HomeMy WebLinkAbout2000-02-23�1
MINUTES
HUNTINGTON BEACH PLANNING COMMISSION
WEDNESDAY, FEBRUARY 23, 2000
Council Chambers - Civic Center
2000 Main Street
Huntington Beach, California
STUDY SESSION - 5:00 PM
(Room B-8)
ECONOMIC DEVELOPMENT/REDEVELOPMENT UPDATE — David Biggs
PLANNING COMMISSION GOALS & PRIORITIES — Herb Fauland
PLANNING COMMISSION PROTOCOL — Herb Fauland
AGENDA REVIEW — Herb Fauland
PUBLIC COMMENTS - NONE
REGULAR MEETING - 7:00 PM
PLEDGE OF ALLEGIANCE
P P P P P P A
ROLL CALL: Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood, Speaker
AGENDA APPROVAL
Anyone wishing to speak must fill out and submit a form to speak No action can betaken by the Planning Commission on
this date, unless the item is agendized. Any one wishing to speak on items not on tonight's agenda or on non-public hearing
items may do so during ORAL COMMUNICATIONS. Speakers on items scheduled for PUBLIC HEARING will be invited
to speak during the public hearing. (4 MINUTES PER PERSON, NO DONATING OF TIME TO OTHERS)
A. ORAL COMMUNICATIONS
Chairman Chapman welcomed new Planning Commissioner Shomaker.
Robert Cronk, 18312 Hartlund, thanked the Planning Commission for voting against the
rezoning of the Crest View property. He said he was appalled that the lease of the Crest
View property stipulates a limit of one rent increase in the 25-year term. He urged voters
to vote yes on Measure I.
Barbara Boskovich, 18342 Springtime Lane, said the vacant Crest View school site at
Talbert and Beach was an inappropriate location to build a Wal-Mart store and urged a
yes vote on Measure I.
Mike Nelson, 8051 Sterling, said that there was a lot of misinformation in the community
regarding Measure I and urged voters to visit their web site www.savecrestview.com.
Debbie Josephson, urged voters to vote yes on Measure I stating that Wal-Mart will take
retail sales from K-Mart, Target and other existing Huntington Beach stores and will not
increase the sales tax revenue to the City as projected.
Marvin Josephson, summarized the financial impact of leasing the Ocean View School
District property versus the benefits of selling the property outright.
B. PUBLIC HEARING ITEMS
B-1 CONDITIONAL USE PERMIT NO.98-61/TENTATIVE PARCEL MAPS NO.98-
194, NO.98-195, AND NO.98-196 (BEACHWALK SEVEN UNITS):_
APPLICANT: Beachwalk Homeowner's Association, c/o Seabreeze Management
Company, Inc.
LOCATION: Beachwalk Townhomes (east side of Goldenwest Street, between
Yorktown and Palm Avenues)
PROJECT
PLANNER: Jane Madera
Conditional Use Permit No. 98-61 and Tentative Parcel Maps No. 98-194, 98-195, and 98-196
represent a request by Beachwalk Homeowner's Association to subdivide and construct seven
new residential units on three former oil well islands. The application includes a request to
amend a previous condition of approval requiring the oil well islands to be converted to open
space when no longer used for oil production. Beachwalk is a planned unit development of 446
units.
STAFF RECOMMENDATION:
The primary issues associated with this request are compatibility with the existing Beachwalk
community and conversion of the oil well islands to residential units instead of open space.
Planning staff supports the request for development of the seven units because the overall low
density (7 units per acre) is not effected by the increase in units, the new units are identical to
existing floor plans and elevations in the community, and a large surplus of open space will
remain throughout the development. In summary, staff supports the request for the following
reasons:
PC Minutes — 2/23/00 2 (OOPCM223)
The proposed subdivision and new unit design complies with the General Plan goals and
policies to achieve a range of housing types, develop compatible infill projects, and provide
affordable housing.
The proposed project complies with zoning development standards including compliance
with maximum density, maximum building height, setbacks, parking, and open space.
The proposed new residential units have identical floor plans and elevations as the existing
Beachwalk townhouses.
The request to develop the oil well islands does not impact open space requirements at the
site because the community provides a large surplus of common open space.
THE PUBLIC HEARING WAS OPENED.
David Oar, owner and board member of the Beachwalk Townhome Community, spoke in
support of the request. He stated that 2/3 of the homeowners had voted to develop the oil well
island property.
Rita Spira, board member of the Beachwalk Townhome Community, spoke in support of the
request. She indicated that developing the property would result in increased revenue to the
Association which could be used for improvements.
Les Miller, board member of the Beachwalk Townhome Community, spoke in support of the
request. He stated that an additional 7 units to the existing 446 units will have little impact on
the overall low density.
Mike Adams, representing the applicant, spoke in support of the request. He indicated that the
new units will look exactly like the existing units from the outside; however, the interiors have
been modernized. He requested that the affordable housing condition be removed due to the
small size of the project.
Bijan Sassonian, representing the developer, was present and was available to answer
Commission questions.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
The Commission agreed that the affordable housing condition could be eliminated due to the
limited number of units being constructed.
PC Minutes — 2/23/00 3 (00PCM223)
A MOTION WAS MADE BY LIVENGOOD, SECONDED BY SHOMAKER, TO
APPROVE CONDITIONAL USE PERMIT NO.98-61 AND TENTATIVE PARCEL
MAPS NO.98-194, NO.98-195 AND 98-196 WITH THE FOLLOWING FINDINGS AND
MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE:
AYES:
Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood
NOES:
None
ABSENT:
Speaker
ABSTAIN:
None
MOTION PASSED
FINDINGS FOR PROJECTS EXEMPT FROM CEOA:
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 15303, Class 3 of the CEQA Guidelines, because the addition of
seven new units to an existing 446 unit townhouse complex will not have any adverse impacts on
the environment.
FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP NO.98-194, NO.98-195,
AND NO.98-196:
1. Tentative Parcel Map No. 98-194, No. 98-195, and No. 98-196 for the subdivision of three
former oil well islands sites for seven residential units is consistent with the General Plan
Land Use Element designation of Low Density Residential on the subject property and other
applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance Code.
Residential development of the properties is an appropriate land use for the parcels given the
fact that the new development will be identical to other existing residential units within the
community. The proposed project meets all development standards of the zoning code.
2. The site is physically suitable for the type and density of development. The three sites are
relatively flat and have been formerly used as oil wells. After proper abandonment of the oil
wells has been confirmed, development of the sites will be compatible in terms of floor plans,
building elevations, and height with the existing residential community.
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. There is no evidence that the former oil wells support or encourage
any fish or wildlife or their habitat; development of the parcels may only occur after
confirmation of proper oil well abandonment.
