HomeMy WebLinkAbout2001-07-24MINUTES
Huntington Beach Planning Commission
Tuesday, July 24, 2001 � -
Huntington Beach Civic Center
2000 Main Street,'Huntington Beach,, California 92648
Study Session
Room B-8
6:16 P.M. -
CONDITIONAL USE PERMIT / PERMIT STREAMLINING — Rosemary Medel
CAPITAL IMPROVEMENT PROGRAM — Mary Beth Broeren
AGENDA REVIEW — Herb Fauland
MAJOR PROJECTS UPDATE — Herb Fauland
PUBLIC COMMENTS — Dick Harlow, representing the Chamber of Commerce, commented on
the Conditional Use Permit / Permit Streamlining Item.
Regular Meeting
City Council Chambers
7:00 p.m.
PLEDGE OF ALLEGIANCE
A P P P P P P
ROLL CALL: Hardy, Kerins, Shomaker, Mandic, Livengood, Kokal, Borden
AGENDA APPROVAL
A. ORAL COMMUNICATIONS -None.
B. PUBLIC HEARING ITEMS - PROCEDURE: Commission Disclosure Statement(s),
Staff Report Presentation, Commission Questions, Public Hearing, Discussion and
Action.
B-1. TENTATIVE TRACT MAP NO. 16192, COASTAL DEVELOPMENT PERMIT
NO.01-01: CONDITIONAL USE PERMIT NO.01-04 (MYSTIC POINTE AT
BOARDWALK): Applicant: Peter Vanek, Hogle-Ireland, Inc. Request: To
construct a 65-unit, multi -family condominium project including a one (1) lot
condominium subdivision map. The request includes approval of the model
home/sales office complex and retaining walls up to six (6) feet in height.
Location: 6400 Palm Avenue (south side, across entrance to SeaCliff Country
Club) Project Planner: Wayne Carvalho
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• Tentative Tract Map No. 16192 request:
Condominium subdivision map for 65 multifamily townhomes on a 5.66-
acre site. -
Lettered lot for pedestrian access between Boardwalk single-family
homes and a public park.
• Coastal Development Permit No. 01-01/Conditional Use Permit No. 01-04
request:
- Construct a phased 65-unit, three-story condominium townhome project
within Palm Goldenwest Specific Plan.
- Site improvements include common recreational area with pool/spa,
restroom building, trellis picnic'area, and barbecue facilities.
- Private loop street system with paseos and motor court alleys
- Retaining walls (maximum height 6'-0")
- Model Homes/Sales Office Complex
Staff s Recommendation: Approve with modifications based upon the
following:
- Minor shift in buildings along Palm Avenue provides for a greater
setback from the entry tum-around area while meeting setback -to- the
proposed park site.
- The project is consistent with the Palm Goldenwest Specific Plan goals. -
and policies by providing compatible development with surrounding
development.
Staffs Suggested Modifications: _ -
Coastal Development Permit No. 01-01/Conditional Use Permit No. 01-04
Minimum 15' setback between entry turnaround area and. Units 1=5, thereby -
shifting the buildings containing Units 6-33 westerly 5' toward the public park
site.
Commissioner Borden excused himself from action on the item due to a conflict
of interest.
Commissioners Kerins, Livengood and Kokal disclosed that they had visited the
project site.
Staff made a presentation to the Commission.
The Commission inquired if parking requirements varied between 3 and 4-
bedroom. units and staff. replied no.
The Commission asked staff -to 'point out the retaining wall location. Staff
referred to Attachment 2.4 of the staff report illustrating the wall with
landscaping above and beneath it.
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The Commission commented that the plan did not have a common play area for
children. Staff explained that a children's play area was not required, and that
the developer included other amenities such as a pool, spa, and barbeque area.
The Commission asked about the width of the common paseo walkway to
dwelling entrances. Staff stated that the walkway was 5-feet wide.
