which are all elements of new urban design trends. The new residences will be compatible with existing structures because they are unobtrusive single story, meet all required setbacks, do not exceed site coverage, and will be provided with sufficient parking for the potential number of residents. FINDINGS FOR APPROVAL - VARIANCE NO.99-13: 1. The granting of Variance No. 99-13 for provision of two enclosed garage spaces in lieu of two enclosed and two open driveway spaces at 2501 England Street will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. Variances for reduced parking have been granted throughout the City for similarly zoned properties. 2. Because of special circumstances applicable to the subject property, including size 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 subject lot is severely undersized because of a street widening project conducted by the City of Huntington Beach. In addition, the lot is encumbered by a private alley easement providing access to the subject lot as well as numerous residential properties to the north. The combination of reduced lot size, the private alley easement, and the necessary setback from the easement make it difficult to design a residential project which meets all development regulations. The strict application of the zoning ordinance would result in a substantially smaller residence that would not be able to provide the necessary comforts of a standard residence in Huntington Beach. PC Minutes — 8/24/99 9 (99PCM0824) 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The applicant proposes to construct a single story, two -bedroom home with a two car garage. If the project was required to provide two (2) open driveway spaces in addition to the two (2) car garage, the proposed residence and private yard area would be severely hampered. Granting of the variance will allow the applicant -to construct a viable two -bedroom home that can be provided with sufficient parking, sufficient open space, and sufficient floor area similar to other properties in the vicinity. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification. The reduction of two (2) open driveway parking spaces will not adversely impact the adjacent properties because sufficient parking for the two (2) bedroom house is provided within the two (2) car garage and guest parking is available on England Street. 5. The granting of the variance will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Residential Medium Density on the subject property because it will permit the development of a single family residence that will serve the needs of a diverse section of Huntington Beach citizens and will not be detrimental to the quality and character of the surrounding neighborhood. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.99-33/ VARIANCE NO.99-13: 1. The site plan, floor plans and elevations received and dated May 28, 1999 shall be the conceptually approved layout with the following modifications: a. All three site plans shall be revised to demonstrate compliance with the 10 ft by 10 ft comer cut-off required at the intersection of the alley and driveway and also at the intersection of the alley and public street. (Code Requirement) b. The site plan for 2501 England Street shall be revised to depict a seven foot, six inch private alley easement on the rear (westerly) portion of the lot. In addition, the garage shall be setback a minimum of five (5) feet from the private alley easement. (Code Requirement) c. The site plan for 2501 England Street shall be revised to depict either a 10 foot separation between the garage and main dwelling or the garage and main dwelling shall be permanently attached. If the applicant chooses to permanently attach the two structures, the applicant shall demonstrate compliance with maximum site coverage (50%) requirements. (Code Requirement) d. The elevations shall be revised to depict building height from the highest adjacent sidewalk to the top of slab, and from top of slab to peak of roof . (Code Requirement) PC Minutes — 8/24/99 10 (99PCM0824) 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. (Code Requirement) 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. The applicant shall demonstrate compliance with the Infill Ordinance -Section 230.22 of the Huntington Beach Zoning and Subdivision Ordinance. (Code Requirement) c. All Fire Department requirements shall be noted on the building plans. (FD). d. 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) e. 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) 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 for each lot. (PW) b. The applicant shall submit a complete set of landscape plans to the Park, Tree, and Landscape Division for their approval, prepared by a licensed Landscape Architect, showing all proposed plantings. (PW) c. A Street Improvement Plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. (PW) PC Minutes — 8/24/99 11 (99PCM0824) d. 