PC Minutes — 2/23/00 4 (00PCM223)
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 only
easements existing in the area will be access easements to ensure access from the private
street system across the sidewalk and into the residential properties.
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.98-61:
1. Conditional Use Permit No. 98-61 for the establishment, maintenance and operation of the
seven new residential units (and amendment to Condition of Approval No. 12 of Use Permit
No. 70-22 regarding conversion of oil wells to open space) will not be detrimental to the
general welfare of persons working or residing in the vicinity or detrimental to the value of
the property and improvements in the neighborhood. The proposed project consists of a
desirable architectural design, contribution toward common open space, parking, and
landscaping which all serve to increase the value of the property and ensure that it does not
result in a detriment to the surrounding properties.
2. The conditional use permit will be compatible with surrounding uses because the site plans,
floor plans and building elevations are identical to the existing Beachwalk units constructed
in 1970.
3. The proposed seven new residential units (and amendment to Condition of Approval No. 12
of Use Permit No. 70-22 regarding conversion of oil wells to open space) 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. The entire Beachwalk development
will continue to provide a surplus (94,180 square feet) of open space even after development
of the former oil wells with residential units. In addition, the project meets all zoning
development standards in terms of setbacks, building height, site coverage, and parking.
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 Low Density Residential on the subject
property. In addition, it is consistent with the following goals and policies of the General
Plan:
a. Land Use Element
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.
Policy 9.2.1: Require that all new residential development within existing residential
neighborhoods (i.e. infill) be compatible with existing structures.
PC Minutes — 2/23/00 5 (OOPCM223)
The project proposes additional multifamily housing units within a low density residential
setting and will serve the diverse needs of existing and future residents of Huntington
Beach. The proposed development is also identical in terms of floor plans and building
elevations with the existing Beachwalk development.
b. Housing Element
Policy HE 3.1.1: Encourage the provision and continued availability of a range of
housing types throughout the community, with variety in the number of rooms and level
of amenities.
The new residential units provide a variety and range of housing types and prices to meet
the needs of the Huntington Beach community.
CONDITIONS OF APPROVAL - TENTATIVE PARCEL MAP NO.98-194, NO.98-195,
AND NO.98-196:
1. The tentative parcel maps received and dated December 10,1999 shall be the approved
layout.
2. At least 90 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. A reproducible mylar copy and a print of the recorded parcel 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 at the time of
recordation. (PW)
4. A Final Parcel Map shall be recorded prior to issuance of building permits. (PW)
INFORMATION ON SPECIFIC CODE REQUIREMENTS - TENTATIVE MAP NO.
98-194, NO.98-195, AND NO.98-196:
1. All applicable Public Works fees shall be paid prior to map recordation. (PW)
2. Park Land In -Lieu Fees shall be paid based upon the August, 1998 City park land
appraisal value of $516,500 per acre pursuant to Section 254.08.H. of the HBZSO prior
to approval of the final map by the City.
PC Minutes — 2/23/00 6 (OOPCM223)
3. Tentative Map No. 98-194, No. 98-195, and No. 98-196 and Conditional Use Permit No. :
98-61 shall become null and void unless exercised within two (2) years of the date of
final approval. An extension of time may be granted by the Planning Director pursuant
to a written request submitted to the Planning Department a minimum 60 days prior to
the expiration date.
4. The applicant shall submit a check in the amount of $38 for the posting of the Notice of
Exemption at the County of Orange Clerk's Office. The check shall be made out to the
County of Orange and submitted to the Planning Department within two (2) days of the
Planning Commission's action.
CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 98-61:
1. The site plan, floor plans, and elevations received and dated December 10, 1999 shall be the
conceptually approved layout with the following modifications:
a. Elevations shall depict colors and building materials proposed to match the
existing Beachwalk units.
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)
c. 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)
d. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox
facilities and similar items on the site plan and elevations. If located on a building, they
shall be architecturally designed into the building to appear as part of the building. They
shall be architecturally compatible with the building and non -obtrusive, not interfere with
sidewalk areas and comply with required setbacks.
e. The maximum separation between building wall and interior property line shall not
exceed two (2) inches.
PC Minutes — 2123/00 7 (OOPCM223)
2. The following conditions shall be completed prior to issuance of a grading permit:
a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted for review
and approval. (PW)
b. A detailed soils and geological/seismic analysis shall be prepared by a registered
engineer. This analysis shall include o-site soil sampling and laboratory testing of
materials to provide detailed recommendations for grading, chemical and fill properties,
liquefaction requirements, retaining walls, streets, and utilities. (PW)
c. An erosion control plan shall be submitted to Public Works Department for review and
approval. (PW)
d. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be
prepared by a Civil or Environmental Engineer and its recommendations shall be
incorporated into the project design. (PW)
e. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be
submitted to the Department of Public Works for review and approval by the Park, Tree
and Landscape Division. (PW)
3. Prior to submittal for building permits, the following shall be completed:
a. Zoning entitlement conditions of approval shall be printed verbatim on all the working
drawing sets used for issuance of building permits (architectural, structural, electrical,
mechanical and plumbing) and shall be referenced in the index.
b. All Fire Department requirements shall be noted on the building plans. (FD)
c. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location
of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities,
water heaters and central heating units.
4. Prior to issuance of building permits, the following shall be completed:
a. All Public Works fees shall be paid. (PW)
b. The applicant shall provide a hydrology and hydraulic study as determined by the
Department of Public Works. (PW)
c. The applicant shall provide a sewer study for both on and off site. A sewer day flow test
shall be required at a location as determined by the Department of Public Works. (PW)
d. Final design elevations of grading shall not vary from elevations shown on the tentative
map by more than one (1) foot. (PW)
PC Minutes — 2/23/00 8 (OOPCM223)
e. 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)
f. 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 demolition, grading, site development, and/or construction, the following shall be
adhered to:
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.
f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name
and phone number of a field supervisor to contact for information regarding the
development and any construction/grading activity.
6. Prior to final building permit inspection and approval of the first residential unit, 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) The applicant shall install new sewer laterals per City standards; (PW)
3) Each dwelling unit shall have new, separate domestic water meter and service, sized
to meet the minimum requirements set by the Uniform Plumbing Code (UPC) and
Uniform Fire Code (UFC). The domestic service shall be a minimum of 1 inch in
size. All meters shall be a touch read type; (PW)
4) All structures over two stories in height shall require a backflow protection device,
unless otherwise approved in writing by the Water Division; (PV)
PC Minutes — 2/23/00 9 (OOPCM223)
5) The six inch water pipeline across the proposed parcels shall be relocated to within a
public utility easement in the private street (i.e. Surfbreaker Lane) for Tentative Parcel
Map No. 98-196. (PW)
6) The six inch water pipeline in the extension of Oceannaire Circle, east of Little
Harbor Drive, shall be extended to serve the proposed dwelling units of Tentative
Parcel Map No. 98-195, and shall be located within a public utility easement. (PW)
7) The common landscape areas shall become part of the existing Homeowner's
Association maintained areas. (PW)
8) All existing driveway curb cuts at the project locations shall be removed and replaced
with curb, gutter, and sidewalk matching adjacent areas. New driveways conforming
to City Standard Plan 209 shall be constructed as required. New sidewalk shall be
decorative as necessary to match existing. (PW)
9) Realigned pedestrian walkway shall be lit at least as effectively as the existing
walkways. (PW)
10) The realigned walkway on Shorecliff Lane appears to end in an existing parking stall.
