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Home My WebLink About2000-10-24MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, OCTOBER 24, 2000 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION —5:15 PM ROOM B-8 EDINGER CORRIDOR SPECIFIC PLAN — Rosemary Medel A�3�NDA REVIEW — Herb Fauland PUBLIC COMMENTS - None REGULAR MEETING - 7:60 PM PLEDGE OF ALLEGIANCE P P P P P P P ROLL CALL: Shomaker, Kerins, Chapman, Speaker, Biddle, Livengood, Mandic AGENDA APP�OVAL A. ORAL �OMMUNICATWN§ Connie Boardman spoke in opposition to Agenda Item #13-1, urging the Commission to table their vote pending the completion of the CIM Project Environmental Impact Report (EIR), and a traffic analysis done during the peak traffic month of July, 2001. PC Mindtbs— 16/24/00 1 (00pcm1024) B. PUBLIC HEARING ITEMS B-1 ZONING TEXT AMENDMENT NO.99-3/LOCAL COASTAL PROGRAM AMENDMENT NO.00-2 (DOWNTOWN PARKING MASTER PLAN UPDATE) — (CONTINUED FROM THE OCTOBER 17, 2000 MEETING WITH PUBLIC HEARING OPEN): APPLICANT: City of Huntington Beach LOCATION: Downtown Specific Plan — area generally bounded by Pacific Coast Highway, Sixth Street, Acacia Avenue, and Second Street PROJECT PLANNER: Wayne Carvalho At the October 10, 2000 meeting, the Planning Commission continued their action to a special meeting on October 17, 2000, directing staff to complete the recommended revisions to the draft ordinance/legislative draft prior to final action. The subject entitlements were automatically continued from the October 17, 2000 Planning Commission meeting due to a lack of a quorum. ♦ Zonine Text Amendment No. 99-3 request: — Amend the Downtown Specific Plan by updating the Downtown Parking Master Plan. — Revise the commercial parking ratios and requirements. — Increase the overall development cap for the parking master plan area from 500,000 to 710,000 sq. ft. ♦ Local Coastal Program Amendment No. 00-2 request: — Amend the City's Local Coastal Program incorporating the changes to the Downtown Specific Plan. Staffs Recommendation: Approve Zoning Text Amendment No. 99-3 and Local Coastal Program No. 00-2 based upon the following: — General Plan goals and objectives that ensure development is adequately served by transportation infrastructure, utility infrastructure and public services. — Allow for increases in development capacity that are consistent with the types and densities of uses depicted on the Land Use Plan consistent with the General Plan, Downtown Specific Plan and Downtown Parking Master Plan. — Allow continued downtown redevelopment consistent with the Huntington Beach Redevelopment Plan. THE PUBLIC HEARING WAS OPENED: Jim Lane, 637 Frankfort Avenue, spoke in opposition of the item and voiced concerns about the September, 1999 Parking Survey by Kaku Associates, and the CIM Environmental Impact Report. James Menke, 691 Town Center Drive, 1410, Costa Mesa, spoke in opposition of the item and voiced concerns about the September, 1999 Parking Survey by Kaku Associates, and stated the recommendation was unfair to property owners, leaving little chance for land expansion. PC Minutes—10/24/00 2 (00pcm 1024) Ll Bob Mandic, 16274 Tisbury Circle, spoke in opposition of the item and voiced concerns about the September, 1999 Parking Survey by Kaku Associates. Mike Adams, P.O. Box 382, spoke in opposition of the item and shared suggestions about an annual review of the "shared parking" concept, parking ratios, consistent parking standards in Areas 1 and 2, and additional short-term parking. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Staff presented information on the items listed in the October 17, 2000 memo from Commissioner Livengood, and addressed the following issues: • Comparisons between the 1995 and 2000 Downtown Parking Master Plan Updates • Information provided in prior staff reports • Parking ratio information included in the Kaku Associates report • Late communication Discussion ensued regarding consistency within the legislative draft, the parking ratio table for Parking Areas One and Two, and the ordinance. Hotel parking and parking space inventory, along with discrepancies in the shared parking figure components within the Update and the CIM project, were discussed. Staff responded to questions related to parking percentage rates, square footage guidelines, ordinancelparking requirements, proposed development, parking ratios and buildout. A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO TAKE STRAW VOTES AND REVIEW DEVELOPMENT CAPS ON A BLOCK -BY -BLOCK BASIS, CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Biddle, Livengood NOES: None ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED PC Minutes—10/24/00 3 (00pcm 1024) BLOCK "A" A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO APPROVE BLOCK "A" DEVELOPMENT AND PARKING FIGURES WITH MODIFICATIONS TO REQUIRE 440 ON - SITE PARKING SPACES VS. 403 SPACES FOR THE PROPOSED DEVELOPMENT ON BLOCKS 104/105, CARRIED BY THE FOLLOWING VOTE: AYES: Chapman, Biddle, Livengood NOES: Kerins ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED BLOCK "B" A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO APPROVE BLOCK "B" AS PRESENTED CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Biddle, Livengood NOES: None ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED BLOCK "C" A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO APPROVE BLOCK "C" AS PRESENTED CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Biddle, Livengood NOES: None ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED BLOCK "D" A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO APPROVE BLOCK "D" AS PRESENTED CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Biddle, Livengood NOES: None ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED PC Minutes—10/24/00 4 (OOpcm 1024) BLOCK "E" A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO APPROVE BLOCK "E" AS PRESENTED CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Livengood NOES: Biddle ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED BLOCK "F" A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO APPROVE BLOCK "F" AS PRESENTED CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Livengood NOES: Biddle ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED BLOCK "G" A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO APPROVE BLOCK "G" AS PRESENTED CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Biddle, Livengood NOES: None ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED BLOCK "H" A MOTION MADE BY LIVENGOOD, SECOND BY BIDDLE, TO APPROVE BLOCK "H" WITH MODIFICATIONS TO INCREASE THE PROPOSED AMOUNT OF RETAIL FLOOR AREA TO 39,250 SQ. FT., IN ADDITION TO THE PROPOSED INCREASE IN OFFICE FLOOR AREA OF 13,000 SQ. FT., AND TO ELIMINATE THE 100 RESIDENTIAL UNITS, CARRIED BY THE FOLLOWING VOTE: AYES: Chapman, Biddle, Livengood NOES: Kerins ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED PC Minutes—10/24/00 5 (00pem1024) BLOCK "I" A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO APPROVE BLOCK "I" AS PRESENTED CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Biddle, Livengood NOES: None ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED A MOTION MADE BY LIVENGOOD, SECOND BY CHAPMAN, TO RETAIN SEPARATE FLOOR AREA CAPS AND PARKING SUPPLY FOR AREAS ONE AND TWO, CARRIED BY THE FOLLOWING VOTE: AYES: Chapman, Biddle, Livengood NOES: Kerins ABSENT: -None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED A MOTION MADE BY CHAPMAN, SECOND BY KERINS, TO APPROVE ONE SET OF PARKING STANDARDS FOR BOTH AREA ONE AND AREA TWO AS RECOMMENDED BY THE CONSULTANT, CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Livengood NOES: Biddle ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED A MOTION MADE BY LIVENGOOD, SECOND BY KERINS, TO APPROVE ZONING TEXT AMENDMENT NO.99-3/LOCAL COASTAL PROGRAM AMENDMENT NO.00-2 (DOWNTOWN PARKING MASTER PLAN UPDATE), WITH FINDINGS AND MODIFICATIONS TO THE DRAFT ORDINANCE, FAILED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Livengood NOES: Biddle ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION TO APPROVE FAILED DUE TO A LACK OF 4 AFFIRMATIVE VOTES PC Minutes — 10/24/00 6 (00pcm1024) A MOTION WAS MADE BY BIDDLE, SECOND BY KERINS, TO SUSPEND THE PLANNING COMMISSION BY-LAWS AND NOT REQUIRE u4 AFFIRMATIVE VOTES" AND DEFER THE ITEM TO THE CITY COUNCIL FOR FINAL ACTION, CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Biddle, Livengood NOES: None ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED A MOTION MADE BY KERINS, SECOND BY LIVENGOOD, TO RECOMMEND THE CITY COUNCIL DIRECT STAFF TO COMPLETE A PARKING SURVEY AND DOWNTOWN PARKING MASTER PLAN UPDATE IN JULY, 2001, CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Chapman, Biddle, Livengood NOES: None ABSENT: None ABSTAIN: Shomaker, Mandic, Speaker MOTION PASSED CHAIRMAN CHAPMAN ANNOUNCED A FIVE MINUTE RECESS B-2 APPEAL OF TENTATIVE PARCEL MAP NO.00-128/CONDITIONAL USE PERMIT NO.00-07/MITIGATED NEGATIVE DECLARATION NO. 98-22 (PLC LAND CO. 4 UNIT SUBDIVISION): APPLICANT/ APPELANT: PLC Land Company, c/o Bill Holman LOCATION: North side of Yorktown Avenue, approximately 250 feet east of Lake Street PROJECT PLANNER: Wayne Carvalho ♦ Tentative Parcel May No. 00-128 request: — Subdivide approximately 1.25 acres for the development of four (4) single-family residences. ♦ Conditional Use Permit No. 00-07 request: — Construction of four, two-story