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. (PW) (Code Requirement) 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. b. All Public Works fees shall be paid. (PW) c. A grading permit shall be issued. (PW) d. Dedicate the following to the City of Huntington Beach (PW) (Code Requirement): 1) 20.00 feet off the north side of Yorktown Avenue between England Street and the private alley. (PW) 2) 20.00 off the south side of Yorktown Avenue between England Street and Florida Street. (PVV) 3) 27.00 foot radius at the southeast corner of Yorktown Avenue and England Street. (PW) 4) 27.00 foot radius at the southwest corner of Yorktown Avenue and Florida Street. (PW) 5) 27.00 foot radius at the northwest comer of Yorktown Avenue and England Street. (PW) e. The project shall comply with all provision of the Huntington Beach Fire Code and City specification 422, Well Abandonment. The applicant shall locate former well "Potts Coupland" Red Star Oil which appears on Fire Department's Oil Map. (FD) f. Address number shall be installed to comply with City Specification 428.-(FD) 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; PC Minutes — 8/24/99 12 (99PCM0824) c. Use low sulfur fuel (.051/o) 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 the following shall be completed: a. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) Landscaping; 2) A new, separate domestic water meter service shall be installed to each residence per Water Division standards, and size to meet the minimum requirements set by the uniform Plumbing Code (UPC) and Uniform Fire Code (UFC), if applicable. Minimum water meter lateral size shall be one -inch. Meters shall be touch -read type. (PW) 3) Although the meter must be replaced with a touch -read meter, the existing water service serving 2501 England Street may potentially be utilized for domestic/irrigation purposes, if it is of adequate size, conforms to current standards, and is in working condition as determined by the Water Division. If this service cannot be utilized, it shall be abandoned per City standards, and a new service shall be installed. (PW) 4) The existing 6-inch water pipeline in Yorktown Avenue is undersized. The developer shall provide a hydraulic network analysis to determine if this pipeline requires replacement to meet the demands of the proposed development. Any improvements to the City's water system (including water pipeline replacement) necessary to support the proposed development shall be borne by the developer, at no cost to the City. (PW) 5) The applicant shall remove the existing AC berm located on the north side of Yorktown Avenue and construct new curb, gutter, and sidewalk per Public Works requirements. (The new curb alignment shall be 42 feet north of centerline). (PW) 6) A guardrail/signing treatment for 2501 England is required immediately west of the project site to clear the existing residence. (PW) 7) A 35.00 foot curb return with wheelchair ramp shall be constructed at the northwest corner of Yorktown Avenue and England Street. (PW) PC Minutes — 8/24/99 13 (99PCM0824) 8) The existing fire hydrant located on the north side of Yorktown Avenue shall be relocated. (PW) 9) All new and existing overhead utilities shall be undergrounded. (PW) 10) The existing street light located on the north side of Yorktown Avenue shall be relocated. (PW) 11)New street lighting shall meet Public Works requirements. (PW) 12) The existing grated storm drain inlet located a the northwest corner of Yorktown Avenue and England Street shall be removed and replaced with a catch basin per Public Works requirements. (PW) 13) The existing driveways located on the west side of England Street, north of Yorktown Avenue shall be removed and replaced with curb, gutter, and sidewalk. (PW) 14) New sewer laterals shall be installed. (PW) 15) The rear yard setback at 2501 England Street shall be measured from the edge of the 7.50 foot wide private alley. (PW) 16) Signing and striping of Yorktown Avenue to be re -installed as required by Public Works. (PW) b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 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. 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 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 REOUIREMENTS: 1. Conditional Use Permit 99-33Nariance No. 99-13 shall not become effective until the ten day appeal period has elapsed. 1 PC Minutes — 8/24/99 14 (99PCM0824) 2. Conditional Use Permit 99-33Nariance No. 99-13 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. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit 99- 33Nariance No. 99-13, 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. (PW) 6. An encroachment permit shall be required for all work within the right-of-way. (PW) 7. Park and Recreation fees shall be paid prior to issuance of building permits. 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. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 11. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaping, written approval must be obtained from the Departments of Planning and Public Works. Substantial changes shall require approval by the Zoning Administrator. 