The end treatment shall be designed to allow a minimum of four feet clearance
through the parking area. (PW)
11) All curbs, new or existing, shall be painted or re -painted red unless parking is allowed
adjacent. (PW)
12) Any removed parking stalls shall be replaced and new stalls provided in a convenient
location for each new unit. (PW)
13) New outdoor lighting shall utilize energy -savings lamps and should match existing
lighting to the extent possible. (PW)
14) All structures greater than 5,000 square feet, including garage, shall have automatic
fire sprinklers (FD)
15) Fire lanes will be designated and posted to comply with City Specification No. 415.
(FD)
16) Fire access roads shall be provided in compliance with City Specification No. 401.
Include the Circulation Plan and dimensions of all access roads. (FD)
17) The project shall comply with Huntington Beach Fire Code Section 8001.5.2.5,
Huntington Beach Municipal Code Chapter 17.56.165, and City of Huntington Beach
PC Minutes — 2/23/00 10 (OOPCM223)
1
0
Soil Cleanup Standards, City Specification 431-92, for contaminated soil mitigation.
(FD)
18) The project shall comply with all provisions of the Huntington Beach Fire Code and
City Specification No. 422, Well Abandonment. Pursuant to these requirements, all
structures shall have methane barriers and approved/engineered gas collection
systems providing all abandoned oil wells pass current gas testing and City consultant
Abandoned Oil Well Document Reviews. (FD)
19) The project shall comply with all provisions of the Huntington Beach Municipal Code
Section 17.04.085 and City Specification No. 429, Methane District Building Permit
Requirements.(FD)
20) Address numbers will be installed to comply with City Specification No. 428. (FD)
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 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 Huntington Beach
Zoning and Subdivision Ordinance.
INFORMATION ON SPECIFIC CODE REQUIREMENTS:
1. Conditional Use Permit No. 98-61 shall not become effective until the ten calendar day
appeal period has elapsed.
2. Conditional Use Permit No. 98-61 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. 98-61,
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.
PC Minutes — 2/23/00 11 (00PCM223)
4. All applicable Public Works fees shall be paid.
5. 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.
6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction
shall be prohibited Sundays and Federal holidays.
7. All landscaping shall be maintained in a neat and clean manner, and in conformance with
the HBZSO. Prior to removing or replacing any landscaped areas, check with the
Departments of Planning and Public Works for Code requirements. Substantial changes
may require approval by the Planning Commission.
8. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate
of Occupancy. (PW)
9. Park Land In -Lieu Fees shall be paid based upon the August, 1998 City park land appraisal
value of $516,500 per acre pursuant to Section 254.08.H. of the HBZSO prior to approval
of the final map by the City.
10. State mandated school impact fees shall be paid prior to issuance of building permits.
11. An encroachment permit shall be required for all work within the right-of-way. (PW)
B-2 CONDITIONAL USE PERMIT NO 99-54 (VICTORIA WOODS SENIOR
APARTMENTS):
APPLICANT: American Housing Partners, Inc., Robert Zamora
LOCATION: 19315 Main Street (west side of Main Street, between Clay and
Yorktown Avenues)
PROJECT
PLANNER: Amy Wolfe
Conditional Use Permit No. 99-54 represents a request by Robert Zamora on behalf of American
Housing Partners Inc., to construct a 271 unit apartment complex for senior citizens on a vacant
lot within the Holly Seacliff Specific Plan area. Associated site improvements include a 4, 973
sq. ft. recreational building, parking, landscaping and passive and active recreation areas. Twenty
percent (20%) of the proposed units (54 units) will be provided to low and very low income
households.
PC Minutes — 2/23/00 12 (OOPCM223)
The development proposal qualifies for affordable housing incentives, including density bonus
and reduction in development standards. The applicant has requested a 12.5% density bonus to
allow development of 34 additional units on the project site at a maximum density of 28.6
dwelling units per acre (271 units) in lieu of the maximum density of 25 dwelling units per acre
(237 units). In addition, two reduced development standards are proposed as affordable housing
incentives. They are; (1) to allow 136 covered parking spaces in lieu of 271 covered parking
spaces, and (2) to allow construction of carports with a minimum of 10 ft. in lieu of 20 ft.
building separation from residential structures.
STAFF RECOMMENDATION:
Staff has evaluated the project with regard to compatibility with adjacent uses and affordable
housing issues and determined that the proposed development will implement General Plan land
use goals, objectives and policies, is in substantial compliance with Holly Seacliff Specific Plan
development standards, and will be compatible with adjacent development. Staff recommends
approval of the development for the following reasons:
• The proposed residential use is consistent with the General Plan Land Use Element
designation of Mixed Use Horizontal on the subject property. The project will provide
housing for senior citizens and serve affordable housing needs of the community.
• The site plan complies with applicable Holly Seacliff Specific Plan requirements including
building height, landscaping, open space, total number of required parking spaces and site
coverage. The requested covered parking and building separation reduction is appropriate
because (a) the site is traversed by the Newport -Inglewood earthquake fault and development
and siting of structures on the site are significantly limited by required buffer areas; (b) the
proposed reduction of building separation meets the intent of the Holly Seacliff Specific Plan
in terms of ensuring adequate light, ventilation and privacy and will neither be detrimental to
project residents nor existing uses in the immediate area; (c) the project will comply with the
total number of parking spaces required and will not impact adjacent development; (d) the
proposed project qualifies for granting of affordable housing incentives. Allowing the
covered parking and building separation design deviations is necessary to achieve the target
affordable rents for the proposed affordable units and implement a high quality development.
• The project will result in improvements which will benefit traffic circulation in the area and
will improve the aesthetics of Main Street and Clay Avenue. The proposed development is
consistent with development anticipated by the Holly Seacliff Specific Plan and General
Plan.
• The subject development proposal will be compatible with surrounding uses. The proposed
circulation patterns will not conflict with traffic patterns on Main Street.
• The proposed building architecture and site design conveys a high level of quality and will be
complementary to adjacent uses. Building mass offsets will be provided to articulate and
segment the building elevations.