detached single family residences. — Development on a lot that has a grade differential greater than three (3) feet between the high and low point of the site to determine that the project terraces with the grades. — Retaining walls up to four feet in height in lieu of maximum two feet. PC Minutes — 10/24/00 7 (00pcm1024) ♦ Appeal by PLC Land Company of Zoning Administrator's denial: — The proposed pads will be compatible with the existing Pacific Ranch townhomes. — Raising the lots will require steeper grades for the street and cul-de-sac. — A higher density or 3-story project would be less compatible and would require the same amount of grading on -site. — Project is consistent with the goals and objectives of the General Plan. Staff's Recommendation: — Approve Mitigated Negative Declaration No. 98-22 — Deny Tentative Parcel Map No. 00-128 and Conditional Use Permit No. 99-51 based upon the following: — Inconsistent with General Plan goals, policies, and objectives for land use because it does not propose a housing type that is appropriate for the site, nor does it preserve the existing topography- - Extensive grading will create significant impacts to the aesthetic appearance of the site. — Single family detached housing type is not compatible with the surrounding attached housing developments. THE PUBLIC HEARING WAS OPENED: Bill Holman, PLC Land Company, 19 Corporate Plaza Drive, Newport Beach, spoke in favor of the appeal, stating grading problems eliminate Ranch Road as a viable option for entry/exit to the proposed 4- unit development. He also mentioned that the Zoning Administrator did not present an alternative site plan that was feasible without the removal of mature landscaping and major grading. Bob Traver, 7402 Coho Drive, #105, spoke in favor of the appeal, voicing concerns about future traffic problems if a multi -family development is proposed, rather than a 4-unit single-family home development. Connie Warbrick, 7351 Coho, #208, spoke in favor of the appeal, and referenced the Beachwalk development with adjacent single-family homes as a positive example of compatibility between multi- family and single-family developments. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Discussion ensued between the Commission and staff regarding the traffic issues related to vehicular access and circulation. The Commission asked whether the Northam property lies within the County Transit Corridor. Staff responded that the Corridor runs just east of the entrance to the adjacent Pacific Ranch property, and west of the subject property. The Commission asked whether the applicant or staff had met with the Pacific Ranch Homeowners Association (HOA) to discuss access options, and if the applicant was legally required to negotiate property access with adjoining property owners. It was suggested that staff facilitate a meeting with the applicant and the Pacific Ranch HOA. The Commission commented on the current landscaping being too mature, and that the proposed project is favorable to a larger, multi -family development. PC Minutes—10/24/00 8 (00pcm 1024) 1 A MOTION WAS MADE BY LIVENGOOD, SECOND BY SHOMAKER, TO APPROVE TENTATIVE PARCEL MAP NO.00-128 AND CONDITIONAL USE PERMIT NO.00-07 AS SUBMITTED WITH FINDINGS AND SUGGESTED MODIFIED CONDITIONS OF APPROVAL, CARRIED BY THE FOLLOWING VOTE: AYES: Shomaker, Livengood, Speaker NOES: Kerins, Mandic, Chapman, Biddle ABSENT: None ABSTAIN: None MOTION FAILED A MOTION WAS MADE BY SPEAKER, SECOND BY BIDDLE, TO CONTINUE TENTATIVE PARCEL MAP NO. 00-128 AND CONDITIONAL USE PERMIT NO.00-07 TO THE NOVEMBER 14, 2000, PLANNING COMMISSION MEETING AND DIRECT STAFF TO FACILITATE A MEETING WITH THE PACIFIC RANCH HOMEOWNERS ASSOCIATION, CARRIED BY THE FOLLOWING VOTE: AYES: Kerins, Mandic, Chapman, Biddle, Speaker NOES: Shomaker, Livengood ABSENT: None ABSTAIN: None MOTION PASSED B-3 CONDITIONAL USE PERMIT NO.00-15(R) (PLAZA ALMERIA VENDING CARTS): APPLICANT/ PROPERTY OWNER: Michael C. Adams/JT Development Co., LLC LOCATION: 301 Main Street, (full block bounded by Main Street, Olive Avenue, Fifth Street, and Orange Avenue) PROJECT PLANNER: Jane James ♦ Conditional Use Permit No. 00-15 (R) request: - Five portable vending carts along Main Street and one within the main gallery/lobby area ♦ Stafrs Recommendation: Approve Conditional Use Permit No. 00-15 (R) based upon the following: - General Plan goals and policies encouraging visitor serving uses in the Downtown area - Downtown Specific Plan promotes outdoor uses to foster pedestrian activity - Complies with carts and kiosks development standards - Provides adequate pedestrian corridors between outdoor dining, street furniture, and portable vending carts PC Minutes-10/24/00 9 (OOpcm 1024) THE PUBLIC HEARING WAS OPENED: Mike Adams, applicant/consultant with JT Development, P.O. Box 382, Huntington Beach, spoke in favor of the item, adding that business tenants would like to keep the portable vending carts in place daily, with canvass covers at night. Joe Ehret, JT Development, 15272 Bolsa Chica Road, Huntington Beach, spoke in favor of the item, explained the portable vending carts concept, and said that the applicant was still working out security measures. Staff informed the Commission that the carts comply with the City's Design Guidelines, and provided information on operational features. The Commission asked whether the carts would take up parking spaces in the evening and staff replied no. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Commission Members Shomaker and Mandic excused themselves from voting on the item due to a conflict on interest in owning property near the development. The Commission inquired if preparation of food was permitted. Staff responded that vendors who prepare food must comply with requirements under the jurisdiction of the County of Orange Health Department. Staff informed the Commission that Plaza Almeria will lease carts to licensed, business operators, and that the recommended conditions of approval requires a fee for use of carts on public property. The Commission voiced concerns about how the carts will affect surrounding businesses, and sidewalk sales occasionally held downtown. Staff explained that sidewalk sales require a permit, and may preclude businesses in small sidewalk width areas from having them, but are not likely to affect the project area identified. Concerns were also mentioned that the applicant may move carts outside the project area identified in the report, and that giving away public land without compensation for its use was not favorable. A MOTION WAS MADE BY SPEAKER, SECOND BY BIDDLE, TO APPROVE CONDITIONAL USE PERMIT NO. QO-15(R) WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, CARRIED BY THE FOLLOWING VOTE: AYES: Chapman, Biddle, Livengood, Speaker NOES: Kerins ABSENT: None ABSTAIN: Shomaker, Mandic 1 OMON PASSED PC Minvtes— 10/24/00 10 (00pcm1024) FINDINGS AND CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 00-15 (R) 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 15301, Class 1 of the CEQA Guidelines, because maintenance and operation of an existing structure is exempt from further review and no adverse environmental impacts are anticipated. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-15 (R): Conditional Use Permit No. 00-15 (R) for the establishment, maintenance and operation of five outdoor and one indoor portable vending carts 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, adequate pedestrian passage area will be provided. The project has been evaluated for compatibility with the surrounding neighborhood. The portable vending carts will provide additional open air commercial amenities, are designed on a pedestrian scale and character, will provide sufficient parking to serve the uses on site, and will meet the goals and policies of several elements of the General Plan. 2. The conditional use permit will be compatible with surrounding uses because the exterior is designed with a Spanish Village/Mediterranean theme, which is compatible with the Downtown Design Guidelines. With the conditions of approval imposed the portable vending carts will provide adequate pedestrian passage areas and will enhance the pedestrian character and scale of the street scene surrounding the project. 3. The five outdoor and one indoor portable vending carts 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 particular, the site plan depicts compliance with location, design, and maximum size criteria. 