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. PC Minutes — 8/24/99 15 (99PCM0824) B-3 CONDITIONAL USE PERMIT NO.99-42 (MCKENNA MOTORS VEHICLE DISPLAY AND STORAGE LOT): APPLICANT: Danny McKenna LOCATION: 18771 & 18783 Beach Boulevard(1,000 feet north of Garfield Avenue) PROJECT PLANNER: Wayne Carvalho Transmitted for Planning Commission consideration is Conditional Use Permit No. 99-42, a request by McKenna Motors to establish a car display and storage lot in conjunction with the existing McKenna Motors Automobile Dealership at 18711 Beach Boulevard. The proposed lot which is currently occupied by abandoned residential structures, will be utilized for vehicle display and storage use only and will not involve the construction of any buildings. Employees will transport vehicles between the subject lot and the dealership during normal business hours; no customer parking or sales will be conducted on the site. STAFF RECOMMENDATION: Staff supports the request based on the following reasons: • The project is consistent with the Commercial General land use designation of the General Plan. The project is located within the Beach Boulevard commercial corridor, which is zoned for such use. • The project is compatible with surrounding uses. The display and storage lot will be compatible with the adjacent car dealerships, and other commercial uses in the area and is designed to be integrated with the existing McKenna Motors Dealership. In addition, the perimeter landscaping will provide an adequate buffer to the adjacent residential uses to the west. • The proposed lot will accommodate the demand for more vehicle storage and display area for the McKenna Motors Dealership. • The project will provide for the expansion of goods and services to accommodate the needs of all residents in Huntington Beach and the market area. THE PUBLIC HEARING WAS OPENED. Greg Latimer, 2421 W. 205'' Street, #201, Torrance, architect representing applicant, stated that the first stage of the overall dealership upgrade would be the expansion. Mr. Latimer stated that the applicant concurs with staffs recommendations. Don Stephens, 18711 Beach Boulevard, representing applicant, stated that the store has been family owned and at this located for 30 years. He stated that the business is increasing and they need additional vehicle storage area. PC Minutes — 8/24/99 16 (99PCM0824) Terrance Shannon, 3337 Camino, San Clemente, General Counsel representing applicant, stated he was concerned that a contradiction occurs when Condition No. l.c. requires lighting to be dimmed to a minimum security level while Condition No. 5.c. requires additional lighting be installed in front of the subject property. The Commission asked staff about the supposed contradiction. Staff stated that Condition No. 1.c. is for on -site lighting, while Condition No. 5.a. is for street lights along Beach Boulevard. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission requested additional conditions be placed on the request to include combining Conditions No. 3 and 5 and stating `prior to display and storage,' require the landscape and fencing plan to be submitted to the Design Review Board, and require the approval be in conjunction with McKenna Motors use only. A MOTION WAS MADE BY KERINS, SECONDED BY BIDDLE, TO APPROVE CONDITIONAL USE PERMIT NO.99-42 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Chapman, Speaker, Biddle, Livengood, Mandic NOES: None ABSENT: ABSTAIN: None None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.99-42: 1. Conditional Use Permit No. 99-42 for the establishment, maintenance and operation of the car display and storage lot in conjunction with McKenna Motors 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 use will be operated in conjunction with the existing auto dealership and will not impact the existing residential and commercial uses in the area. 2. The conditional use permit will be compatible with the surrounding commercial uses. The vehicle display and storage lot will be compatible with the adjacent automobile dealership uses and commercial uses on Beach Boulevard. In addition, the use is designed to be compatible with the adjacent residential uses to the west by providing a landscape buffer along the west property line. 3. The proposed vehicle display and storage lot 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. No exceptions to development standards are requested as part of this application. PC Minutes — 8/24/99 17 (99PCM0824) 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 General Commercial on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: LU 10.1 Provide for the continuation of existing and the development of a diversity of retail and service commercial uses that are oriented to the needs of local residences, serve the surrounding region, serve visitors to the City, and capitalize on Huntington Beach's recreational resources. LU 10.1.12 Require that Commercial General uses be designed and developed to achieve a high level of quality, distinctive character, and compatibility with existing uses and development including the consideration of incorporation of site landscape, particularly along street frontages and in parking lots. ED 2.4.3 Encourage the expansion of the range of goods and services provided in Huntington Beach to accommodate the needs of all