The project will not have any adverse environmental impacts. With standard conditions of
approval and the proposed site design, project issues will be mitigated to a level of
insignificance.
PC Minutes — 2/23/00 13 (00PCM223)
THE PUBLIC HEARING WAS OPENED.
Robert Zamora, the applicant, said the project will enhance the city -and agreed with the
conditions outlined in the staff report.
Hal Woods, co -architect for the project, stated that staff had worked very closely with their
organization throughout the process.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
Commissioner Kerins said he supported the request because there was a significant need for
senior housing.
A MOTION WAS MADE BY KERINS, SECONDED BY LIVENGOOD, TO APPROVE
CONDITIONAL USE PERMIT NO.99-54 WITH THE FOLLOWING FINDINGS AND
MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE:
AYES: Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood
NOES: None
ABSENT: Speaker
ABSTAIN: None
MOTION PASSED
FINDINGS OF APPROVAL - CONDITIONAL USE PERMIT NO.99-54:
1. Conditional Use Permit No. 99-54 to 1) construct a 271 unit apartment complex for senior
citizens with an affordable housing component (20% of total number of units -54 units -
designated to low and very low-income households) and associated site improvements,
within the Holly Seacliff Specific Plan area; 2) grant a 12.5% affordable housing density
bonus for the development of 34 additional units on the project site at a density of 28.6
dwelling units per acre (271 units) in lieu of the maximum density 25 dwelling units per acre
(237 units); and 3) permit project design deviations from applicable regulations as affordable
housing incentives to (a) allow 136 covered parking spaces in lieu of 271 covered parking
spaces, and (b) allow construction of carports with a minimum building separation of 10 ft. in
lieu of 20 ft. will not be detrimental to the general welfare of persons working or residing in
the vicinity or detrimental to the value of the property and improvements in the
neighborhood. The project will contribute towards satisfying housing needs for senior
citizens and will provide affordable housing to a segment of the population which has limited
available housing options due to their fixed incomes. Development of the site will result in
street improvements which will benefit traffic circulation in the area and will improve the
aesthetics of Main Street and Clay Avenue. The proposed development is consistent with
development anticipated by the Holly Seacliff Specific Plan and General Plan
PC Minutes — 2/23/00
14 (OOPCM223)
2. The conditional use permit will be compatible with surrounding uses because the proposed
residential use is consistent and complementary to existing uses in the vicinity. The proposed
circulation patterns will not conflict with traffic patterns on Main Street and are consistent
with the long-range plan for the area previously analyzed in Environmental Impact Report
No. 89-1 and Negative Declaration No. 97-16.
3. The proposed 271 unit apartment complex for senior citizens is in substantial compliance
with the provisions of the base district and other applicable provisions in the Holly Seacliff
Specific Plan and any specific condition required for the proposed use in the district in which
it would be located, except for the requested development standards deviations from covered
parking provisions and on -site building setbacks between carports and residential structures.
The proposed development will comply with all code requirements including, building
height, landscaping, open space, total number of required parking spaces and site coverage.
The covered parking and building separation deviations from required standards are
appropriate because (a) the site is traversed by the Newport -Inglewood earthquake fault and
development and siting of structures on the site are significantly limited by required buffer
areas; (b) the proposed reduction of building separation meets the intent of the Holly Seacliff
Specific Plan in terms of ensuring adequate light, ventilation and privacy and will neither be
detrimental to project residents nor existing uses in the immediate area; (c) the project will
comply with the total number of parking spaces required and will not impact adjacent
development; (d) the proposed project qualifies for granting of affordable housing incentives.
Allowing the covered parking and building separation design deviations is necessary to
achieve the target affordable rents for the proposed affordable units and implement a high
quality development.
4. The granting of the conditional use permit will not adversely affect the General Plan. The
proposed residential use is consistent with the Land Use Element designation of Mixed Use
Horizontal on the subject property. The project will provide housing for senior citizens and
will serve affordable housing needs of the community. The proposed building architecture
and site design conveys a high level of quality and will be complementary to adjacent uses.
The proposed development is consistent with the following goals, objectives and policies of
the General Plan;
LU 9.5: Provide for the development of housing for senior citizens, the physically and
mentally challenged, and very low, low and moderate income families.
LU 9.5.2 Require that special needs housing is designed to be compatible with adjacent
residential structures and other areas designated for other categories of use
provided that no adverse impacts occur.
LU 11: Achieve the development of projects that enable residents to live in proximity to
their jobs, commercial services and entertainment, and reduce the need for
automobile use.
LU 11.1.4 Require the incorporation of adequate on -site open space and recreational
facilities to serve the needs of the residents in mixed -use development projects.
PC Minutes — 2/23/00 15 (00PCM223)
LU 11.1.7: Require that mixed -use development projects be designed to achieve a
consistent and high quality character, including the consideration of:
a. visual and physical integration among commercial and residential uses.
b. Architectural treatment of building elevations to convey the visual
character of multiple building volumes and individual storefronts and
residential units.
e. Inclusion of extensive site landscape, where feasible.
HE 3.1: Facilitate the development of housing for low and moderate income households
which is compatible with and complements adjacent uses and is located in close
proximity to public and commercial services.
HE 3.1.1: Encourage the provision and continued availability of a range of housing types
throughout the community, with variety in the number of rooms and level of
amenities.
5. The Planning Commission finds that the project is covered by Negative Declaration No. 97-
16 and Environmental Impact Report No. 89-1. The project will not have any adverse
environmental impacts. With mitigation measures, standard conditions of approval and the
proposed site design, project issues will be mitigated to a level of insignificance.
RE UIRED FINDINGS FOR APPROVAL OF AFFORDABLE HOUSING DENSITY
BONUS:
1. The proposed project, which includes a density bonus, can be adequately services by the City
and County water, sewer and storm drain systems without significantly impacting the overall
service or system.
2. The proposed project, which includes a density bonus, will not have a significant adverse
impact on traffic volumes and road capacities, school enrollments, or recreational resources.
3. The proposed project which includes a density bonus is compatible with the physical
character of the surrounding area.
4. The proposed project which includes a density bonus is consistent with the overall intent of
the General Plan.
REQUIRED FINDINGS FOR APPROVAL OF AFFORDABLE HOUSING
INCENTIVES:
1. The granting of the proposed reductions in applicable site development standards as
affordable housing incentives will not have an adverse impact on the physical character of the
surrounding area.
PC Minutes — 2/23/00 16 (OOPCM223)
2. The granting of the proposed reductions in applicable site development standards as
affordable housing incentives is consistent with the overall intent of the General Plan.
3. The granting of the proposed reductions in applicable site development standards as
affordable housing incentives will not be detrimental to the general health, welfare, and
safety of persons working or residing in the vicinity.