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 MV-F6/25-sp-pd (Mixed Use Vertical-2.0 FAR/25 du/acre- Specific Plan Overlay -Pedestrian Overlay) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: A. Land Use Element Goal LUI: Achieve development that maintains or improves the City's fiscal viability and reflects economic demands while maintaining and improving the quality of life for the current and future residents of Huntington Beach. Objective L U7.1: Accommodate the development of a balance of land uses that (a) provides for the housing, commercial, employment, educational, cultural, entertainment, and recreation needs of existing and future residents, (b) provides employment opportunities for residents of the City and surrounding sub -region, (c) captures visitor and tourist activity, and (d) provides open space and aesthetic "relief' from urban development. PC Minutes—10/24/00 11 (OOpcm1024) Goal L U11: 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. B. Economic Development Element Objective EDI.I: Enhance the City's market potential in terms of retail, office, industrial, and visitor serving activity. This would allow Huntington Beach to provide for retail, office, and industrial opportunities that serve the current and projected population and enhance sales and occupancy tax revenue. Policy ED3.2.2: Encourage mixed use (retaiUoffice/residential) structures in the downtown area and at the visitor -serving nodes along Pacific Coast Highway. Policy LU15.2.2: Require that structures located in the pedestrian overlay zone be sited and designed to enhance pedestrian activity along the sidewalks in consideration of the guidelines noted in the general plan. The Plaza Almeria mixed use project is located in the Downtown area of Huntington Beach. The design of the building with its retail uses facing Main Street and Olive Avenue was originally designed to encourage pedestrian activity from the pier and PCH to progress further up Main Street. A key component to expanding the pedestrian activity in a downtown beach community is the provision of open air commercial activities and additional outdoor sidewalk uses. This request for portable vending carts contributes to the project's effectiveness in meeting the goals and objectives of the General Plan. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 00-15 (R): 1. The site plan and cart elevations received and dated September 13, 2000 shall be the conceptually approved layout with the following modifications: a. A price list (to determine proper size and location) for each portable vending cart business shall be provided for review and approval by the Planning Director. (Code Requirement) 2. The use shall comply with the following: a. A minimum eight foot wide separation shall be maintained between portable vending carts. b. A minimum eight foot wide pedestrian corridor shall be maintained between the portable vending carts and other adjacent outdoor uses. c. Each portable vending cart shall be compatible and complementary to the established building colors of off-white, forest green, burgundy, and navy or cobalt blue (awnings and accent tiles). d. During hours of operation, the portable vending carts must remain in the locations specified on the approved site plan. All vending carts shall be removed from the sidewalk area and stored within the building or the parking structure when not in use. (Code Requirement) e. The outdoor dining and cart operators shall not sell to or solicit from motorists or persons in vehicles. (Code Requirement) PC Minutes—10/24/00 12 (OOpcm1024) f. The sale of alcoholic beverages from vending carts shall be prohibited. (Code Requirement) g. Portable vending carts may sell general merchandise, flowers, pre -packaged food items, any other food items as permitted by the Orange County Health Care Agency. Portable vending carts may also sell any other merchandise of a similar nature as the above mentioned items. h. The number of employees at a portable vending cart shall be limited to a maximum of two persons at any one time. (Code Requirement) i. Fire extinguishers may be required at the discretion of the Fire Department. (Code Requirement) j. All portable vending carts shall be self contained for water, waste, and power to operate. There shall be no overhead or exposed power/utility lines crossing the sidewalk. The applicant shall obtain all electrical and/or encroachment permits if necessary to relocate or install new underground conduit lines. (Code Requirement) k. All portable vending cart operators shall dispose of business related waste in the designated refuse receptacles provided within the Plaza Almeria parking structure. (Code Requirement) 1. Each portable vending cart operator shall obtain a Business License prior to operation. (Code Requirement) in. An amended License Agreement, including use fees, shall be obtained from the City for portable vending carts located on public property. The applicant shall apply for and obtain approval of the license agreement from the Public Works Department prior to improvements or use of public property. The License Agreement shall be subject to termination at any time upon a 10 day prior written notice upon determination of the Planning Commission that one or more of the conditions or provisions of Section 4.2.33 or that one or more of the items listed under the Findings for Approval in this document, have been violated. Termination of a License Agreement shall nullify the conditional use permit. n. The applicant shall provide an updated public liability insurance policy as specified in all current insurance resolutions prior to installing improvements or using public property. Such liability insurance shall be provided in a form acceptable to the City Attorney. The policy shall name the City of Huntington Beach as an additional insured and shall be maintained at all times. o. All other conditions of approval of Conditional Use Permit No. 90-39 (R) and Coastal Development Permit No. 90-30 (R), which established 15,000 square feet of restaurant space at this location, as well as Conditional Use Permit No. 00-15, which approved a master plan for restaurants, outdoor dining, and alcohol service, shall be adhered to. 3. The Planning Director ensures that all conditions of approval herein are complied with. The Planning Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. PC Minutes—10/24/00 13 (OOpcm1024) INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 00-15 (R) shall not become effective until the ten calendar day appeal period has elapsed 2. Conditional Use Permit No. 00-15 (R) shall become null and void unless exercised within one year of the date of final approval which is June 13, 2000 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 Department shall conduct a review of the vending cart operation at the end of the first six (6) month period of operation. At that time, if there has been a violation of the terms and conditions of Section 230.94, HBZSO or Conditional Use Permit No. 00-15 (R), a public hearing shall be scheduled before the Zoning Administrator for revocation pursuant to Section 241.16 and 249.06. 4. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 5. 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 Counv of Orange and submitted to the Planning Department within two (2) days of the Planning Commission's action. 6. 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. 7. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Planning Department. 8. An encroachment permit shall be required for all work within the right-of-way. (PW) B4 CONDITIONAL USE PERMIT NO.00-60/VARIANCE NO.00-24 (HUNTINGTON CENTRAL PARK SPORTS COMPLEX): APPLICANT: City of Huntington Beach, Community Services Department LOCATION: South of Talbert Avenue, between Goldenwest Street and Gothard Street PROJECT PLANNER: Ricky Ramos ♦ Conditional Use Permit No. 00-60 request: - Construct a sports complex on a 45-acre site within the Huntington Beach Central Park. PC Minutes—10/24/00 14 (00pcm1024) - Site improvements include: a) eight lighted softball fields overlaid with eight soccer fields; b) two 1,680 square foot concession stands/restroom buildings; c) one 900 square foot maintenance building; d) two tot lots; and e) an 858 space parking lot. - Development on a site with a grade differential greater than three (3) feet between the high and low points. - Walls and fences up to a maximum height of 30 feet in lieu of 3.5 feet within the front, interior side, and rear yards. ♦ Variance No. 00-24 request: — Allow a 20 foot landscaped setback in lieu of 25 feet for an 85 foot portion along Gothard Street to allow the construction of built-in bleachers. ♦ Staff's Recommendation: Approve Conditional Use Permit No. 00-60 with minor modifications based upon the following: — The project will provide sports fields to serve the growing needs of participants in sports programs within the city. — The project will comply with all applicable mitigation measures identified in Final EIR No. 99-1. The project will improve a vacant site with an attractive facility which incorporates quality landscaping as well as attractive public plazas, project monumentation and concession/restroom buildings. All proposed walls are designed to protect the users of the sports complex as well as the surrounding uses. The site will be graded to achieve compatibility with the surrounding area to the greatest extent feasible. Approve Variance No. 00-24 based upon the following: The reduction in landscaped setback from the required 25 feet to 20 feet applies only to an 85-foot segment along Gothard Street to allow the construction of built-in bleachers. Overall landscaping for the project well exceeds the minimum code requirement in all other aspects. THE PUBLIC HEARING WAS OPENED: John Scandura, Huntington Beach Environmental Board (no address provided), spoke in favor of the item and explained the Environmental Board's endorsement of a landfill gas collection system underneath the main parking area, and the landscaping plans. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Discussion ensued regarding the following items: traffic conditions on Goldenwest, parking, security lighting, hours of operation, landscaping, irrigation, bench design and signage. The Commission suggested inclusion of a pedestrian -activated crosswalk on Goldenwest adjacent to Goldenwest Plaza. PC Minutes—10/24/00 15 (OOpcm 1024) The Commission also requested that staff make sure that the proposed park benches meet with the City's Urban Design Guidelines. Staff informed the Commission that parking meters would not be included in the project. The Commission inquired about the status of the Agra Geotechnical Report. Staff responded that the report was not yet available. Vinyl chloride concentration, dynamic soil compaction and urban runoff drainage related to the Sully Miller basin were also discussed and staff provided information on these items to the Commission. A MOTION WAS MADE BY KERINS, SECOND BY SHOMAKER, TO APPROVE CONDITIONAL USE PERMIT NO.00-60 AND VARIANCE NO.00-24 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, CARRIED BY THE FOLLOWING VOTE: AYES: Shomaker, Kerins, Mandic, Chapman, Biddle, Livengood, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY SPEAKER, SECOND BY BIDDLE, TO AMEND THE PREVIOUS MOTION BY INCLUDING A PEDESTRIAN -ACTIVATED CROSSWALK WITHIN THE MODIFIED CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO.00-60 AND VARIANCE NO.00-24, CARRIED BY THE FOLLOWING VOTE: AYES: Shomaker, Mandic, Chapman, Biddle, Livengood, Speaker NOES: Kerins ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS AND CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.00- 60/VARIANCE NO. 00-24 FINDINGS FOR W)A: The Planning Commission finds that this project was analyzed under Final EIR No. 99-1 certified by the City Council in August 1999. All applicable mitigation measures identified in Final EIR No. 99-1 are included in the conditions of approval. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-60: 1. Conditional Use Permit No. 00-60 to: a) construct a shorts complex on a 45-acre site; PC Minutes—10/24/00 16 (OOpcm1024) b) allow development on a site with greater than a three foot grade differential between the low point and high point; c) allow walls and fences up to a maximum height of 30 feet in lieu of 3.5 feet high within the front, interior side, and rear yards; specifically 1) an eight foot high wall along Goldenwest Street at the main driveway; 2) a four foot high tubular fence along Gothard Street; 3) an eight foot high wall along the south boundary next to the mobile home park; and 4) a 30 foot backstop along the south lot line 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 sports complex will improve a vacant site with an attractive facility, which incorporates quality landscaping, as well as attractive public plazas, project monumentation, and concession/restroom buildings. It will provide much needed sports facilities for use by participants in various city sports programs. All the proposed walls within the required setback areas serve to protect the users of the sports complex as well as the surrounding uses. Adequate parking for the use is provided entirely on site. 2. The conditional use permit will be compatible with surrounding uses because the sports complex is an extension of the character and purpose of Central Park to provide park and recreation amenities to citizens as well as visitors. Mitigation measures have been incorporated into the design to reduce potential impacts to a level that is less than significant, including restrictions on use and lighting. A significant setback and privacy wall are provided for the abutting mobile home park. Substantial landscaped setbacks along all street frontages will provide an attractive and pleasing buffer. The site will be graded to allow proper drainage while achieving compatibility with the surrounding area to the greatest extent feasible. 3. The proposed project 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, as well as any specific condition required for the proposed use in the district in which it would be located, except for any variances approved concurrently. The project meets or exceeds all minimum development requirements including setbacks for the buildings, landscaping, parking, and site coverage among others. 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 OS-P (Open Space -Park) on the subject property which permits parks and recreation facilities. In addition, it is consistent with the following goals and policies of the General Plan: a. LU 4 - Achieve and maintain high quality architecture, landscape, and public open spaces in the City. b. LU 14.1.1 -Accommodate the development of public parks ... in areas designated for Open Space on the Land Use Plan Map. c. LU 14.1.3 - Require that structures located in the City's parks and other open spaces are designed to maintain the environmental character in which they are located. d. RCS 1 - Enrich the quality of life for all citizens of Huntington Beach by providing constructive and creative leisure opportunities. PC Minutes—10/24/00 17 (OOpcm1024) e. RCS 1.1.4 - Encourage and facilitate the development of a wide variety of revenue generating recreational activities such as corporate picnic facilities, wedding facilities, infant, child, or senior day care, fishing facilities, golf courses, ranges, batting cages, roller hockey, sports fields, etc. f. RCS 3 - Develop park sites to provide diverse recreational and sports facilities that meet the residents' and visitors' active and passive recreational needs. g. RCS 3.1.3 - Develop public parks and recreation facilities that link trails and existing recreational facilities. FINDINGS FOR APPROVAL - VARIANCE NO.00-24: 1. The granting of Variance No. 00-24 to allow a 20 foot landscaped setback in lieu of 25 feet for an 85 foot portion along Gothard to allow the installation of built-in bleachers will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. Other properties in the city have been granted variances for minor landscaped setback encroachments similar to that proposed for this project. The project overall exceeds all other landscaping requirements including percentage of landscaping provided at 47 percent where only eight percent is required. 2. Because of special circumstances applicable to the subject property, including size and shape, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The site has an odd shaped north boundary which restricts the layout of the sports fields. Approval of the variance will allow bleachers to be provided along the Gothard Street frontage at a landscaped setback of 20 feet in lieu of 25 feet. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. Approval of the variance will allow for an efficient use of the site by providing the maximum number of sports fields with all the requisite amenities such as bleachers. 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 represents a minor reduction in the required 25 foot landscaped setback along Gothard Street down to 20 feet for only an 85 foot portion of the entire 630 foot frontage along Gothard. Overall landscaping percentage (47 percent provided where minimum 8 percent is required) as well as tree count for the project significantly exceeds the minimum code requirements. 5. The granting of the variance will not adversely affect the General Plan. It is consistent with the Land Use Element designation of OS-P (Open Space -Park) on the subject property which permits the proposed sports complex. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 00-60 AND VARIANCE NO. 00-24• 1. The site plan, floor plans, and elevations received and dated September 8, 2000 shall be the conceptually approved layout with the following modifications: a. Elevations shall depict colors and building materials proposed as approved by the Design Review Board. PC Minutes—10/24/00 18 (OOpcm 1024� 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. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights -of -way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) d. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) e. Depict all gas meters, water meters, electrical panels, air conditioning units, and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non -obtrusive, not interfere with sidewalk areas and comply with required setbacks. f. 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. g. The tubular steel fence located next to the sidewalk and the vinyl -clad fence next to the former transfer station that is within the 25 foot setback along Gothard shall be reduced in height to 4.0 feet and 3.5 feet, respectively. h. The benches/street furniture shall conform to the Design Guidelines. i. The landscaping palette shall be expanded and shall include Queen Palms. 2. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PW) b. 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. PC Minutes—10/24/00 19 (OOpcm1024) c. A Landscape and Irrigation Plan that has been prepared by a Licensed Landscape Architect shall be submitted to the Department of Public Works for review and approval by the Parks, Trees and Landscape Division.(PW) d. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36-inch box tree or palm equivalent. Applicant shall provide a consulting arborist report on all the existing trees. Said report shall quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk.(PW) e. A street improvement plan that has been prepared by a Registered Civil Engineer shall be submitted for review and approval.