THE PUBLIC HEARING WAS OPENED:
Jim Neal, Project Manager with Lennar Homes, mentioned that Mystic Pointe
was the first multi -family development -done by Lennar Homes in Huntington
Beach. He said Lennar has built five (5) other multi -family developments within
Orange County and is in favor of staffs recommendation.
WITH NO ONE ELSE PRESENT TO SPEAK, THE PUBLIC HEARING WAS
CLOSED.
Discussion ensued regarding the difference in roofing materials and roof life
expectancy, the trail system to the park with a 30" high, anodized aluminum
fence, and concerns regarding the 6' retaining wall with a 30" safety railing on
top.
A MOTION WAS MADE BY LIVENGOOD, SECOND BY SHOMAKER, TO
APPROVE TENTATIVE TRACT MAP NO. 16192; COASTAL- DEVELOPMENT
PERMIT NO. 01-01 AND CONDITIONAL USE PERMIT NO. 01-04 WITH
FINDINGS AND CONDITIONS OF APPROVAL BY THE FOLLOWING VOTE:
AYES:
Kerins, Shomaker, Mandic, Livengood, Kokal
NOES:
None
'ASSENT•
Hardy'"
ABSTAIN:
Borden
MOTION PASSED
FINDINGS AND CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO.161921
COASTAL DEVELOPMENT PERMIT NO.01-01/ CONDITIONAL USE PERMIT NO.01-04
FINDINGS FOR APPROVAL — TENTATIVE TRACT MAP NO. 16192:
1. Tentative Tract Map No. 16192 for a one lot condominium subdivision of 5.66 net acres
including one lettered lot for construction of 65 multi -family residential units is consistent
with the General Plan Land Use Element designation of Mixed Use Horizontal Integrated
Housing on the subject property, and the Palm Goldenwest Specific Plan, or other
applicable provisions of this Code, except the exceptions to retaining wall heights
requested.
2..The site is physically suitable for the type and density of development. -The project site is
generally flat and able to accommodate the type of development proposed from a -
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circulation and drainage standpoint. - The project is less than half the allowable density of
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 site has previously been used for oil operations and does not
contain habitat for wildlife or fish. Development of the site would not affect such habitat;
the site is bordered by arterial streets and an existing.oil operation. -
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 easementsJor access or for use,.will be provided. No
existing easements for the public at large will be affected by the project. The project will
provide a required pedestrian access easement between the single-family residential
component and the public park site:
5. The Planning Commission finds that the project will not have any significant effect on the
environment based on the previously adopted Mitigated Negative Declaration No. 98-8
because mitigation measures can be implemented to address potential impacts to the
project's future residents from noise and air quality..
FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 01-01:
1. - -Coastal Development Permit No. 01-01 •for the development project, as modified by
conditions of approval, conforms with the -General Plan, including the -Local Coastal
Program. The project layout is consistent with the Mixed Use Horizontal designation on the
property and SP 12 approved by the City and the California Coastal Commission.
2. The project is consistent with the requirements of the CZ Overlay District; the base zoning
district, as well as other applicable provisions of the Municipal Code.. The,proposed homes
comply with all development standards except for the increased retaining -wall heights.
3. At the time of occupancy the proposed development can be provided with infrastructure in
a manner that is consistent with the Local Coastal Program. The proposed project can be
adequately accommodated by the City's infrastructure network.
4. The development conforms with the public access and public recreation policies of Chapter
3 of the California Coastal Act. The project will not impact existing public access or
recreation opportunities in the coastal zone as node'existing on the project site.
S. The Planning Commission finds that the project will not have any significant effect on the
environment based on the previously adopted Mitigated Negative Declaration No. 98-8
because mitigation measures can be implemented to address potential impacts to the
project's future residents from noise and -air quality.