4. The granting of the proposed reductions in applicable site development standards as
affordable housing incentives will not be injurious to property or improvements in the
vicinity.
5. The granting of the proposed reductions in applicable site development standards as
affordable housing incentives will not impose an undue financial hardship on the City.
6. The granting of the proposed reductions in applicable site development standards as
affordable housing incentives is necessary to achieve the target affordable rents for the
affordable units.
7. The granting of the proposed reductions in applicable site development standards as
affordable housing incentives will not result in the filling or dredging of wetlands.
CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.99-54:
1. The site plan, floor plans received and dated January 27, 2000, and elevations received and
dated February 10, 2000, shall be the conceptually approved layout with the following
modifications:
a. Elevations shall depict colors and building materials proposed.
b. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision
Ordinance and Title 24, California Administrative Code. (Code Requirement)
c. All landscaping and sidewalk areas adjacent to parking spaces shall be increased by two
feet to accommodate two feet of vehicle overhang and a seventeen foot long parking
space. Wheel stops shall be removed in these cases.
d. One surplus parking space in close proximity to the front entrance of the recreation
building shall be designated and striped as "Drop-off and Pick-up".
e. A combination of 6 ft. high solid masonry wall and wrought iron fence shall be provided
along the Clay Avenue street frontage. Said wall/ fence design shall incorporate 24"
square pilasters to match the fence design along Main Street. (DRB)
f. The solid block portion of the fence at the most northeasterly portion of the lot shall be
set back 15 ft. to comply with the minimum setback requirements. (Code Requirement)
PC Minutes — 2/23/00 17 (OOPCM223)
g. 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)
h. 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)
i. 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.
j. Location, size and materials of all proposed signs and outdoor lighting shall be shown on
the site plan and elevations. All signs shall conform to the regulations contained in the
Huntington Beach Ordinance Code and shall be subject to approval by the Director of
Planning. Outdoor lighting shall be designed to provide adequate illumination of on -site
areas without intruding upon surrounding properties.
k. The driveway entrances shall have textured and colored pavement (behind sidewalk on
private property).
3. Prior to issuance of grading permits, the following shall be completed:
a. The applicant shall dedicate the right-of-way for the bus turnout along the Main Street
frontage. (PV)
b. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be
prepared by a Civil or Environmental Engineer. (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, chemical and fill properties, foundations, retaining walls,
street, and utilities. (PV)
PC Minutes — 2/23/00 18 (00PCM223)
d. A Grading Plan, prepared by a Registered Civil Engineer, shall be submitted to the
Department of Public Works for review and approval. (PW)
e. Street Improvement Plans, prepared by a Registered Civil Engineer, shall be submitted
for review and approval. (PW)
f. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be
submitted to the Department of Public Works for review and approval by the Park, Trees,
and Landscape Division. The Developer shall submit irrigation demands to ensure proper
irrigation service sizing. (PW)
g. An arborist shall review the landscape plan to ensure that the selected tree species can be
accommodated within the proposed planting areas at their ultimate growth size. (DRB)
h. Some mature size trees shall be included as part of the proposed landscape plan, to the
satisfaction of the City Landscape Architect. (DRB)
i. Hydrology and hydraulic studies for both on and off -site facilities shall be submitted to
the Department of Public Works for review and approval. (PW)
j. A sewer study shall be required. (May require a 7-10 day flow test at off -site locations as
determined by the Department of Public Works) (PW)
k. A remediation plan shall be submitted to the Planning, Public Works and Fire
Departments for review and approval in accordance with City Specification No. 431-92
and the conditions of approval including methods to minimize remediation related
impacts on the surrounding properties. (PW)
1. The name and phone number of a field supervisor who is on -site shall be submitted to the
Planning Department and Public Works Department. In addition, clearly visible signs
shall be posted on the perimeter of the site every 250 ft. indicating who to contact for
information regarding this development and any construction/ grading activity. This
contact person shall be available immediately to address any concerns or issues raised by
adjacent property owners during the construction activity. He/she will be responsible for
ensuring compliance with the conditions herein, specifically, grading activities, truck
routes, construction hours, noise, etc. Signs shall include the number of the applicant's
contact, the City contact (Jack Miller @ 714-536-5517) regarding grading and
construction activities, and "1-800-CUTSMOG" if there are concerns regarding fugitive
dust and compliance with AQMD Rule No. 403. (PW)
m. The applicant shall notify all property owners and tenants within 300 ft. of the perimeter
of the property of a tentative grading schedule at least 30 days prior to such grading.
(]?W)
PC Minutes — 2/23/00 19 (OOPCM223)
n. The Developer shall coordinate with the Department of Public Works, in developing a
truck haul route if the import or export of material is required. This plan shall include the
approximate number of truck trips and the proposed truck haul routes. It shall specify the
hours that transport activities can occur and methods to mitigate construction related
impacts to adjacent residents. These plans must be submitted for approval to the
Department of Public Works. (PW)
o. The applicant's grading/ erosion control plan shall abide with the provisions of AQMD's
Rule 403 as related to fugitive dust control. (PW)
p. A plan shall be prepared and submitted to the Public Works Department for review and
approval detailing how all drainage associated with the remediation efforts shall be
retained on site and no wastes or pollutants shall escape the site. (PW)
q. A plan shall be prepared and submitted to the Public Works Department and to the
Planning Department identifying wind barriers around remediation equipment. (PW)
r. The project shall comply with all provisions of the Huntington Beach Fire Code and City
Specification 422, Well Abandonment. (FD)
s. The project shall comply with the provisions of the Huntington Beach Municipal Code
Section 17.04.085 and the City Specification 429, Methane District Building Permit
Requirements. (FD)
t. Provide a Alquist Priolo Study for fault area prior to/ with first plan check submittal.
Verify fault and setback lines. (Code Requirement)
u. Site plans and elevations depicting the height and material of all retaining walls, walls,
and fences consistent with the grading plan 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 submittal for building permits, the following shall be completed:
a. Zoning entitlement conditions of approval shall be printed verbatim on all the working
drawing sets used for issuance of building permits (architectural, structural, electrical,
mechanical and plumbing) and shall be referenced in the index.
b. All Fire Department requirements shall be noted on the building plans. (FD)
PC Minutes — 2/23/00 20 (OOPCM223)
c. 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)
d. 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)
e. Floor plans shall depict natural gas or 110V electrical shall be stubbed in at the location
of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities,
water heaters and central heating units.