(PW) f. A remediation plan shall be submitted to the Planning, Public Works and Fire Departments for review and approval in accordance with City Specifications No. 431-92 and the conditions of approval, including methods to minimize remediation-related impacts on the surrounding properties.(PW) g. The name and phone number of an on -site field supervisor hired by the contractor 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 every 250 feet indicating who shall be contacted for information regarding this development and any construction/grading-related concerns. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. This contact person will be responsible for ensuring compliance with the conditions herein; specifically, grading activities, truck routes, construction hours, noise, etc. Signs shall include the applicant's contact number, City contact (Jack Miller (714) 536-5517) regarding grading and construction activities, and " 1 -800- CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403.(PW) h. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading.(PW) i. The developer shall coordinate the development of a truck haul route with the Department of Public Works 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 in which 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) j. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule 403 as related to fugitive dust control.(PW) k. A plan shall be prepared and submitted for review and approval to the Public Works Department that details how all drainage associated with the remediation efforts shall be retained on site and no wastes or pollutants shall escape the site.(PW) PC Minutes — 10/24/00 20 (OOpcm1024) ti 1. A plan shall be prepared and submitted to both the Public Works and Planning Departments identifying wind barriers around remediation equipment.(PW) in. Geology 1: The City of Huntington Beach shall incorporate the following recommendations into Plans and Specifications for the Sports Complex element of the proposed Master Plan for the proposed project as a means of reducing the effects of expected ground surface settlements on the proposed improvements: (Mitigation Measure) • For environmental compliance, maintaining at least a 6-foot thick layer of cover soils over the refuse; this would require special permitting from the Regional Water Quality Control Board (RWQCB) as a monolithic cover system • Pre -loading areas where structures are planned to reduce the elastic component of the refuse settlement • In -situ improvement of the upper portions of the refuse through the use of dynamic compaction • Including a synthetic reinforcement material in the 6-foot thick cover soil layer to create a stiff layer of soil capable of supporting structures and tending to distribute the effects of differential settlement n. Geology 2: Prior to circulation of plans and specifications for construction of the Sport Complex element of the proposed Master Plan, the City of Huntington Beach shall undertake sufficient engineering analysis to specify earthwork techniques to mitigate for the presence of peat, alluvial, and colluvial soils. The potential to design structures to accommodate the potential settlement resulting from compression of those materials shall be considered. Alternatively, compressible soils may be removed and replaced with engineered fill that is less compressible or is reworked during grading to reduce compressibility. Other construction techniques such as dynamic compaction, compaction grouting, or vibro flotation/replacement can be used to improve the materials in situ (i.e., in place) so that they are not as susceptible to compression. (Mitigation Measure) o. Geology 5: The City of Huntington Beach will include in the plans and specifications for the Sports Complex element of the proposed Master Plan the need to remove collapsible materials prior to construction of any structures or pavement. The City will also include in the plans and specifications for the Sports Complex element of the proposed Master Plan the need to reduce the potential for damage from expansive soils through incorporation of appropriate engineering design, and construction methods. These methods typically include either reworking the materials so that they are placed at a moisture content and density that is less susceptible to expansion or treatment of the expansive soils with lime to stabilize them. (Mitigation Measure) p. Geology 6: The City shall include in the plans and specifications for the Sports Complex element of the proposed Master Plan the need to incorporate appropriate design and construction measures related to correction of corrosive soils' potential to corrode ferrous materials through: (Mitigation Measure) • Proper selection of construction materials • Cathodic protection, including sacrificial rods or materials • Removal of the corrosive materials adjacent to the ferrous materials and replacement with non- corrosive soils PC Minutes—10/24/00 21 (00pcm 1024) • Concrete elements that will be in contact with potentially corrosive materials can be designed using special cement that is more resistant to corrosion q. Geology 7: The City will include in the plans and specifications for all project level elements requiring imported fill material, the need for soils brought on -site to comply with City Specification 429 and as such, these activities would be subject to review and approval by the City's Fire Department. (Mitigation Measure) r. Water 1: The City will require that project design of the Sport Complex will be undertaken to ensure that there is no substantial increases in the rate and amount of surface runoff. Incidental drainage will be routed off of the site to the existing storm drains to the north and west. It is assumed that improvements to the existing storm drain system will be completed before project completions, as described in Measure Utitlities-3. (Mitigation Measure) s. Water 2: The construction Contractor will be required to incorporate Best Management Practices (BMPs) consistent with the guidelines provided in the California Storm Water Best Management Practice Handbooks for Construction and Industrial/Commercial Activities, and Appendices F and G of the DAMP. Revegetation of cut and fill slopes resulting from project development will be undertaken with native vegetation or compatible non-invasive drought tolerant species wherever feasible. Compliance with this mitigation measure shall be demonstrated prior to issuance of grading permits or building permits, whichever comes first. (Mitigation Measure) t. Water 3: The construction manager will be required to incorporate City Ordinance No. 3364 entitled "Storm Water and Urban Runoff Management" and BMPs consistent with the guidelines provided in the California Storm Water Best Management Practice Handbooks: Municipal to ensure control of flood hazards and water quality prior to issuance of grading permits or building permits, whichever comes first. (Mitigation Measure) u. Hazards 11: The City Fire Department will prepare a Fire Risk Evaluation prior to issuance of grading permits. (Mitigation Measure) v. Hazards 15: Prior to construction of the Sports Complex, the City of Huntington Beach Fire Department and Public Works Department shall review all construction plans and specifications to ensure that the specifications require that each contractor involved in grading activities develop a site- and action -specific comprehensive Health and Safety Plan. The plans and specifications will require that the Health and Safety Plan be developed using the information available about past uses of those sites and the possibility that solid waste, PCH-contaminated soils, and/or potentially hazardous waste materials could be encountered. (Mitigation Measure) w. The City of Huntington Beach shall incorporate the findings and recommendations of the geotechnical report into the plans and specifications for the sports complex. 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. PC Minutes—10/24/00 22 (OOpcm 1024) b. Submit three (3) copies of the site plan and floor plans and the processing fee to the Planning Department for addressing purposes. c. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (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. Utility 3: Prior to final design of the Sports Complex, the City of Huntington Beach will conduct a sewer flow monitoring test to determine the capacity of the existing 15-inch diameter pipeline in Goldenwest Street. If the existing capacity is determined to be inadequate to accommodate the proposed project's sewage flow, replacement of a determined portion of the sewer line shall be undertaken at that time. An 8-inch diameter collector sewer line will be required for carrying waste discharges from the project. (Mitigation Measure) f. Aesthetics 1: Prior to completion of Plans and Specifications for the Sports Complex, the City of Huntington Beach shall include specifications related to security and night lighting to minimize impacts to the adjacent mobile homes. At minimum, such specifications shall require the use of photo -control -on and time -clock -off (dusk to dawn) system to control security and night lighting. The type of illumination system for security lighting will be low glare and will not interfere with views yet will provide security. Security lighting will use high -efficiency, non -glare, high-pressure sodium lamps. Night lighting shall be oriented away from residential areas. The use of shields shall be considered as a means of minimizing the effects of night lighting on the temporary location of the Ocean View Estates Mobile Home Complex. (Mitigation Measure) g. Aesthetics 2: Prior to completion of Plans and Specifications for the Sports Complex, the City of Huntington Beach shall include specifications for landscape treatment to screen the south side of the 6-8-foot-high wall to be constructed between the southern boundary of the Sports Complex and the Ocean View Estates Mobile Homes. (Mitigation Measure) 4. Prior to issuance of building permits, the following shall be completed: a. A planned sign program and any other necessary entitlements for all project signage shall be submitted to the Planning Department. Said program shall be approved prior to the first sign request. b. A tentative parcel map consolidating all parcels within the project site shall be submitted and approved pursuant to Title 25 of the Huntington Beach Zoning and Subdivision Ordinance. Said map shall be recorded prior to final inspection and a copy submitted to the Planning Department. (Code Requirement) PC Minutes—10/24/00 23 (00pcm 10241- c. 