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.01-04:
1. Conditional Use Permit No. 01-04 for the establishment, maintenance and operation of the
65 unit condominium townhouse project,' retaining walls up to"six feet in height, and a
model homestsales office complex will not be detrimental to the general welfare of persons
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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 retaining
walls will not adversely impact the property owners that will reside within the Boardwalk
development, nor will it impact the surrounding area. The project will be graded to
minimize drainage impacts while complying with the Uniform Building Code.
2. The conditional use permit will be compatible with surrounding uses because the project's
architecture, walls and fencing, and model home/sales office complex is designed with
consistent colors, materials, and design throughout and with the Boardwalk "seaside"
theme.
3. The proposed 65 unit condominium townhouse project, retaining walls up to six feet in
height, and a model homes/sales office complex 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 the exceptions to retaining wall heights
approved concurrently. The walls are permitted with a conditional use permit and are
generally_ consistent with the Palm Goldenwest Specific Plan Design Guidelines.
Furthermore, the project is consistent with the Surfcrest development located to the west of
the site.
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 Horizontal on the subject
property. In addition, it is consistent with the following goals and policies of the General
Plan:
Obiective 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 and identity.
With the adjacent single-family residential subdivisions, this subdivision provides for
differing densities that provide a variety of housing options. In accordance with the
Specific Plan for the site, the project will have a "seaside" community theme that is carried
through the entry monumentation and architecture of the homes.
CONDITIONS OF APPROVAL -TENTATIVE TRACT MAP NO.16192:
1. The tentative map received and dated May 29, 2001 shall be the approved layout.
2. Prior to submittal of the final map to the Public Works Department for processing and
approval by the City Council, the following shall be required:
a. The Affordable HousingAgreement Plan shall be submitted to the Planning
Department for review and approval. The agreement shall provide for affordable
housing on -site or off -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 10 percent of the units shall be affordable to families of low-income level
(less than 80% of Orange County median) for a period of thirty years.
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2) A detailed description of the type, size, location and phasing of the affordable units.
3) - If affordable units (new or rehabilitate) are off -site, they must be under the full
control of the applicant.
4) 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.
b. At least 90 days before City Council action on the final map, CC&Rs shall be submitted
to the Planning Department and approved by the City Attorney. The CC&Rs shall
reflect the common driveway access easements, the pedestrian access easement to
the public park, maintenance of all walls and common landscape areas by the -. -
Homeowners' Association and maintenance of the filters and other water quality
measures required by the California Coastal Commission. The CC&Rs shall also
contain'a 24-hour phone number for the Aera Energy operations to the south and
provide disclosure of potential noise, odor, traffic, safety and other impacts related to
the proximity of ongoing oil operations. The CC&Rs must be in recordable form prior to
recordation of the map. (Mitigation Measure)
3. The following conditions shall be completed prior to recordation of the final map unless
otherwise stated. Bonding may be substituted for construction in accordance with the
provisions of the Subdivision Map Act. (PW)
a. All vehicular access rights to Palm Avenue shall be released and relinquished to the
City of Huntington Beach except at locations approved by the Planning Commission.
b. 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 to the County of Orange and the City with
the following design specifications:
(a) Digital data shall be full size (1:1) and in compliance with the California
coordinate system - STATEPLANE Zone 6 (Lambert Conformal Conic
projection), NAD83 datum in accordance with the County of Orange Ordinance
3809.
(b) Digital data shall have double precision accuracy (up to fifteen significant digits).
(c) Digital data shall have units in US FEET.
(d) A separate drawing file shall be submitted for each individual sheet.
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(e) Digital data shall be in compliance with the Huntington Beach Standard Sheets,
drawing names, pen color and layering conventions.
(f) Feature compilation shall include, but shall not be limited to: Assessor's parcel
Numbers (APN), street addresses and street names with suffix.
3) File Format and Media Specifications:
(a) Shall be in compliance with the following file format:.