residents in Huntington Beach and the market area. The vacant lot will provide additional area for display and storage of vehicles for the McKenna Motors Auto Dealership. The lot will provide much needed space for automobile storage, without impacting surrounding uses. The design of the lot will be compatible with other automobile dealerships in the area by providing sufficient landscaping along the street frontage and within the parking area. 5. The Planning Commission 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 15311 of the CEQA Guidelines, which states that construction of minor accessory structures including small parking lots are exempt from further environmental review. CONDITIONS OF APPROVAL — CONDITITIONAL USE PERMIT NO.99-42: 1. The site plan received and dated July 2, 1999 shall be the conceptually approved layout with the following modifications: a. The vehicular access gates shall be restricted to 42 inches in height, and shall be reviewed and approved by Design Review Board. b. 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) G PC Minutes — 8/24/99 18 (99PCM0824) c. If on -site 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. Lighting shall be capable of being dimmed to a minimum security level when the facility is not in operation. 2. 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. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. The entire site must drain into a clarifier prior to entering the storm drain system per Public Works requirements. (PW) c. 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 for grading, foundations, retaining walls, streets, utilities, and chemical and fill properties. (PW) d. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be reviewed and approved by the Design Review Board, and to the Department of Public Works, Park, Tree and Landscape Division. Existing mature trees that are to be removed shall be replaced at a 2:1 ratio with a 36" box tree or the palm equivalent (13'-14' of trunk height for Queen Palms and 8'-9' of brown trunk). The Developer shall submit irrigation demands to ensure proper irrigation service sizing. (PW) e. Hydrology and hydraulic studies for both on and off site facilities shall be submitted. (PW) 3. Prior to display and storage of vehicles, the following shall be completed: a. A covenant to hold both lots as one parcel shall be submitted for review by the City Attorney and recorded with the Orange County Recorder. A copy of the recorded covenant shall be submitted to the Planning Department for inclusion into the entitlement file. b. The subject property owner shall provide an irrevocable offer to dedicate a reciprocal driveway and parking easement(s), between the subject site and adjacent commercial properties. The subject property owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Planning Department a minimum of 30 days prior to issuance of a building permit or landscape permit. The document shall be approved by the Planning Department and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder. A copy of the recorded document shall be filed with the Planning Department. (PW )(Code Requirement) PC Minutes — 8/24/99 19 (99PCM0824) c. Submit gated entryway (access control devices) plans to the Planning Department. The gated entryway shall comply with Fire Department Standard No. 403. Prior to the installation of any gates, such plan shall be reviewed and approved by the Planning, Fire and Public Works Departments. d. The applicant shall install an Edison -owned streetlight meeting Public Works requirements in front of the subject property. (PW) e. All driveways shall be removed and replaced to current Caltrans and ADA standards, and shall be a minimum of 27 feet wide. (PW) f. The existing water service serving the site may potentially be utilized for domestic and/or irrigation purposes if it is of adequate size, conforms to current standards, and is in working condition as determined by the Water Division. The meter shall be replaced with a touch -read meter. If a new service is required, it shall be installed per Water Division standards and sized to meet the minimum requirements set by the Uniform Plumbing Code (UPC). Minimum new service lateral size shall be two inches (2"). (PW) g. Separate backflow protection shall be installed per the City of Huntington Beach water Division standards for domestic, irrigation and fire water services. (PW) h. 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) i. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. j. 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. During grading and 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. PC Minutes — 8/24/99 20 (99PCM0824) 1 5. The vehicle display and storage lot shall comply with the following: a. The vehicular access gates shall be opened at the start of business and closed at the close of business by a McKenna Motors employee who will walk from the main dealership. (PW) b. No customer parking shall be permitted on site. (PW) c. Service roads and fire access lanes, as determined by the Fire Department, shall be posted and marked. (FD) d. There shall be no storage of inoperable vehicles, vehicle parts, equipment or trailers. e. There shall be no repair work conducted on the lot. f. Only the uses described in the narrative shall be permitted and only in conjunction with McKenna motors. 