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 employees and 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. d. A grading permit shall be issued.(PW) e. The Water Ordinance #14.52, the "Water Efficient Landscape Requirements" apply for projects with 2500 square feet of landscaping and larger.(PW) f. A separate water meter and backflow prevention device shall be provided for the irrigation system. The irrigation system shall be served by a connection to an existing non -potable (sub- potable/reclaimed) water line located in Golden West Street.(PW) g. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications.(PW) h. The Consulting Arborist (approved by the City Landscape Architect) shall review the final landscape tree -planting plan and approve in writing the selection and locations proposed for new trees and the protection measures and locations of existing trees to remain. Existing trees to remain shall also be addressed by said Arborist with recommendations/requirements for protection during construction. Said Arborist report shall be incorporated onto the Landscape Architect's plans as construction notes and/or construction requirements. The report shall include the Arborist's name, certificate number and the Arborist's wet signature on the final plan.(PW) i. Geology 4: Prior to issuance of building permits and development of the Sports Complex element improvements located in the construction debris portion of the landfill, a minimum 4-foot thick soil cover layer must be maintained to serve as a monolithic cover system. Because the inert debris disposal pit was permitted by the RWQCB, it is anticipated that a properly designed monolithic cover system will be accepted and would allow for irrigated land uses. (Mitigation Measure) Hazards 1: The plans and specifications for construction of the Sports Complex will reflect the need to comply with the California State Division of Oil and Gas and City of Huntington Beach Fire Department procedures for the proper mitigation of the existing plugged and abandoned oil well within the proposed development area consistent with the City's Specification Number 422. (Mitigation Measure) k. Hazards 4: Studies to evaluate the potential for landfill gas (LFG) generation and migration will be completed prior to development of the Sports Complex. Appropriate mitigation measures will be coordinated with the South Coast Air Quality Management District, Solid Waste Local Enforcement Agency (LEA), RWQCB, and the City's Fire Department. Mitigation measure shall entail active or passive extraction of LFG to control surface and offsite migration and passive barriers with vent layers and alarm systems below all enclosed structures on and within 1000 feet of the landfill boundary. A comprehensive monitoring network will be established around the perimeter of the landfill. Periodic monitoring of the monitoring network and at locations above the surface of the landfill will be performed. (Mitigation Measure) PC Minutes — 10/24/00 24 (00pcm 1024) 1. Hazards 5: Where the City determines the need to include irrigated land uses over areas underlain by refuse as part of the Sports Complex element of the proposed Master Plan, the plans and specifications will reflect the need to incorporate a more elaborate cover system to control moisture infiltration into the refuse. A suitable cover system could consist of a synthetic geomembrane, geotextial fabric for protection of geomembrane and filtering for the drainage layer, a drainage layer, and a vegetation layer or an approved alternative. (Mitigation Measure) in. Hazards 6: The City shall prepare an Emergency Evacuation Plan for potential impacts related to (1) potential hazardous materials release on Golden West Street, or (2) a rupture or explosion in the vicinity of the oil field area west of Golden West Street. (Mitigation Measure) n. Hazards 7: Plans and Specifications for the Sports Complex, the Sully Miller Lake Group Facility, Midden Area/Urban Forest/Trailhead and the Semi -Active Recreation Area will identify the potential to encounter oil saturated soils during excavation. If oil -saturated soil is encountered during excavation, plans and specifications shall require the construction foreman to contact the City, who shall contact the City Huntington Beach Fire & Public Works Department and follow appropriate guidance. (Mitigation Measure) o. Hazards 8: Appropriate methane mitigation features such as gas detectors, gas migration barriers, venting systems, and classified electrical installation shall be incorporated into plans and specifications for all proposed structures overlaying the former landfill and within 1000 feet of the perimeter of the landfill. Design consideration for potential LFG migration through pipes, trenches, or other conduits shall be incorporated into Plans and Specifications. Methane migration features will be consistent with the requirements of the City's Specification Number 429 and other applicable State and Federal regulations. The methane migration features shall be submitted for review and approval to the Orange County Health Care Agency, Environmental Health Division, which is the LEA for all cities and unincorporated areas of Orange County. (Mitigation Measure) p. Hazards 9: Any unrecorded or unknown wells uncovered during the excavation or grading process shall be immediately reported to and coordinated with the City and DOGGR. In addition, should any unknown and unexpected landfills be excavated and discovered during the construction phase of the proposed project, construction work will be immediately halted and LEA will be notified. Further construction operations will resume at the discretion of LEA and upon work approval by LEA. Additionally, work plans will be submitted to the LEA and any other appropriate regulatory agencies for all assessments and investigations that relate to any of the inactive landfills identified in the projects described. (Mitigation Measure) q. Transportation/Circulation 10: Prior to construction, the City of Huntington Beach Public Works Department shall review the Plans and Specifications to ensure that the requirement to offer security level bicycle racks at convenient and safe locations has been incorporated into the Sports Complex, as necessary to remain below Congestion Management Agency and South Coast Air Quality Management Agency thresholds for congestion. (Mitigation Measure) r. Utility 5: Plans and specifications for the Sports Complex will reflect the need to direct storm runoff from the west side of the site to the new 36-inch reinforced concrete pipe specified in Measure Utilities 4, as necessary. (Mitigation Measure) 5. During demolition, grading, site development, and/or construction, the following shall be adhered to: PC Minutes—10/24/00 25 (OOpcm1024)- a. Noise 3: The City of Huntington Beach shall limit grading and construction activities to daily operation hours between 7:00 a.m. and 7:00 p.m. (Monday through Friday) and 8:00 a.m. to 5:00 p.m. on Saturdays. Construction shall not take place on Sundays or Federal holidays. (Mitigation Measure) b. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts). c. Discontinue construction during second stage smog alerts. d. 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. e. Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading to keep the soil damp enough to prevent dust being raised by the operations.(PW) f. 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.(PW) g. Wet down the areas that are to be graded or are being graded, in the late morning and after work is completed for the day.(PW) h. The construction disturbance area shall be kept as small as possible.(PW) i. Air 6: Securely cover all loads of fill coming to the site with a tight fitting tarp. 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) (Mitigation Measure) j. 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. Air 4: Wash mud -covered tires and under -carriages of trucks leaving construction sites. (PW) (Mitigation Measure) k. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas.(PW) 1. Wind barriers shall be installed along the perimeter of the site.(PW) in. The remediation operations shall be performed in stages concentrating in single areas at a time to minimize the impact of fugitive dust and noise on the surrounding areas.