• AutoCAD (version 13 or later) drawing file -.DWG
(b) Shall be in compliance with the following media type:
• CD Recordable (CD-R) 650 Megabytes
c. A, reproducible mylar copy and print of the recorded final map shall be submitted to the
Department of public works immediately after recordation.
d. Hydrology and hydraulic studies for both on -site and off -site facilities shall be submitted
for Public Works review and' approval.
e. The sewer and storm drain system located within the private streets shall be private
and maintained by the Homeowners Association.
f. 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.
g. - A Certificate of Insurance shall be filed with the Public Works Department and
approved as to form by the City Attorney.
h. The following shall be dedicated to the City of Huntington Beach:.
1) An easement over the private streets within said tract, for Police, Fire, and Public
Works Department for 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.
4) A public utility over each private street as well as a 2-foot wide public utility .
easement along both sides of each private street.
5) A pedestrian easement over Lot A for the benefit of properties in Tract No. 15795.
i. The final map shall be accepted and recorded prior to issuance of building permits.
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4. The following conditions shall be completed prior to issuance of a grading permit:
a. A Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted for review
and approval. Final grades and elevations on the Grading Plan shall not vary by more
than one foot from the grades and elevations as shown on the conceptual Grading Plan
accompanying the approved Tentative Map. (PW) (Mitigation Measure)
b. A Landscape and Irrigation Plan shall be submitted to the Department of public works
for review and approval by the Park, Tree and Landscape Division. (PW)
c. Coordinate the walk connection from the proposed project to the public park with the
park Landscape Architect's and Engineer's plans. (PW)
d. A detailed soils analysis shall be prepared by a Registered Engineer. This analysis
shall include Phase If Environmental on -site soil 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)
e. 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 and shall include items set forth in
Palm/Golden West Speck Plan and the Coastal Development Permit. Pollution
control facilities shall be designed to handle runoff from an 85'" percentile storm event.
(per
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. 4$1-92
and the conditions of approval, including ,methods -to minimize remediation related
impacts on the surrounding properties. (PW)
g. The name and phone, number of 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 every 250 feet
indicating who to contact 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. He/she will be responsible for ensuring compliance
with the conditions herein, specifically, grading activities, truck routes, construction
hours, noise, etc. Signs shall include the number of the applicant's contact, City
contact (name and number to provided at the time of grading permit issuance)
regarding grading and construction activities, and "I-800-CUTSMOG" if 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)
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The developer shall coordinate with the Department of Public Works, in developing a
truck haul route if the import or export of material is required. This plan shall include
the approximate number of truck trips and the proposed truck haul routes. It shall
specify the hours 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 to the Public Works Department for review and
approval 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)
I. A plan shall be prepared and submitted to both Public Works and Planning
Department's identifying wind barriers around remediation equipment. (PW)
m. Blockwall/fencing plans shall be submitted to an approved by the Department of
Planning. Double walls shall be avoided to the greatest extent feasible. Applicant shall
coordinate with adjacent property owners and make reasonable attempts to construct
one common property wall. If coordination between property owners can not be
accomplished, the applicant shall construct a six (6) foot high wall located entirely within
the subject property and with a maximum two (2) inch separation from property line.
Any removal of walls on private residential property and construction of new common
walls 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. The applicant shall provide proof to the City that all adjacent
property owners have been contacted.
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. (PW) (Mitigation Measure)
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. (PW)
c. Wet down areas to be or that are being graded in the late morning and after work is
completed for the day. (PW) (Mitigation Measure)
d. The construction disturbance area shall be kept as small as possible. (PW)
e. All haul trucks shall be covered or have water applied to the exposed surface prior to
leaving the site to prevent dust from impacting the surrounding areas. (PW)
f. Prior to leaving the site, all haul trucks shall be washed off on -site on a gravel surface
to prevent dirt and dust from leaving the site and impacting public streets. (PW)
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g. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive
dust and noise to surrounding areas: (PWl) .
