Loading...
HomeMy WebLinkAbout2000-04-11MINUTES 1 HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, APRIL 11, 2000 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION - 5:15 PM (Room B-8) ADVANCED PLANNING — Mary Beth Broeren AFFORDABLE HOUSING — Mary Beth Broeren MEADOWLARK PROJECT UPDATE —Amy Wolfe CITY BEAUTIFICATION AWARDS — Commissioners Shomaker and Mandic AGENDA REVIEW — Herb Fauland PUBLIC COMMENTS - None REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE P P P P P P P ROLL CALL: Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood, Speaker AGENDA APPROVAL — Item D-1 was brought forward to the front of the agenda. Please note the action agenda 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 Dean Albright, 17301 Breda Lane, Bolsa Chica Land Trust, spoke regarding Item D-1 stating that the proposed project was located on property that was on or too near an earthquake fault. He urged the Commission to reconsider their vote and deny the request. Eileen Murphy, 201-21" Street, Bolsa Chica Land Trust, spoke regarding Item D-1 stating that the City did not have enough surplus water to add residences. She urged the Commission to reconsider their vote and deny the request. B. Connie Boardman, spoke regarding Item D-1 stating that the City was wrong to pre -zone the property prior to approval of the annexation. She urged the Commission to reconsider their vote and deny the request to rezone the property. Bill Holman, 23 Corporate Plaza Drive, #250, Newport Beach, representing applicant for Item D-1, stated that the property did not belong to the County and was not considered parkland. He stated that the property is privately owned and acquired by PLC who initiated applications to the City. The City prepared a Fiscal Impact Statement which showed the proposed project would create a fiscal surplus for the City of Huntington i Beach. He urged the Commission not to reconsider their previous approval. PUBLIC HEARING ITEMS - PROCEDURE: Staff Report, Commission Disclosure Statement(s), Commission Discussion, Public Hearing, Action B-1 TENTATIVE TRACT MAP NO. 15603/CONDITIONAL USE NO.99- 2/VARIANCE NO 00-4 (SHEA 77 UNIT MULTI -FAMILY RESIDENTIAL SUBDIVISION): APPLICANT: Shea/Vickers Development, LLC, c/o Ron Metzler LOCATION: East side of Goldenwest Street, north of Summit Drive. PROJECT PLANNER: Wayne Carvalho • Tentative Tract Map No. 15603 request: - Subdivide approximately 8.1 acres into 77 residential lots and 20 lettered lots for multi family residential purposes. Conditional Use Permit No. 99-2 request: - Construct 77 two-story, multi family residential units - Development on a lot that has a grade differential greater than three (3) feet between the high and low points on the site. - Perimeter walls up to eight (8) feet in height and retaining walls up to five (5) feet in height - Model home/sales office complex • Variance No. 00-4 request: - Permit building separation of ten (10) feet in lieu of minimum 15 feet. STAFF RECOMMENDATION: Approve Tentative Tract Map No. 15603, Conditional Use Permit No. 99-2, and Variance No. 00-4 based upon the following: - The cluster design will be compatible with the surrounding land uses. - Site will be terraced to maintain the existing topography to the greatest extent possible. - Compatibility with adjacent commercial center, and surrounding industrial with use of retaining walls and landscape buffers. - Variance will not be detrimental to surrounding properties nor persons residing in the project. PC Minutes — 4/11/00 2 (00p=411) THE PUBLIC HEARING WAS OPENED. Ron Metzler, 603 S. Valencia Avenue, Brea, representing applicant, stated that they concurred 'th staffs report and recommendation. k Harlow, 211 Main Street, representing applicant, spoke in regards to affordable housing. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. 1 Commissioner Kerins stated that he would not support the variance request as he did not feel there were adequate findings of hardship. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY MANDIC, TO APPROVE TENTATIVE TRACT MAP NO.15603, CONDITIONAL USE PERMIT NO.99-2, VARIANCE NO.00-4 WITH FINDINGSAND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Shomaker, Mandic, Chapman, Livengood, Speaker NOES: Kerins, Biddle ABSENT: None ABSTAIN: None MOTION PASSED Tentative Tract Map No. 15603 for a 77 unit multi-taimly resiaenuai subuivision is consistent with the General Plan Land Use Element designation of Mixed Use Horizontal on the subject property, or any applicable specific plan, or other applicable provisions of this Code except for any variances approved concurrently with this application. Multi -family residential developments are permitted uses in the Mixed Use Horizontal land use designation. 2. The site is physically suitable for the type and density of development at 9.5 units per acre. The size, depth, frontage, street width and other design features of the proposed subdivision are in compliance with the Specific Plan. 3. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project site was previously evaluated in Environmental Impact Report No. 89-1 and will comply with all applicable mitigation measures. 4. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision unless alternative easements, for access or for use, will be provided. The subdivision will provide all necessary easements and will not affect any existing easements. PC Minutes — 4/11/00 3 (00p=411) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 99-2: 1. Conditional Use Permit No. 99-2 for the following: a. Construction of 77 multi -family residences; b. Development on a lot that has a grade differential greater than three (3) feet between the high and low post of the site; c. Construction of perimeter walls up to eight (8) feet in height and retaining walls up to five (5) feet in height; and a d. Model home/sales office complex 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. Based upon the conditions imposed, the project's design and layout will not be detrimental to the existing and proposed commercial, industrial, and residential land uses in the area. The project's design will include a 15 foot wide perimeter landscape buffer along the streets for a cohesive appearance that is in keeping with the surrounding area. Furthermore, the gated entryways will enhance the image of the development without compromising circulation or emergency access. 2. The conditional use permit will be compatible with surrounding land uses. The architecture of the two story buildings, access location, and grading extent will result in an integrated design of the Seacliff Village mixed use designation. Furthermore, the eight foot high perimeter wall, and 15 foot wide landscape planter will provide adequate buffering from the surrounding commercial and industrial uses. 3. The proposed 77 unit multi -family residential development 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. In addition, any specific condition required for the proposed use in the district in which it would be located, except for any variances approved concurrently. The development complies with minimum development standards except for the variance requested. The proposed gates will comply with Fire Department requirements for emergency access. 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 Mixed Use on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. LU 9.3 - Provide for the development of new residential subdivisions and projects that incorporate a diversity of uses and are configured to establish a distinct sense of neighborhood identity. b. LU 11.1 - Provide for the development of structures that integrate housing with commercial uses, and ensure the compatibility of these uses. c. LU 11.1.5 -Require that mixed -use developments be designed to mitigate potential conflicts between the commercial and residential uses, considering such issues as noise, lighting, security, and truck and automobile access. PC Minutes — 4/11/00 4 (00pcm411) FINDINGS FOR APPROVAL - VARIANCE NO.00-4: 1. The granting of Variance No. 00-4 for a 10 foot building separation in lieu of minimum 15 feet will not constitute a grant of special privilege inconsistent with limitations upon other perties in the vicinity and under an identical zone classification. The project's design h six units to a "cluster," consisting of four units separated from two units by 10 feet is sistent with other residential zoning designations elsewhere in the city. 2. Because of special circumstances applicable to the subject property, including topography, and location, 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. Residential Medium High Districts elsewhere in the City are required no more than a 10 foot separation between buildings. The intent of the 15 foot requirement will be met with approximately 16 to 35 feet between the building "clusters." Furthermore, the existing topography restricts the design of the project, and limits the usable area for building. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The granting of the variance will allow for the unique design of clustering four attached units adjacent to two attached units, rather than requiring all six units to be attached. In addition, Residential Medium High Districts require a ten (10) foot separation. 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 variance for reduced building separation will not impact other residential properties in the vicinity, nor will it impact units within the project. 5. a granting of the variance will not adversely affect the General Plan. It is consistent with Land Use Element designation of Mixed Use Horizontal on the subject property by owing for the creative design of attached multi -family residential development compatible with commercial uses. In addition, the multi -family residential use will serve as a transitional use between industrial and low density residential and commercial development. 