(PW) n. Geology 3: During construction of the Sports Complex element of the proposed Master Plan, the Construction Contractor shall ensure that all soils on the site impacted by proposed foundation loads and pavements will be improved as required. Typically, improvement consists of removing the materials to a predetermined depth below the proposed foundations and pavement sections, adjusting the moisture content of the materials so that they can be optimally compacted, and PC Minutes—10/24/00 26 (OOpcm1024) replacing and compacting the materials back into the zone below the foundations and pavement sections. (Mitigation Measure) o. Air 1: Moisten soil each day prior to commencing grading to depth of soil cut. (Mitigation Measure) p. Air 2: Water exposed surfaces at least twice a day under calm conditions and as often as needed on windy days when winds are more than 25 mph or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. (Mitigation Measure) q. Air 3: Treat any area that will be exposed for extended periods with a soil conditioner to stabilize soil or temporarily plant with vegetation. (Mitigation Measure) r. Air 5: Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud which would otherwise be carried off by trucks departing project sites. (Mitigation Measure) s. Air 7: Cease grading during periods when winds exceed 25 mph. (Mitigation Measure) t. Air 8: Provide for permanent sealing of all graded areas, as applicable, at the earliest practicable time after soil disturbance. (Mitigation Measure) u. Air 9: Maintain construction equipment in peak operating condition so as to reduce operation emissions. (Mitigation Measure) v. Air 10: Use low -sulfur diesel fuel in all equipment. (Mitigation Measure) w. Air 11: Use electric equipment whenever practicable. (Mitigation Measure) x. Noise 4/Air 12: The construction manager shall ensure that all construction and grading equipment is properly maintained and engines shut off when not in use. (Mitigation Measure) y. Air 13/Hazards 14: Prior to beginning excavation in the area of the Huntington Landfill, an Excavation Management Plan must be prepared. This Plan shall be submitted by the City to the SCAQMD under the requirement of Rule 1150. The Plan shall contain measures for mitigating odors. No excavation will begin until this plan has been reviewed by the SCAQMD Executive Officer and approved for its adequacy in mitigating all potential air quality impacts that could result from excavation of the landfill site. The Plan shall also address the possibility of other construction activities distributing and exposing odor -producing was in areas of the park not undergoing direct excavation. This plan shall identify mitigation measures to be activated as necessary during excavation to ensure that a public nuisance condition does not occur. Mitigation measures shall be selected after consideration of the physical characteristics of the landfill. (Mitigation Measure) z. Hazards 10: Any redevelopment within the known oil field shall be conducted in conformance with City requirements. City requirements include those outlined in Article 79 of the Uniform Fire Code (UFC). (Mitigation Measure) PC Minutes—10/24100 27 (OOpcm1024) aa. Noise 5: The City of Huntington Beach shall require that all construction equipment incorporate noise reduction control features. All vehicles and compressors should utilize exhaust mufflers, and engine enclosure covers as designed by the manufacturer should be in place at all times. (Mitigation Measure) 6. Biological Resources 6: Concurrent with the operation of the Sports Complex, the City shall implement or cause to be implemented a brown -headed cowbird trapping program. The brown -headed cowbird trapping program will be submitted to the US Fish and Wildlife Service for review and comment at least three months prior to the beginning of grading. Traps used to remove cowbirds will be modified Australian crow traps. These traps allow live capture of birds so that non -target birds can be released unharmed. The traps will be baited with live juvenile or female brown -headed cowbirds which will be captured prior to the trapping period with baited traps or mist nets. The juvenile or female cowbirds attract the attention of adult birds and lure them into traps. Once inside the trap, it is difficult for the birds to escape and they can be easily removed. Approximately four bait birds are kept in a separate cage within the trap and are not removed until the trapping season is over. The traps will be placed and maintained so as to provide trapped and bait birds ample shade, food, and water while they are in traps. All cowbirds (male, female, and juvenile) that are caught in the traps will be disposed of humanely. Trapping will take place during the nesting period of riparian bird species found in Central Park that are known to be parasitized by brown -headed cowbirds. Traps will be checked daily during the trapping period to remove both trapped cowbirds and non -target species, which will be released. Bait birds lost to predation or escape will be replaced during the daily checks. An annual letter report documenting the results of the trapping program will be submitted to the US Fish and Wildlife Service. Results of the trapping program will be recorded including the date and time of trap checking, observer(s), weather, age of trapped birds (both target and non -target species), treatment of the birds (whether released, disposed of, or retained as bait birds), and other data pertaining to any unusual event, such as predation or loss of bait birds. (Mitigation Measure) 7. Prior to final building permit inspection, or issuance of a Certificate of Occupancy, or commencement of use, whichever comes first, 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. 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. d. A copy of the recorded parcel map merging all the parcels within the project site shall be submitted to the Planning Department. e. All new and existing utilities shall be undergrounded.(PW) PC Minutes—10/24/00 28 (OOpcm1024) f. Gothard Street shall be constructed to its full half -width along the park frontage, including curb, gutter, sidewalk, A.C. paving, traffic signal interconnect conduit, signing and striping, and street lighting. (Sidewalk width shall be 6-foot in lieu of 8-foot.)(PW) g. The Gothard Street/Talbert Avenue traffic signal shall be upgraded to current Traffic Engineering standards, including communication facilities. A traffic signal plan that meets City standards shall be prepared by a qualified, registered Traffic Engineer. A copy of AutoCAD file shall be submitted to Traffic Engineering upon completion of the project and "as -built" drawings are completed.(PW) h. A bus turnout shall be provided on Golden West Street at a location to be approved by the Transportation Manager.(PW) i. Talbert Avenue shall be upgraded to current standards along the project frontage, including curb, gutter, A.C. paving, sidewalk, signing and striping and street lighting. (Sidewalk width shall be 6- foot in lieu of 8-foot.)(PW) Domestic water services shall be taken from Golden West Street and Talbert Avenue. Domestic services shall have a minimum 2-inch diameter lateral, touch -read meters, and backflow prevention devices. (PW) k. An onsite fire protection system consisting of at least three fire hydrants with a backflow protection device shall be constructed by connecting to an existing main in Golden West Street.(PW) 1. Installation of required landscaping and irrigation systems shall be completed prior to final inspection/within twelve months of entitlements.(PW) m. Applicant shall provide City with Microfilm copies (in City format) and CD (AutoCAD only) copy of complete City approved landscape construction drawings as stamped "Permanent File Copy" prior to starting landscape work. Copies shall be given to the City Landscape Architect for permanent City record.