h. Wind barriers shall be installed along the perimeter of the site. (PW)
The construction contractor shall select the construction equipment used on -site based
on low emission factors and high-energy efficiency. (Mitigation Measure)
j. The construction contractor shall utilize electric or diesel powered equipment in lieu of
gasoline powered engines where feasible. (Mitigation Measure)
k. The, construction contractor shall time the construction activities so as not to interfere
with peak hour traffic, and to minimize obstruction of through traffic lanes adjacent to
the site; if necessary, a flagperson shall be retained to maintain safety adjacent to
existing roadways: (Mitigation Measure) -
I. The construction contractor shall utilize as much as possible precoated/natural colored
building material, water based or low VOC coating, and coating transfer for spray
equipment with high transfer efficiency, such as high volume low pressure (HVLP)
spray method, or manual coatings application such as a paint brush, hand roller, trowel,
spatula, dauber, rag or sponge. (Mitigation Measure)
m. During smog season (May through October), construction activities should be reduced
on days projected to have a Stage 1 smog alert; to minimize exhaust emissions from
vehicles. The construction contractor should attempt to phase and schedule
construction'activities to avoid high ozone days (first stage smog alerts). (Mitigation
Measure)
n. Use low sulfur (0.5%) fuel by weight for construction equipment. (Mitigation Measure)
o. Truck idling shall be prohibited for periods longer than 10 minutes.
p. Attempt to phase and schedule activities to avoid high ozone day's first stage smog
alerts.
q. Discontinue operation during second stage smog alerts. (Mitigation Measure)
r. During all project site excavation and grading on site, the project contractors shall equip
all construction equipment, fixed or mobile, with properly operating and maintained
mufflers consistent with manufacturer's "standards. (Mitigation Measure)
s. The project contractor shall place all stationary construction equipment so that emitted
noise is directed away from sensitive receptors to the east, west and north of the site.
(Mitigation Measure) "
t. The construction contractor shall located equipment staging in areas that will created
the -greatest distance between construction related noise sources and noise sensitive
receptors to the east, west and north of the site during all project construction.
(Mitigation Measure)
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6. On -site parking shall be provided for all construction workers and equipment unless
approved otherwise by the Public Works Department.
7. The property owner- is responsible for all required clean up of off -site dirt, pavement
damage and/or restriping of the public rights -of -way as determined by the Public Works
Department.
8. 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.
CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO.01-011
CONDITIONAL USE PERMIT NO.01-04:
1. The site plan, floor plans, and elevations received and dated May 29, 2001 shall be the
conceptually approved layout with the following modifications:
a. A minimum 15 ft. side setback adjacent to "D" Street shall be provided for the building
at the northeast comer of the property containing Units 1-5. This revision to the site
plan may involve shifting all or some of the buildings and/or drive aisles along Palm
Avenue to comply with all setback, building separation and drive aisle requirements
specified in the Palm Goldenwest Specific Plan.
b. Elevations shall depict colors and building materials proposed, as approved by the
Design Review Board on June 21, 2001.
c. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision
Ordinance and Title 24, California Administrative Code. (Code Requirement)
d. 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)
e.- 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)
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f. Depict the location of all gas meters, water meters, electrical panels, air conditioning
units, mailboxes (as approved by the United States Postal Service), 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.
g.- 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: The proposed public park shall limit its nighttime lighting
to provide for safety and shall be directed to prevent spillage onto adjacent land uses.
(Mitigation Measure)
2. Prior to submittal for building permits, the following shall be completed: -
a. Zoning entitlement conditions of approval shall be printed verbatim on one of the first
three pages of all the working drawing sets used for issuance of building permits
(architectural,'structural, electrical, mechanical and plumbing) and shall be referenced
in the sheet index. The minimum font size utilized for printed text shall be 12 point.:.:
b. - Chimney and vent projections shall be reviewed and approved by the Planning
Director. (DRB)
c. Final fencing design, -colors and materials shall be reviewed and approved by the
Planning Director. (DRB)
d. 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)
e. All Fire Department requirements shall be noted on the building'plans. (FD).
f. A detailed soils analysis shall be prepared by a Licensed 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.