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 15182 of the CEQA Guidelines, because the proposal is a residential project undertaken pursuant to and in conformity with a specific plan covered under Environmental Impact Report No. 89-1 which was certified by the City Council on January 8, 1990. CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 15603: 1. The tentative map received and dated January 26, 2000 shall be the approved layout with the following modifications: The west side of Stewart Street shall be designed without a sidewalk. Street furniture (i.e. street lights, fire hydrants, etc.) shall be installed on the west side of the street. (PW) PC Minutes — 4/11/00 5 (00p=411) Street furniture will not be permitted within Section I -I due to minimum ADA requirements unless other methods are approved by the Public Works Department. (PW) for to submittal of the final map to the Public Works Department for processing and proval by the City Council, the following shall be required: The Affordable Housing Agreement Plan shall be submitted to the Planning Department for review and approval. The agreement shall provide for affordable housing on -site. Said agreement shall be executed prior to issuance of the first building permit for the tract. The contents of the agreement shall include the following: 1) Minimum 15 percent of the units shall be affordable to families of moderate -income level (less than 120% of Orange County median) for a period of thirty years. 2) A detailed description of the type, size, location and phasing of the affordable units. 3) The affordable units shall be constructed prior to or concurrent with the primary project. Final approval (occupancy) of the first residential unit in the tract shall be contingent upon the completion and public availability, or evidence of the applicant's reasonable progress towards attainment of completion, of the affordable units. 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: a) reflect and address the common driveway access easements, maintenance of all walls, fences and common landscape areas by the Homeowners' Association; b) require use of the garages for automobile storage and trash can storage; a minimum of eighteen (18) ft. by nineteen (19) ft. shall be maintained clear of any obstruction for automobile parking; c) limit additions to and exterior modification of dwelling units in accordance with the Holly Seacliff Specific Plan, and Huntington Beach Zoning and Subdivision Ordinance. The CC&Rs must be in recordable form prior to recordation of the map. -ie following conditions shall be completed prior to recordation of the final map unless herwise stated. Bonding may be substituted for construction in accordance with the -ovisions of the Subdivision Map Act. (PW) All vehicular access rights to Goldenwest Street, Stewart Street, and Summit Drive shall be released and relinquished to the City of Huntington Beach except at locations approved by the Planning Commission. (PW) Hydrology and hydraulic studies shall be submitted for Public Works approval. The developer shall design and construct drainage improvements as required by the Department of Public Works to mitigate impact of increased runoff due to development, or deficient, downstream systems. The Developer shall design and construct off -site drainage improvements required by the Department of Public Works to mitigate increase runoff, due to development, or deficient, downstream drainage systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. (PW) L_ E nutes — 4/11/00 6 (OOpcm411) c. The developer shall design the sewer system required to serve the development in conformance with the approved preliminary study. This shall also include a new sewer main in Stewart Street from Garfield Avenue to Clay Avenue. (PW) The sewer and storm drain system located within the private streets and common area lots shall be private and maintained by the Homeowner's Association. (PW) e. Adequate separation requirements between sewer and water pipeline laterals shall be maintained, per City Water Division Standards. If this separation cannot be maintained, (water) master metering of buildings may be required. (PW) f. A minimum of two points of connection to the public water systems is required. (PW) g. The developer shall replace the existing 6-inch water pipeline in Stewart Street with an 8-inch pipeline (to City Water Division Standards), along the property footage adjacent to the proposed development. (PW) h. All public utilities and appurtenances shall be located within an easement dedicated to the City. (PW) i. The applicant shall provide a Landscape License Agreement for maintenance of landscaping within the public right of way along Stewart Street. The agreement shall include and define the area to be added to Lot "B." (PW) A qualified, registered Engineer shall prepare a detailed soils analysis. This analysis shall include on -site sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, liquefaction, foundations, retaining walls, pavement sections and utilities. (PW) k. The residential community shall be gated. Proper design of entryway shall be effected, including turnaround space for standard delivery truck (SU-30). (PW) 1. All street intersections shall intersect at 90 degrees or radially to curved streets, except for Street "A" at Summit Drive. (PW) m. The Final Map and phased maps shall be consistent with the tentative map. (PW) n. The engineer or surveyor preparing the final map shall comply with Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18 for the following items: 1. Tie the boundary of the map into the Horizontal Control System established by the County Surveyor. 