5. Prior to issuance of building permits, the following shall be completed:
a. Submit 8 inch by 10 inch colored photographs of all colored renderings, elevations,
model and materials sample board, to the Planning Department for inclusion in 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 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 that must
be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees
and shall be incorporated into the project's landscape plan. (Code Requirement)
c. All applicable Public Works fees shall be paid (PW)
d. A grading permit shall be issued (PW)
e. The subject property shall enter into an irrevocable pedestrian access agreement with the
southwesterly adjacent property. The subject property owner shall be responsible for
making necessary improvements to implement the pedestrian access. The legal
PC Minutes — 2/23/00 21 (OOPCM223)
instrument shall be submitted to the Planning Department a minimum of 30 days prior to
building permit issuance. 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 prior to final building permit approval. A copy of the
recorded document shall be filed with the Planning Department for inclusion in the
entitlement file prior to final building permit approval.
f. A lot line adjustment shall be submitted and approved pursuant to Title 25 of the
Huntington Beach Zoning and Subdivision Ordinance. Said LLA shall be recorded prior
to final inspection and a copy submitted to the Planning Department. (Code
Requirement)
g. The applicant shall enter into an "Affordability Agreement" with the City to restrict
occupancy of 50% of the total number of units (136 units) to qualifying senior residents,
62 years of age or older, pursuant to Section 230.14, Affordable Housing
Incentive/Density Bonus of the HBZSO; the remaining 50% of the total units (135 units)
shall be limited to occupants 55 years of age or older. In addition, occupancy of 20% of
the total number of units shall be restricted to low and very low income households (54
units) for thirty (30) years, pursuant to the Holly-Seacliff Affordable Housing Plan. Ten
percent (10%) of the total number of units (27 units) will be restricted to low income
households. In addition ten percent (10%) of the total number of units (27 units) shall be
restricted to very low income households. Affordable units shall be located throughout
the project and shall include a mixture of unit types in the same ratio as provided
throughout the project (41-1 br. and 13-2 br.). Unit location shall be subject to the review
and approval by the Director of Planning. This agreement shall be reviewed and
approved as to form and content by the City Attorney and shall be recorded with the
Orange County Recorder's Office as provided in Section 65915, et seq. Of the California
Government Code, prior to issuance of building permits. Said agreement shall become
effective prior to final inspection of the first unit.
h. An interim parking and building materials storage plan shall be submitted to the Planning
Department to assure adequate parking and restroom facilities are available for
contractors during the projects construction phase and that adjacent properties will not be
impacted by their location. The applicant shall obtain any necessary encroachment
permits from the Department of Public Works.
i. 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. (FD)
j. Street names shall be approved by the Fire Department. Please refer to City Specification
409. The segment of Clay Avenue north of the project site shall be renamed Stewart
Circle. (FD)
PC Minutes — 2123/00 22 (OOPCM223)
6. During grading, site development, and/or construction, the following shall be
adhered to:
a. Water trucks shall be utilized on the site and shall be available to be used throughout the
day during site grading to keep the soils damp enough to prevent dust from being raised
by the operations. (PW)
b. All haul trucks shall arrive at the site no earlier than 8:00 a.m., nor leave the site no later
than 5:00 p.m., and shall be limited to Monday through Friday only. (PW)
c. Wet down areas to be graded or that are being graded in the late morning and after work
is completed for the day. (PW)
d. The construction disturbance area shall be kept as minimal as possible (PW)
e. All haul trucks shall be covered or have water applied to the exposed surface prior to
leaving the site to prevent dust from impacting the surrounding areas. (PW)
f. Prior to leaving the site, all haul trucks shall be washed off on -site on a gravel surface to
prevent dirt and dust from leaving the site and impacting streets. (PW)
g. Comply with appropriate AQMD Rule 403, particularly to minimize fugitive dust and
noise to surrounding areas. (PW)
h. Wind barriers shall be installed along the perimeter of the site. (PW)
i. The remediation operations shall be performed in stages concentrating in single areas at
the time to minimize the impact of fugitive dust and noise on the surrounding areas. (PW)
j. Use low sulfur fuel (.05%) by weight for construction equipment;
k. Attempt to phase and schedule construction activities to avoid high ozone days (first stage
smog alerts);
1. Discontinue construction during second stage smog alerts.
7. Prior to final building permit inspection and occupancy, the following shall be completed:
a. All new and existing utilities shall be installed underground. (PW)
b. Appropriate easement documents shall be recorded and a Property Owner's Association
Agreement shall be created with CC&Rs providing for maintenance of all private utility
systems, if applicable. (PW)
PC Minutes — 2/23/00 23 (00PCM223)
c. If the development is served by an on -site pubic water system, the following requirements
shall apply:
1) Each proposed building shall have a separate, new domestic water meter ans service,
sized to meet the minimum requirements set by the Uniform Plumbing Code (UPC).
The service shall be a minimum of two -inches in size.
2) Each proposed building shall be served by at least one separate fire service.
3) The development shall be served by an irrigation system(s), separate from the domestic
and fire protection water systems.
4) Separate backflow protection shall be installed, per the City of Huntington Beach Water
Division Standards for all domestic, irrigation, and fire water services.
As an alternative, the development shall be served by a private on -site water system via (a
minimum of) two connections to the public water supply system. Each connection shall
include a water meter sized per Uniform Plumbing Code (UPC) and the Uniform Fire
Code (UFC), and an appropriate, backflow protection device. (PW)
d. Unless otherwise approved by the Engineering Division, an unobstructed paved or
landscaped utility easement shall be maintained beginning at the point a minimum of 10
ft. clear, north of the 15-inch water line in Clay Avenue, and extending through to a point
a minimum of 10 ft. south of the 12-inch water line in Clay Avenue. Structures, walls,
trees, etc. are prohibited within this easement, which shall be subject to Water Division
approval. (PW)
e. The Developer shall submit water system calculations to ensure proper water meter and
main sizes, no later than the first plan check submittal. City staff will provide necessary
design parameters, including water pressures and flow information at the points of
connection to the public system. (PW)
f. The development shall be served by the Zone 2 (high pressure) water system and pay the
necessary Reservoir Hill assessment fees. (PW)
g. Outdoor lighting shall utilize energy saving lamps. All outside lighting shall be directed
to prevent "spill -over" onto adjacent properties and shall not emit glare skyward. (PW)
h. The pedestrian access between the apartments and the shopping center shall be ADA
compliant (PW)
i. The entrance design on Main Street shall be ADA compliant and shall be subject to
approval by the Public Works Department. (PW)
PC Minutes — 2/23/00 24 (00PCM223)
j. Remove and replace the existing sidewalk on Main Street adjacent to the project, per City
Standard Plan No. 207. (PW)
k. Install mid -block bus turnout on Main Street, per City Standard Plan No.203. (PW)
1. The gated entrance shall be designed to accommodate an SU-30 truck performing a three-
point turnaround. (PW)
in. The applicant shall submit a study prepared by a qualified, registered Traffic Engineer to
address the following:
1) Adequate vehicle stacking.
2) Sight distance analysis.