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i. Contact the United States Postal Service for approval of mailbox location(s).
3. Prior to issuance of building permits, the following shall be completed:
a. Submit a copy of the revised site plan, floor plans and elevations pursuant to Condition
No. 1 for review and approval and inclusion in the entitlement file to the Planning
Department; and submit 8 inch by 10 inch colored photographs of all colored
renderings, elevations, materials sample board, and massing model to the Planning
Department for inclusion in the entitlement file.
b. All landscape planting, irrigation and maintenance shall comply with the City
Arboricultural and Landscape Standards and specification. (PW)
c. A separate water meter and backflow prevention device shall be provided for the
irrigation system. (PW)
d. 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. 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)
e. A plan depicting on -site street lighting shall be reviewed and approved by Traffic
Engineering. Lighting shall be privately owned and maintained. (PW)
f. Automatic fire sprinkler and fire alarm systems shall be installed throughout. Shop
drawings shall be submitted and approved by the Fire Department prior to system
installation. (FD)
g. Fire hydrants 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. (Fire Dept. City Specification 407) (FD)
h. Fire lanes will be designated and posted to comply with Fire Dept. City Specification
No. 415. (FD)
i. Fire access roads shall be provided in compliance with City Specification No. 401.
Include the Circulation Plan and dimensions of all access roads. (FD)
j. A Fire Protection Plan in compliance with City Specification No. 426 shall be submitted
for Fire Department approval. (FD)
k. The project shall comply with all provisions of the Huntington Beach Fire Code and Fire
Dept. City Specification -422, Well Abandonment. (FD) .
1. The project shall comply with all provisions of the HBMC Section 17.04.085 and Fire
Dept. City Specification 429, Methane District Building Permit Requirements. (FD)
(Mitigation Measure)
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m. Installation and/or removal of underground flammable or combustible liquid storage.
tanks shall comply with Orange County Environmental Health and HBFD requirements.
Treatment areas may require conformance to City Specification No. 431, Gas Fired
Appliances. (FD) (Mitigation Measure)
n. Address numbers shall be installed on structures to comply with Fire Dept. City
Specification 428. (FD)
o. Names of streets shall be submitted to and approved by the Huntington Beach Fire
Department in accordance with Fire Dept. City Specification No. 409. (FD)
p. Security Gates shall be designed to comply with Fire Dept. City Specification 403. (FD)
q. Secondary emergency access gates shall be secured with KNOX and homeowner
hardware. (FD)
r. All project pool areas shall have a KNOX access installed on entry gates per Fire
Department requirements. (FD)
s. 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)
t. Fire extinguishers will be installed and located in areas to comply with Huntington
Beach Fire Code Standards in City Specification No: 424. (FD)
u. Comply with applicable Coastal Development Permit No. 01-01 and Conditional Use
Permit No. 01-04 conditions of approval.
v. 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)
w. 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, customers and contractors during the project's construction phase and
that adjacent properties will not be impacted by their location. The plan shall also be
reviewed and approved by the Fire Department and Public Works Department. The
applicant shall obtain any necessary encroachment permits from the Department of
Public Works.
4. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and
utilities cannot be released for the first residential unit and issuance of a Certificate of
Occupancy until the following has been completed:
a. Each proposed building shall have a separate domestic water meter and service, sized
to meet the minimum requirements set by the Uniform Plumbing Code (UPC). The
domestic water service lateral shall be a minimum of 1-inch in size. (PW)
b. Separate backflow protection devices -shall be installed per -the Water.Division
standards for all domestic water services. (PW)
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c. The fire sprinkler system, if required by the Fire Department, shall be separate from the
domestic water system, and shall have a backflow protection device, per Water Division
standards. (PW)
d. Each separate Homeowners Association (HOA) and/or public common landscaping
area(s) shall have a separate irrigation meter(s), service(s) and backflow protection
device(s). The meter(s) shall be sized to meet the minimum requirements set by the
Uniform Plumbing Code (UPC). An appropriate Homeowners Association agreement
with CC&R's shall be instituted to provide for the billing and maintenance of any
common area landscape irrigation. (PW)
e. The developer shall enter into a Special Utility Easement Agreement with the City for
maintenance and control of the area within the (public) pipeline easement, which shall
address repair to any enhanced pavement, etc., if City water mains require repair or
maintenance. (PW)
f. All landscape irrigation and planting shall be certified to be in conformance to the City
approved landscape plans by the Landscape Architect of record in written form to the
City Landscape Architect prior to the final landscape inspection and approval.- (PW)
g. Applicant shall provide the 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)
h. Compliance with all conditions of approval specified herein shall be accomplished and
verified by the Planning Department. ,
i. 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.
5. The Planning. Director ensures that all conditions of approval herein are complied with.
The Planning Director shall be notified in writing if any changes to the site plan, elevations
and floor plans are proposed as a result of the plan check process. Building permits shall
not be issued until the Planning Director has reviewed and approved the proposed
changes for conformance with the intent of the Planning Commission's action and the
conditions herein. If the proposed changes are of a substantial nature, an amendment to
the original entitlement reviewed by the Planning Commission may be required pursuant to
the Huntington Beach Zoning and Subdivision Ordinance. .
6. The applicant and/or applicant's representative shall be responsible for ensuring the
accuracy of all plans and information submitted to the City for review and approval.
INFORMATION ON SPECIFIC CODE REQUIREMENTS:
1. Tentative Tract Map No. 16192, Coastal Development Permit No. 01-01 and Conditional
Use Permit No. 01-04 shall not become effective until the ten working day appeal period
has elapsed.
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2. Tentative Tract Map No. 16192, Coastal Development Permit No. 01-01 and Conditional
Use Permit No. 01-04 shall become null and void unless exercised within two (2) years of
the date of final approval which is July 24, 2003. 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.
3. The Planning Commission reserves the right to revoke Tentative Tract Map No. 16192,
Coastal Development Permit No. 01-01 and Conditional Use Permit No. 01-04, 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 shall be paid from the Building, Public Works, and Fire Departments
fees prior to map recordation. (PW),
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. Traffic Impact Fees (assessed per the new TIF Ordinance at $120 per net new daily trip)
shall be paid: (PW)
7. The property on the south side of Palm Avenue identified as Lot No. 1'on Tentative Tract
Map No. 15795 located west of Lot 2 totaling approximately 3.52 net acres shall be
dedicated to the City of Huntington Beach for parkland purposes pursuant to Section
254.08.H. of the HBZSO. The applicant shall submit to the City a Grant Deed, along with
a preliminary title report, granting a fee ownership in the parkland unencumbered by any
easements or covenants, both recorded and unrecorded, which restrict any and all uses
by the City. It shall be the applicant's responsibility as part of the -dedication to obtain,
record, and submit all necessary quitclaims ensuring a proper dedication. The proposed
land shall also be certified clean to the City's Soil Clean -Up Standard, City Specification
431-92 by an acceptable testing firm: Upon acceptance of the Grant Deed language and
the submittal of a title insurance policy in an amount equal to the appraised value of the
land, the City Clerk, if granted authority -as part of the acceptance of the tract map by City
Council, shall record the Grant Deed for the parkland dedication.