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 are proposed as a result of the plan check process. Operation of the display and storage lot shall not be permitted 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. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 99-42 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 99-42 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. 3. The Planning Commission reserves the right to revoke Conditional Use Permit No. 99-42, 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) PC Minutes — 8/24/99 21 (99PCM0824) 6. An encroachment permit shall be required for all work within the right-of-way. (PW) 7. A Caltrans permit shall be required for all work within the State right-of-way. (PW) 8. A Certificate of Occupancy shall be issued by the Planning Department prior to occupying the site. 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. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 11. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Planning Department, which includes review and approval by the Design Review Board. 12. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaping, written approval must be obtained from the Departments of Planning and Public Works. Substantial changes shall require approval by the Planning Commission. 13. 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 Planning Commission's action. B-4 ENTITLEMENT PLAN AMENDMENT NO.99-1 (ST. VINCENT DE PAUL MASTER PLAN): APPLICANT: Dennis Hyndman/Tom Fowler LOCATION: 8345 Talbert Avenue (north side of Talbert Avenue between Beach Boulevard and Newland Street). PROJECT PLANNER: Amy Wolfe Entitlement Plan Amendment No. 99-1 represents a request by Dennis Hyndman to amend a previously approved conditional use permit (CUP No. 80-7) to allow development of an approximately 12,300 sq. ft. religious assembly facility, in conjunction with meeting rooms, storage and classrooms and associated site improvements at 8345 Talbert Avenue. PC Minutes — 8/24/99 22 (99PCM0824) STAFF RECOMMENDATION: On August 12, 1999, the applicant requested continuance of the scheduled public hearing for the project in order to complete floor plan modifications requested by the project client and address drainage design issues. Staff recommends that the Planning Commission continue the project with the public hearing open to the September 14, 1999 meeting, in accordance with the applicant's request. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY KERINS, TO CONTINUE ENTITLEMENT PLAN AMENDMENT NO.99-1, WITH THE PUBLIC HEARING OPEN, TO THE SEPTEMBER 14,1999 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Chapman, Speaker, Biddle, Livengood, Mandie NOES: None ABSENT: None ABSTAIN: None MOTION PASSED B-5 GENERAL PLAN AMENDMENT NO.99-2/LOCAL COASTAL PROGRAM AMENDMENT NO.99-3 (COASTAL ELEMENT UPDATE): APPLICANT: City of Huntington Beach LOCATION: The northern City limit at Seal Beach, south nine miles to the Santa Ana River at the Huntington Beach/Newport Beach boundary, inland from the mean high tide line from 1,000 yards to over one mile in some areas, encompassing approximately five (5) square miles of land and water, or about 17 percent of the total area of the City. PROJECT PLANNER: Cindy Chie General Plan Amendment No. 99-2 and Local Coastal Program Amendment No. 99-3 are requested to update the General Plan Coastal Element. The Coastal Element that the City is currently utilizing was adopted in 1985. The updated Coastal Element reflects changes in California Coastal Act requirements and the goals and policies of the 1996 updated General Plan. It also addresses the current needs and issues that relate to the coastal zone. This proposal does not involve any changes to the land use plan that was approved with the 1996 updated General Plan. PC Minutes — 8/24/99 23 (99PCM0824) STAFF RECOMMENDATION: Staff has received detailed comments on the draft updated Coastal Element from Coastal Commission staff. However, these comments were received two weeks after the close of the comment period and staff has not had the opportunity to analyze them. Therefore, staff recommends that the Planning Commission review the updated Coastal Element and open the public hearing for comments, and continue the item to a later date so that comments made by the Coastal Commission can be properly addressed. A MOTION WAS MADE BY KERINS, SECONDED BY CHAPMAN, TO CONTINUE GENERAL PLAN AMENDMENT NO.99-2 AND LOCAL COASTAL PROGRAM AMENDMENT NO.99-3, WITH THE PUBLIC HEARING OPEN, TO THE OCTOBER 12,1999 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Chapman, Speaker, Biddle, Livengood, Mandic NOES: None ABSENT: None ABSTAIN: None MOTION PASSED C. CONSENT CALENDAR C-1 PLANNING COMMISSION MINUTES DATED AUGUST 10,1999. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY LAIRD, TO APPROVE PLANNING COMMISSION MINUTES DATED AUGUST 10,1999, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Chapman, Speaker, Biddle, Livengood, Mandic NOES: None ABSENT: None ABSTAIN: None MOTION PASSED D. NON-PUBLIC HEARING ITEMS None 0 PC Minutes — 8/24/99 24 (99PCM0824) n E. PLANNING COMMISSION ITEMS E-1 PLANNING COMMISSION COMMITTEE REPORTS None E-2 PLANNING COMMISSION INQUIRIES/COMMENTS Commissioner Kerins,— asked staff to report back on the subdivision and separate ownership of parcels on the Seacliff Village property and status of the Bartlett Park Report. Commissioner Kerins stated that many of the items on the Planning Commission Inquiry list were stale and would appreciate responses in a more timely manner. Commissioner Kerins also stated that the City's Ordinances are not being followed or strictly enforced, and a re -engineering or re -structuring of our Code Enforcement policies and processes should be reviewed. Commissioner Chapman — stated that dirt and dust are a major concern at the 31 acres site along Pacific Coast Highway. He complained that the City does not enforce the codes until people complain. Staff stated that as they get complaints they try to follow through on their resolution. For this particular site staff stated that the inspector had shut down the construction site and ordered a sweeper to clean the streets. The City staff is continuing to work with the grading operators to keep the area clean. Commissioner Chapman inquired about the schedule for the Goldenwest construction that is interrupting the use of equestrian trails in the Ellis Goldenwest Quartersection. Public Works staff indicated that it is an interim disruption until the recently approved development projects are completed. Commissioner Chapman referred to Item B-1, Flynn porch enclosure, stating that the remaining 25 homes of the development are now flagged by address in the building permit computer files so that the porches should not be enclosed. He asked why this was not done before. Staff stated that it was a unique situation that occurred with this request and that they have reviewed where the errors on the City's part occurred and are remedying so this will not occur again. Commissioner Speaker — stated that he had met with Commissioner Mandic and City staff to discuss the reconsideration hearing of the Small Lot Zoning Text Amendment. He stated that he will discuss their conclusions at the September 14, 1999 Study Session, at 4:00 PM. Commissioner Biddle — questioned staff as to why the Coastal Commission has appealed the city's coastal development permit for the wetland's mitigation plan in conjunction with the Waterfront project. He feels the Coastal Commission has no integrity. Also, that it is unfair based upon the fact that the coastal development permit is consistent with the city's approved Local Coastal Program and the Waterfront Master Plan. PC Minutes — 8/24/99 25 (99PCM0824) F. F-1 F-2 Commissioner Biddle stated he was disappointed that the Commission did not receive the Coroner's report for the Sandover site in a timely manner. He also asked staff if the landscaping on Edwards Hill is complete. Staff stated that it was complete. Commissioner Mandic — asked for an update on the non conforming auto dealership at Beach and Yorktown. Staff stated that there is a court hearing on the matter, Wednesday, August 25, 1999. Commissioner Mandic requested staff to report back on the process for Measure M funding replacement and a code enforcement issue on the corner in the downtown area (she stated she would give the address to staff following the meeting). Commissioner Mandic asked staff what happens if an error is found after a building permit is issued. Staff stated that the staff reviews the approved plans and the issued permits. Depending on where the inconsistency occurs, staff notifies the property owner and the work is revised or a stop work order is issued. The property owner then will need to comply by either removing the work or seek administrative remedy by applying for a zoning entitlement. Commissioner Mandic stated she is disappointed that the Commission, at the August 10, 1999 Planning Commission meeting, asked for an immediate response to the archeological report on the Sandover site and a copy of the Coroner's report, and did not receive a report until they received their packets on August 19, 1999 and then it was only a short response. She asked staff to report back immediately on the status of the site if it has changed. PLANNING ITEMS CITY COUNCIL ACTIONS FROM PREVIOUS MEETING None PLANNING COMMISSION ITEMS FOR NEXT MEETING Scott Hess, Principal Planner — reviewed items for the September 14, 1999 meeting. PC Minutes — 8/24/99 26 (99PCM0824) G. ADJOURNMENT —Adjourn to the September 14,1999 4: 00 PMStudy Session relating to Small Lot Development Standards and then to the regularly scheduled meeting. A MOTION WAS MADE BY SPEAKER, SECONDED BY BIDDLE, TO ADJOURN TO A 4:00 PM STUDY SESSION ON SEPTEMBER 14, 1999, AND THEN TO REGULARLY SCHEDULED PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Laird, Kerins, Chapman, Speaker, Biddle, Livengood, Mandic NOES: None ABSENT: None ABSTAIN: None MOTION PASSED /kjl APPRM Y: z . H w rd Zelefs ecretary PC Minutes — 8/24/99 27 (99PCM0824)