3) Left turn pocket storage.
n. The Main Street entry design shall be approved by Public Works. The lane designations
shall correspond to the study regarding the sight distance analysis and approved by Public
Works. (PW)
o. Street improvements shall include traffic signal interconnect conduit and cable along the
Main Street frontage, from the Main Street/ Gothard Street traffic signal to the Main
Street/ Yorktown Avenue traffic signal. (PW)
p. Remove and replace the existing on -site sewer. The Developer shall install a new private
on -site sewer connecting to the existing public manhole at the Clay/ Crystal intersection.
(PW)
q. Clay Avenue shall be designed and constructed to a modified Standard Plan No. 104,
(60'/32'). The ultimate street section shall have 18' of parkway on the south side, with
12 ft. of paving to centerline from curb face. The ultimate curb section for the north side
shall be 10 ft. of parkway, with 20 ft. of paving to centerline from curb face. The
Developer shall install an interim 12 ft. of paving, with redwood header, north of the
centerline to allow for two-way traffic. The ultimate street improvements for the north
side shall be completed with development on that side of the street. The south side curb
face shall be painted red for the interim and ultimate conditions. (PW)
r. The Developer shall construct the entire cul-de-sac on Clay Avenue including sidewalk
on the northerly side of Clay Avenue from the Crystal Street abandonment to Main Street.
(PW)
s. Provide street lighting on Clay Avenue adjacent to project site. Include street lighting
calculations to support design. (PW)
PC Minutes — 2/23/00 25 (00PCM223)
t. The Developer shall extend the Main Street storm drain north to the new cul-de-sac in
Clay Avenue in lieu of the parkway culvert. (PW)
u. The Developer shall provide a secondary access ingress/egress from Clay Avenue. The
driveway shall be per City Standard Plan No. 211. The eastside gate on Clay Avenue
shall swing outward to allow outbound access. (PW)
v. Fire extinguishers will be installed and located in areas to comply with Huntington Beach
Fire Code Standards, City Specification 424. (FD)
w. Fire lanes will be designated and posted to comply with City Specification No. 415.
(FD)
x. 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)
y. Exit signs and exit path markings will be provided in compliance with the Huntington
Beach Fire Code and Title 24 of the California Administrative Code. (FD)
z. Twelve fire hydrants shall be provided at locations specified by the Fire Department.
They must be installed before combustible construction begins. Prior to installation,
shop drawings shall be submitted to the Public Works Department and approved by the
Fire Department. The drawings shall indicate hydrant locations and fire department
connections. (City Specification 407). (FD)
aa. An automatic fire sprinkler and alarm system shall be approved and installed pursuant to
Fire Department regulations. Shop drawings shall be submitted and approved by the
Fire Department prior to system installation. (FD)
bb. Security Gates shall be designed to comply with City Specification 403, residential
standards. (FD)
cc. A Class III wet standpipe system shall be installed. Shop drawings shall be submitted
and approved by the Fire Department prior to system installation. (FD)
dd. Fire access roads shall be provided in compliance with City Specification 401. Include
the Circulation Plan and dimensions of access roads. Show all fire lane turn dimensions
to be a minimum 17'X45' turns. (FD)
ee. Submit a Fire Protection Plan in compliance with City Specification 426 for Fire
Department approval. (FD)
ff. Removal of underground flammable or combustible liquid storage tanks shall comply
with Orange County Environmental Health and Huntington Beach Fire Code
PC Minutes — 2/23/00 26 (OOPCM223)
requirements. Treatment areas may iequire conformance to City Specification N. 431,
Gas Fired Appliances. (FD)
gg. Secondary emergency access gates must be secured with KNOX and homeowner
hardware. (FD)
hh. All project pool areas shall have a KNOX access installed on entry gates. Please contact
the Huntington Beach Fire Department at 714-536-5411. (FD)
ii. Elevators shall be sized to accommodate an ambulance gurney. The minimum
dimensions shall be 6'-8" wide by 4'-3" deep by 42" wide (min) right or left side
opening. Center opening doors require a 54" depth. (FD)
jj. Compliance with all conditions of approval specified herein shall be accomplished and
verified by the Planning Department.
kk. 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.
B-3 ZONING TEXT AMENDMENT NO.99-4 (PARK AND RECREATION FEES):
APPLICANT: City of Huntington Beach
LOCATION: . Citywide
PROJECT
PLANNER: Wayne Carvalho
Zoning Text Amendment No. 99-4 is a request by the City of Huntington Beach, Department of
Community Services to amend Section 254.08 of the Huntington Beach Zoning and Subdivision
Ordinance by modifying the method to calculate park in -lieu fees for residential development.
The new process would require developers submit a site -specific appraisal of the project site to
determine the fair market value of land. The appraised value would then be inserted into the
current formula to determine the fee. The appraisal would be prepared at the expense of the
developer, and would require review and approval by the City.
STAFF RECOMAMNDATION:
Staff supports the request for the following reasons:
• The proposed amendment is consistent with the goals and policies specified in the Land Use
and Recreation and Community Services Elements of the General Plan.
• The revised ordinance will update the fee assessed on new residential development, and will
ensure that current land values are utilized when calculating parkland in -lieu fees.
PC Minutes — 2/23/00 27 (OOPCM223)
• The revised ordinance will allow the City to collect fees necessary to acquire and improve
park and recreational facilities throughout the City in accordance with the goal of providing
five acres of parkland per 1,000 persons.
Commissioner Biddle voiced concern regarding the letter received from William Vogt which
questioned the legality of collecting park in -lieu fees on properties subdivided prior to the City
Ordinance in 1966. He asked if this has been challenged in court.
Paul D'Alessandro, Deputy City Attorney, responded that park in -lieu fees had not been
challenged in court. He stated that the intent of the Zoning Text Amendment was to clarify and
update how the fee is calculated.
THE PUBLIC HEARING WAS OPENED.
Robert Corona, Seacliff Development Company, said that the proposed formula does not make
sense for the downtown developers who are building on small sites. He requested a continuance
of the public hearing and also requested a meeting with staff and the Commissioners to discuss
this issue.
Mike Adams, Consultant, agreed with Mr. Corona. He said the formula for calculating the park
in -lieu fee was wrong and recommended a continuance.
Dick Harlow, 211 Main Street, requested a continuance of the public hearing. He said the in -lieu
fees collected should have a direct correlation to the cost of the parkland not the site being
developed.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
Commissioner's Biddle, Mandic and Shomaker indicated that they would like to be included in
the meeting with the developers to discuss this issue.