8. State -mandated school impact fees shall be paid prior to issuance of building permits.
9. All new utilities shall be installed underground. (PW)
10. Standard landscape code requirements apply (Chapter 232 of the Zoning and
Subdivision Ordinance). (PW)
11. The Water Ordinance No. 14.52, the "Water Efficient Landscape Requirements„ apply for
projects with 2500 sq. ft. of landscaping or larger. (PW)
12. A Certificate of Occupancy must be approved by the Planning Department and issued -by
the Building and Safety Department prior to occupying the building.
13. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction
shall be prohibited Sundays and Federal holidays.
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14. 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.
15. The applicant shall submit a check in the amount of $43 for the posting of the Notice of
Determination 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.
16. A Mitigation Monitoring Fee shall be paid to the Planning Department prior to the
issuance of Building Permits.
C. CONSENT CALENDAR
C-1. - PLANNING COMMISSION MINUTES DATED JUNE 12, 2001 .
A MOTION WAS MADE BY KERINS, SECOND BY LIVENGOOD, TO
APPROVE PLANNING COMMISSION MINUTES DATED JUNE 12, 2001 BY
THE FOLLOWING VOTE:
AYES: Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Hardy
ABSTAIN: Shomaker
MOTION PASSED
D. * NON-PUBLIC HEARING ITEMS - None.
E. PLANNING COMMISSION ITEMS
E-1. PLANNING COMMISSION COMMITTEE REPORTS
Commissioner Kokal announced that the Bolsa Chica Subcommittee will meet
on Monday, July 30, 2001 at 6:00 p.m. in Room B-8, City Hall.
E-2. PLANNING COMMISSION INQUIRIES/COMMENTS
Commissioner Hardy — absent.
Commissioner Kerins — inquired about the annexation proposal by Hearthside
Homes involving the Bolsa Chica Mesa and the Orange County Sanitation
District. Staff mentioned that one aspect of the annexation involves sewer
rights.
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Commissioner Kerins also inquired about the Capital Improvement Program and
the dollar amount transferred from Measure M funds to Public Works for street
improvements. = Staff stated.that Public' Works received approximately $2.4 -
million ($1.2M annually for 2 years) -in Gas Tax dollars, 'not Measure M funds. -
Commissioner Shomaker — voiced concerns about the City's Street.
Sweeping Program, specifically the poor quality and performance of the
sweepers.' She requested this issue be discussed at a future Study Session. -
Commissioner Mandic — none.
Commissioner Livennood — voiced concerns about dust created by -
construction activity at Pacific Coast Highway and Beach Boulevard. He asked
staff to provide information on dust control measures and signage to motorists.
Commissioner Livengood also voiced concerns about the delay in approving the
Chevron Service Station proposed for -.the comer of Goldenwest*Street and
Warner Avenue. Staff explained that the Design Review Board anticipates
receiving a revised site plan from the applicant on August 9i 2001.
Commissioner Kokal - announced that the Shipley Nature Center
Subcommittee will meet on Wednesday, August 1, 2001 at 8:00 a.m. in Room
B-8, City Hall._
Commissioner Kokal also announced that the Subdivision Committee will meet
on Thursday, August 9, 2001 at 3:30 p.m. in Room B-8, City Hall.
Commissioner Kokal expressed birthday wishes to,Commissioner Borden.
Commissioner Borden — provided his email address to viewers who wish to
send get well cards to Joe Sims, volunteer. employee who is recovering from
heart surgery.
F. PLANNING ITEMS
F4. CITY COUNCIL" ACTIONS FROM PREVIOUS MEETING
Scott Hess, Principal Planner reported on the Planning Department items
heard before the City Council at the July 16, 2001 meeting.
F-2. PLANNING COMMISSION ITEMS FOR NEXT MEETING
Herb Fauland. Senior Planner — reviewed items for the August 14, 2001
regular Planning Commission meeting.
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G. ADJOURNMENT — Adjourn to the next regularly scheduled Planning Commission
meeting of Tuesday, August 14, 2001.
HZ: HF: rl
APPROVED BY:
and Zelefsky, Secretary
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Connie Mandic, Chairp rson