2. Provide a digital -graphics file of said map. (PW) o. A reproducible mylar copy and a print of the recorded final map, along with digital graphic files of the recorded map per the City of Huntington Beach "CAD Standards Manual for Consultants", shall be submitted to the Department of Public Works. (PW) PC Minutes — 4/11/00 7 (OOpcm411) p. All improvement securities (Faithful Performance, Labor & Material and Monument Bonds) and Subdivision Agreement shall be posted with the Public Works Department and approved as to form by the City Attorney. (PW) q. A Certificate of Insurance shall be filed with the Public Works Department and approved as to form by the City Attorney. (PW) { I r. The following shall be shown as a dedication to the City of Huntington Beach on the Final Map: 1. An easement over the private streets for Police and Fire Department access purposes. 2. The water system and appurtenances as shown on the improvement plans for this tract. 3. Access rights in, over, across, upon and through the private streets for the purpose of maintaining, servicing, cleaning, repairing, and replacing the water system. (PW) s. All common area improvements shall be completed by the developer. 4. The development shall comply with all applicable mitigation measures in Environmental Impact Report No. 89-1. 5. The Departments of Planning, Public Works and Fire are responsible for compliance with all conditions of approval herein as noted after each condition. The Planning Director and Public Works Director shall be notified in writing if any changes to tract map are proposed as a result of the plan check process. Permits shall not be issued until the Planning Director and Public Works Director have 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's may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REQUIREMENTS - TENTATIVE TRACT MAP NO. 15603• 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, or accrued credits assigned, prior to approval of the final map by the City. 3. Tentative Tract Map No. 15603, Conditional Use Permit No. 99-2 and Variance No. 00- 4 shall not become effective until the ten calendar day appeal period has elapsed. 4. Tentative Tract Map No. 15603, Conditional Use Permit No. 99-2 and Variance No. 00- 4 shall become null and void unless exercised within two (2) years of the date of final approval which is April 11, 2002. 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. PC Minutes — 4/11/00 8 (00pcm411) 5. 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. 1. The site plan received and dated January 26, 2000, and floor plans and elevations received and dated October 13, 1999 shall be the conceptually approved layout with the following modifications: a. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) 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. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. f. The main project entry and individual courtyards shall have decorative textured and colored pavement as depicted on the site plan. 2. 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. PC Minutes — 4/11/00 9 (OOpcm411) b. Names of streets shall be submitted to and approved by the Huntington Beach Fire Department in accordance with City Specification No. 409. (FD) c. Submit three (3) copies of the site plan and the processing fee to the Planning Department for addressing purposes after street name approval by the Fire Department. (FD) d. All Fire Department requirements shall be noted on the building plans. (FD) e. 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 (Lots 7- 37) 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) f. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (Code Requirement) g. 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) h. 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. 1. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. This plan shall also include erosion and silt control for wind blown and water runoff during construction and site preparation work. Final grades and elevations on the grading plan shall not vary by more than one (1) foot from the grades and elevations on the approved Tentative Map. (PW) b. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include Phase II Environmental on -site sampling and laboratory testing of materials to provide detailed recommendations for grading, landscaping, liquefaction, ground water, chemical and fill properties, retaining walls, streets, and utilities. (PW) c. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. "Best Management Practices" shall be identified and incorporated into the design. Catch basins shall be grated. (PW) C Minutes — 4/11/00 10 (00pcm411) 1 d. An I.S.A. Certified and Consulting Arborist (approved by the City Landscape Architect) shall review and approve the final landscape tree planting plan and shall wet sign the approvable plans. The approval is to certify that the selection and locations proposed will allow the trees to grow to maturity. (PW) 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 and Planning Department. The Developer shall submit irrigation demands to ensure proper irrigation service sizing. (PW) f. The name and phone number of a field supervisor hired by the developer who is on -site shall be submitted to the Departments of Planning and Public Works. In addition, clearly visible signs shall be posted on the perimeter of the site 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. In addition, clearly visible signs shall be posted on the perimeter of the site (every 200 feet) indicating who to contact for information regarding grading and construction activities, and to call "1-800-CUTSMOU' if there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. g. The applicant shall abide by the provisions of AQNM's Rule 403 as related to fugitive dust control and provide a plan to the Planning and Public Works Departments indicating such compliance. 