A MOTION WAS MADE BY LIVENGOOD , SECONDED BY BIDDLE, TO CONTINUE
ZONING TEXT AMENDMENT NO.99-4 THE MARCH 14, 2000 PLANNING
COMMISSION MEETING WITH THE PUBLIC HEARING OPEN, BY THE
FOLLOWING VOTE:
AYES:
Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood
NOES:
None
ABSENT:
Speaker
ABSTAIN:
None
MOTION PASSED
PC Minutes — 2/23/00 28 (OOPCM223)
B-4 ZONING MAP AMENDMENT NO. 99-4 (GENERAL PLAN CONSISTENCY):
APPLICANT: City of Huntington Beach
LOCATIONS: Subarea A -16001 Gothard (southwest corner of Edinger and Gothard;
Subarea B - 7812 Warner and vacant properties between Oak Ln. and Ash St.
(south side of Warner, west of Beach); Subarea C -17261 Gothard (west of
Gothard, approximately 1,200 ft. south of Warner); Subarea D - Southeast
corner of Main and Florida Sts., extending approximately 500 ft. south along
Florida; Subarea E - West side of Huntington approximately 360 ft. north of
Clay; Subarea F - 704-732 Clay Ave. (southeast corner of Florida and Clay )
and 727-731 Owen Ave. (between Florida and Beach); Subarea G - 21280
Beach Blvd. (The Huntington Breakers, east side of Beach, south of Atlanta).
PROJECT
PLANNER: Eric Rubery
On May 13, 1996 the City Council adopted General Plan Amendment (GPA) No. 94-2. GPA
No. 94-2 was a city initiated comprehensive update to the City's General Plan. As part of the
update, the Land Use Element and Map were modified. Land use designations for 97 areas were
changed to fulfill City goals and policies. As a result of the GPA reclassification, numerous
properties now have zoning designations that are not consistent with their General Plan
designations. Zoning Map Amendment No. 99-4 represents the second in a series of
amendments that are being proposed by staff to convect these inconsistencies.
Specifically, Zoning Map Amendment No. 99-4 proposes to rezone seven areas (see Sub Areas
A-G, on page 3) currently used for a variety of land uses. Issues pertaining to land use
compatibility were previously analyzed as part of the General Plan, and the proposed
designations were deemed to be compatible with the surrounding areas.
STAFF RECOMMENDATION:
Staff recommends the Planning Commission approve Zoning Map Amendment No. 99-4 and
forward it to the City Council for the following reasons:
Zoning Map Amendment No. 99-4 will bring the properties into conformance with the
existing General Plan designations on each site.
The proposed project will not have any adverse environmental impacts. Zoning Map
Amendment No. 99-4 is within the scope of the previously certified Environmental Impact.
Report (EIR) 94-1 for the comprehensive General Plan update.
The proposed project sites are consistent with the goals and objectives of the City's General
Plan which encourage the development of commercial, industrial and residential uses.
THE PUBLIC HEARING WAS OPENED.
PC Minutes — 2/23/00 29 (OOPCM223)
THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
A MOTION WAS MADE BY LIVENGOOD, SECONDED BY CHAPMAN, TO
APPROVE ZONING MAP AMENDMENT NO 99-4 9a-g) WITH FINDINGS BY
APPROVING ORDINANCE NOS. AND FORWARD TO THE CITY COUNCIL
FOR ADOPTION, BY THE FOLLOWING VOTE:
AYES: Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood
NOES: None
ABSENT: Speaker
ABSTAIN: None
MOTION PASSED
FINDINGS FOR APPROVAL - ZONING MAP AMENDMENT NO.99-4:
1. Zoning Map Amendment No. 99-4 to change the zoning at seven specific locations from
Medium -High and High Density Residential, General Industrial, Limited Industrial and
Office Commercial to General Commercial, General Industrial, Medium Density Residential,
and Residential Manufactured Home Park is consistent with the objectives, policies, general
land uses and programs specified in the General Plan and any applicable specific plan. The
subject locations have General Plan designations of Commercial Regional, Commercial
General, Residential Low Density with a Residential Mobile Home Park Overlay, Residential
Medium Density, and Industrial. The Zoning Map Amendment would bring the zoning into
conformance with the General Plan. This action is consistent with objectives and policies of
the General Plan because it supports existing uses in the city which serve Huntington Beach
residents.
2. In the case of a general land use provision, the zoning map amendment is compatible with the
uses authorized in, and the standards prescribed for, the zoning district for which it is
proposed. This amendment would change the land use designation rather than a general land
use provision. Future development will be compatible with the development standards.
3. A community need is demonstrated for the change proposed. The new zoning will permit the
proposed facilities to continue and provide services which have been offered to residents in
the vicinity. It will also ensure development that is compatible with the surrounding land
uses.
4. Its adoption will be in conformity with public convenience, general welfare and good zoning
practice. The sites are presently designated on the General Plan; the proposed rezoning action
will bring each site into conformity with the current General Plan designation.
PC Minutes — 2/23/00 30 (OOPCM223)
C. CONSENT CALENDAR
NONE
D. NON-PUBLIC HEARING ITEMS
NONE
E. PLANNING COMMSSION ITEMSANQUIRIES
E-1 PLANNING COMMISSION SUBCOMMITTEE REPORTS
NONE
E-2 PLANNING COMMISSION INQUIRIES/COMMENTS
Commissioner Kerins — Complimented staff for their work on the 2000 Goals and
Objectives and requested a status report at their next workshop. He indicated that in a
cursory review of the Design Review Guidelines, he did not see any mention of
enforcement, which should be addressed.
Commissioner Mandic — Reported blinking traffic signal on Goldenwest at the location
of the unfinished Orchard Supply Hardware Store that is causing a traffic jam and should
be turned off until needed.
Commissioner Chapman —Commented that contrary to what he understood was planned,
the horse trails at Ellis and Goldenwest does not have an opening and the signal does not
have an equestrian crossing. Dave Webb, Public Works, said he would look into this and
follow-up.
Commissioner Livenizood — Commented that he was looking forward to the new staff
report format that was discussed at the workshop.
F. PLANNING ITEMS
F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING
Scott Hess, Principal Planner —restated action taken at the previous City Council
meeting.
F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING
Herb Fauland, Senior Planner — reviewed items for the March 14, 2000 Planning
Commission Meeting.
PC Minutes — 2/23/00 31 (OOPCM223)
E
A MOTION WAS MADE BY CHAPMAN, SECONDED BY MANDIC, TO ADJOURN
TO THE PLANNER'S INSTITUTE ON MARCH 1, 2000 AND THEN TO REGULARLY
SCHEDULED PLANNING COMMISSION MEETING ON MARCH 14, 2000, AT 7:00
PM, BY THE FOLLOWING VOTE:
AYES: Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood
NOES: None
ABSENT: Speaker
ABSTAIN: None
MOTION PASSED
/jr
APPROVED BY:
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Ho and Zelefs , ecretary Pla ing o ss' n Chairperson
PC Minutes — 2/23/00 32 (OOPCM223)