(PW) n. Transportation/Circulation 1: Prior to operation of the Sports Complex element of the proposed Master Plan, the timing of the signal at the intersection of Golden West Street and Slater Avenue shall be optimized by the City to accommodate increased volume of traffic associated with this project element as indicated in the Traffic Impact Study. (Mitigation Measure) o. Transportation/Circulation 2: Prior to operation of the Sports Complex element of the proposed Master Plan, the City shall reconstruct the existing median on Golden West Street (at the location of proposed Driveway B) to accommodate a southbound left turn pocket. The storage length for the turn pocket shall be 200 feet with a 90-foot transition. (Mitigation Measure) p. Transportation/Circulation 3: Prior to operation of the Sports Complex element of the proposed Master Plan, the City of Huntington Beach shall improve Driveway A to a full width of 30-feet to facilitate adequate site access. Driveway A shall be improved to incorporate 50-feet of throated driveway which would accommodate storage for two vehicles. Adequate sight distance shall be provided for exiting vehicles to safely merge into Golden West Street. This measure B is intended to avoid conflicts between offsite and onsite circulation. (Mitigation Measure) PC Minutes—10/24/00 29 (OOpcm1024) q. Transportation/Circulation 4: Prior to operation of the Sports Field Complex element of the proposed Master Plan, the City of Huntington Beach shall improve Driveway B to a full width of 42-feet to facilitate adequate site access. Driveway B shall be improved to incorporate 100-feet of throated driveway which will accommodate storage for four vehicles in each lane. This measure is intended to avoid difficulties between offsite and onsite circulation. (Mitigation Measure) Transportation/Circulation 5: Prior to operation of the Sports Complex element of the proposed Master Plan, the City of Huntington Beach shall construct the entrance component of Driveway C to accommodate a 100-feet throated entry to prevent queuing of vehicles into the cul-de-sac area. The entrance component of Driveway C shall be constructed to a width of 14-feet. This measure is required to prevent interference with signalized operations at the intersection of Talbert Avenue and Golden West Street. (Mitigation Measure) Transportation/Circulation 6: Prior to completion of the Sports Complex element of the proposed Master Plan, the City of Huntington Beach shall construct the exit component of Driveway C to be aligned with an existing drive aisle in the library parking lot. The exit component of the Driveway shall be constructed to a width of 14-feet. Construction of the exit component of Driveway C shall include signage and striping to the specifications of the Traffic Division of the Public Works Department of the City of Huntington Beach to ensure appropriate direction of traffic flow. Adequate sight distance shall be provided for exiting vehicles. This measure is required to ensure adequate circulation within the new and existing parking areas. (Mitigation Measure) t. Transportation/Circulation 7: Prior to operation of the Sports Complex element of the proposed Master Plan, the City of Huntington Beach shall construct Driveway D to a full width of 30-feet to facilitate adequate site access. Driveway D shall be improved to incorporate 50-feet of throated driveway which would accommodate storage for two vehicles. Adequate sight distance shall be provided for exiting vehicles. This measure is intended to avoid onsite and offsite circulation difficulties. (Mitigation Measure) u. On westbound Slater Avenue, at the intersections of Duello Lane and Lucero Lane, the applicant shall paint "KEEP CLEAR" on the pavement and install two R66 signs (DO NOT BLOCK INTERSECTION — 24" x 30") at the same two locations. (Mitigation Measure) v. Utility 2: The City of Huntington Beach shall develop an irrigation system for the Sports Complex Element to the standards and specifications required for reclaimed water irrigation system in order that this new system can accommodate reclaimed water supply from the Green Acres project. (Mitigation Measure) w. Utility 4: The City of Huntington Beach shall replace the currently damaged 36-inch diameter corrugated metal pipe which runs between Sully Miller Lake and Talbert Lake to accommodate current and future surface runoff from the proposed Sports Complex site, as necessary. If required, the new line, a 36-inch reinforced concrete pipe, shall be designed and constructed in conjunction with the overall Sports Complex Drainage Improvements. (Mitigation Measure) x. Utility 6: The City of Huntington Beach shall install anew pad -mounted 1000 KVA transformer to provide adequate electrical service to the project. It will be determined during the design whether PC Minutes—10/24/00 30 (OOpcm 1024) or not the transformer will be surface mounted or located in a vault during the construction phase of the project. (Mitigation Measure) y. The City shall install a signalized pedestrian crosswalk on Goldenwest Street near Goldenwest Plaza. The signal shall remain green for north and south bound traffic on Goldenwest Street unless crossing is required by pedestrians. 8. The use shall comply with the following: a. Transportation/Circulation 8: During the initial five years of operation, the City of Huntington Beach shall provide incentives to encourage transit use to and from the Sports Complex, as necessary to remain below Congestion Management Agency and South Coast Air Quality Management District thresholds for congestion. (Mitigation Measure) b. Transportation/Circulation 9: During the initial five years of operation, the City of Huntington Beach shall coordinate with the local transit agency to improve or increase service as necessary to remain below Congestion Management Agency and South Coast Air Quality Management District thresholds for congestion. (Mitigation Measure) c. Noise 1: The City of Huntington Beach shall restrict amplified voice announcement systems for the Southwest Softball Fields. This restriction will alleviate noise impacts to residences at the Ocean View Estates such that noise ordinance limits are not exceeded. (Mitigation Measure) d. Noise 2: The City of Huntington Beach shall restrict use of the Southwest Softball Fields after 10:00 p.m. The lights shall be turned off at this time and the fields closed. This restriction will alleviate noise impacts to residences at the Ocean View Estates. (Mitigation Measure) e. Utilities 1: The City of Huntington Beach shall utilize the existing City domestic potable water supply for the irrigation water supply until the Green Acres Project is operational and able to distribute water to Huntington Central Park. (Mitigation Measure) 9. The dynamic compaction shall include a monitoring program to document that surrounding properties are not adversely impacted. 10. 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. 00-10 and Variance No. 00-24 shall not become effective until the ten calendar day appeal period has elapsed. PC Minutes—10/24/00 31 (00pcm 1024) 2. Conditional Use Permit No. 00-60 and Variance No. 00-24 shall become null and void unless exercised within one year of the date of final approval which is October 24, 2001 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. 00-60 and Variance No. 00-24, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable fees from the Building, Public Works, and Fire Departments shall be paid prior to the issuance of Building Permits. 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. 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. 7. All permanent, temporary, or promotional signs shall conform to Chapter 233 of the HBZSO. Prior to installing any new signs, changing sign faces, or installing promotional signs, applicable permit(s) shall be obtained from the Planning Department. Violations of this ordinance requirement may result in permit revocation, recovery of code enforcement costs, and removal of installed signs. 8. An encroachment permit shall be required for all work within the right-of-way. (PW) 9. A Certificate of Occupancy must be issued by the Planning Department and Building and Safety Department prior to occupying the building. C. CONSENT CALENDAR C-1 PLANNING COMMISSION MINUTES DATED SEPTEMBER 26, 2000: A MOTION WAS MADE BY BIDDLE, SECOND BY SHOMAKER, TO APPROVE MINUTES FROM THE OCTOBER 24, 2000 MEETING, CARRIED BY THE FOLLOWING VOTE: AYES: Shomaker, Mandic, Chapman, Biddle, Livengood, Speaker NOES: Kerins ABSENT: None ABSTAIN: None MOTION PASSED PC Minutes—10/24/00 32 (00pcm 1024) D. NON-PUBLIC HEARING ITEMS None. E. PLANNING COMMISSION ITEMS E-1 PLANNING COMMISSION COMMITTEE REPORTS None. E-2 PLANNING COMMISSION INQUIRIES/COMMENTS Commissioner Shomaker — reported to staff that the left turn lane signal at Warner and Graham has been removed. Staff to investigate and provide a response. Commissioner Kerins — None. Commissioner Mandic —asked whether or not the City has a policy on cementing parkways. Staff stated that an encroachment permit is required to cement parkways, and would report back on any City policy or other procedure. Commissioner Chapman — voiced concerns about the entry gate to the County of Orange walk/bike path along the bluffs at the corner of Garfield and Seapoint remaining open 24 hours per day. Commissioner Chapman requests staff check with the County and/or Police Department about locking the gate after dark. He also wondered about the oil service rig parked below the bluff path, and why it hasn't moved for the past six (6) months. Commissioner Biddle — reported that the eastbound pedestrian traffic light at Main Street and Utica (Huntington Beach High School crossing) is too short. Public Work's staff will follow up. Commissioner Biddle reported urban runoff at Garfield and Seapoint, and requested that staff contact PLC Land Company to provide a permanent solution to this drainage problem. Public Work's staff will follow up. Commissioner Livenzood — commented on the access to the Ralph's shopping center at Golden West and Garfield. He expressed concern regarding the circulative pattern required to access the site. Commissioner Speaker — None. F. PLANNING ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Scott Hess, Principal Planner, restated actions taken at the October 16, 2000 City Council meeting. PC Minutes—10/24/00 33 (00pcm1024) 1 P--j F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Herb Fauland„ Senior Planner - reviewed the items for the November 14, 2000 Planning Commission meeting. G. ADJOURNMENT: Adjourn to the November 14, 2000 Planning Commission meeting HF/rl APPROVED BY: Howard Zelefsky, Secretary PC Minutes — 10/24/00 Gerald Chapman, P Yling Commission Chairperson 34 (OOpcm 1024)