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 issuance of building permits, the following shall be completed: a. The Final Map shall be accepted by the City Council, recorded with the Orange County Recorder and a copy filed with the Planning Department. (Code Requirement) b. The developer shall submit a parking plan for review and approval. (PW) c. The Department of Public Works shall approve the configuration of the security gates. (PW) d. The developer shall coordinate with the Department of Public Works, Traffic Engineering Division in developing a truck and construction vehicle routing plan. This plan shall specify the hours in which transport activities can occur and methods to mitigate construction related impacts to adjacent residents. The Department of Public Works must approve these plans. (PW) '�- PC Minutes — 4/11/00 11 (00p=411) e. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. (PW) f. The gated entryway shall comply with Fire Department Standard No. 403. Each of the travel lane paths with a gate shall be a minimum of 14 feet wide. (FD) 5. During grading operations, the following shall be complied with: a. Water trucks will be utilized on the site and shall be available to be used throughout the day in the areas where vehicles travel and the soils are processed to keep the soils damp enough to prevent dust raised by the operations. b. All haul trucks shall arrive at the site no earlier than 8:00 a.m., or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. c. Wet down areas to be or that are being remediated in the late morning and after work is completed for the day. d. Construction equipment shall be maintained in peak operating condition to reduce emissions. e. Use low sulfur (0.5%) fuel by weight for construction equipment. f. Truck idling shall be prohibited for periods longer than 10 minutes. g. The construction disturbance area shall be kept as small as possible. h. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. i. Discontinue operation during second stage smog alerts. j. All haul trucks shall be covered prior to leaving the site to prevent dust from impacting the surrounding areas. k. 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 public streets. 1. Comply with AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. m. Comply with the NPDES Storm Water Permit requirements. n. Wind barriers shall be installed along the perimeter of the site. 6. Prior to final building permit inspection and approval of the first residential unit, the following shall be completed: a. The separate domestic meter and service shall be sized to meet the minimum requirements set by the Uniform Plumbing Code (UPC) and Uniform Fire Code (UFC). All meters shall be a touch read type. The domestic water service lateral size shall be a minimum of 1-inch. (PW) PC Minutes — 4/ 11/00 12 (00p=411) b. Common area landscaping areas shall have separate irrigation meters, services and backflow protection devices. The meter shall be a touch read type, sized to meet the minimum requirements set by the UPC. (PW) thstallation of required landscaping and irrigation systems shall be completed. All andscaping irrigation and planting installation shall be certified to be in compliance with e City approved landscape plans by the Landscape Architect of record in written form to the City's Landscape Architect prior to the final landscape inspection and approval. (PW) d. All new and existing overhead utilities shall be installed underground in accordance with the City's Underground Utility Ordinance. In addition, all electrical transformers shall be installed underground. (PW) e. Full half -street improvements on Stewart Street and 12-foot easterly of centerline shall be constructed per the City of Huntington Beach Standards prior to occupancy release of the first unit. In addition, the intersection of Stewart Street and Clay Avenue shall be designed and constructed per City Standards. (PW) f. A wheelchair ramp (Caltrans Type "E") shall be installed at the northeast corner of Goldenwest Street and Summit Drive and at the northeast corner of the street to the south of Street "A" and Summit Drive. (PW) g. The developer shall provide for the installation of street lighting in accordance with Public Works Standards. All areas where parking is not allowed on site shall be red- trbed. (PW) h.e extension of Summit Drive shall be striped to include a left turn pocket into the residential community. (PW) i. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) An automatic fire sprinkler system and fire alarm system shall be approved and installed pursuant to Fire Department regulations. Fire sprinklers shall be required in all structures greater than 5,000 square feet in floor area per Fire Department requirements. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) 2) Fire hydrants shall be provided in number and 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. (FD) 3) Fire lanes will be designated and posted to comply with City Specification No. 415. (FD) Fire access roads shall be provided in compliance with City Specification No. 401. Include Circulation Plan and dimensions of all access roads. (FD) Minutes — 4/11100 13 (OOp=411) 5) Submit a Fire Protection Plan in compliance with City Specification No. 426 for Fire Department approval. (FD) 6) The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422, Well Abandonment. Locate and show existing or abandoned wells on site drawings and show all areas impacted within 100 feet of each well. (FD) 7) Installation and/or removal of underground flammable or combustible liquid storage tanks shall comply with Orange County Environmental Health and HBFD requirements. (FD) 8) Address numbers will be installed to comply with City Specification No. 428. (FD) 9) 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) 10)Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 13) Security Gates shall be designed to comply with City Specification 403. (FD) 14) The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) 7. All conditions of Tentative Tract Map No. 15603 shall be complied with. 8. The Planning Director ensures that all conditions of approval herein are complied with. The Planning Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the 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. 99-2 and Variance No. 00-4 shall not become effective until the ten calendar day appeal period has elapsed. 2. The Planning Commission reserves the right to revoke Conditional Use Permit No. 99-2 and Variance No. 004, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 3. All applicable Public Works fees shall be paid. 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 f Codes, Ordinances, and standards, except as noted herein. PC Minutes — 4111/00 14 (00p=411) 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 the Planning Commission's action. 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. State -mandated school impact fees shall be paid prior to issuance of building permits. C. CONSENT CALENDAR None D. NON-PUBLIC HEARING ITEMS D-1 RECONSIDERATION OF THE MARCH 28 2000 PLANNING COMMISSION APPROVAL FOR ZONING MAP AMENDMENT NO.99-21ZONING TEXT AMENDMENT NO.00-1/LOCAL COASTAL PROGRAM AMENDMENT NO. /NEGATIVE DECLARATION NO.99-18 - Commissioner Livengood 10mmissioner Livengood stated his request for reconsideration of Planning Commission's approval of the above entitlements was to allow for clarification of their action and to reach a decision as to whether that action should be reconsidered. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY MANDIC, TO RECONSIDER PLANNING COMMISSION APPROVAL OF ZONING MAP AMENDMENT NO.99-2, ZONING TEXT AMENDMENT NO.00-1, LOCAL COASTAL PROGRAM AMENDMENT NO.00-1 AND NEGATIVE DECLARATION NO.99-18, BY THE FOLLOWING VOTE: AYES: Kerins, Mandic, Chapman, Biddle, Livengood NOES: Shomaker, Speaker ABSENT: None ABSTAIN: None MOTION PASSED E. PLANNING COMMISSION ITEMS PLANNING COMMISSION COMMITTEE REPORTS None PC Minutes — 4/11/00 15 (OOpcm411) E-2 PLANNING COMMISSION INQUIRIES/COMMENTS Commissioner Kerins — requested that a condition be added to the standard conditions of approval to ensure that a sign be posted at the entrance to construction sites that clearly showed their hours of operation and appropriate rules and regulations. He reported that the LeBard Park parking lot had finally been repaved. Commissioner Kerins also requested that staff follow up on the oral comments about proposed projects being on or too near an earthquake fault. Staff stated that they follow standard procedures for every project to determine if it is on or too near an earthquake fault. Commissioner Chapman — Stated that he had found the letter regarding the landscaping at the new Ellis Goldenwest school site. He stated the adjacent Homeowners Association would maintain the equestrian trail and the school would maintain the landscape in the school site, but requested staff to report back on what power the City has to enforce the agreement. Staff stated they would report back. F. PLANNING ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Howard Zele/sky, Planning Director — stated that there were no planning items at the previous City Council meeting. He also stated that the California Coastal Commission upheld the City's approval of the Waterfront's coastal development permit application. F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Herb Fauland, Senior Planner — reviewed items to be heard at the April 25, 2000 Planning Commission meeting. G. ADJOURNMENT —to the April 25, 2000 Planning Commission meeting. A MOTION WAS MADE BY LIVENGOOD, SECONDED BY SPEAKER, TO ADJOURN TO A 5:15 PM STUDY SESSION ON APRIL 25, 2000, AND THEN TO REGULARLY SCHEDULED PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED /kjl APPROVED BY: Howard Zele*6cncretary Planning Commission Chairperson PC Minutes — 4/11/00 16 (00p=411)