HomeMy WebLinkAbout2001-11-13MINUTES
Huntington Beach Planning Commission . .
Tuesday, November 13, 2001
1 L
Huntington Beach Civic Center ,
2000 Main Street, Huntington Beach, California 92648
Study Session
Room B-8
5:15 p.m.
SUNRISE ASSISTED LIVING FACILITY — Wayne Carvalho
PEGASUS SCHOOL EXPANSION.— Jane James
EQUESTRIAN CENTER EXPANSION — Ricky Ramos =
PLANNING COMMISSION INQUIRIES — Herb Fauland
MAJOR PROJECTS UPDATE — Herb Fauland
AGENDA REVIEW — Herb Fauland
PUBLIC COMMENTS
1., Herman Thordsen spoke in opposition of the Pegasus School expansion.
2. Dr..Laura Hathaway spoke in support of the Pegasus School expansion.
-3. - Sandy Perrian spoke in support of the Pegasus School expansion.
4. Laurie Buster spoke in opposition of the Pegasus School expansion.
5. Betty Friedricks spoke in support of the Pegasus School expansion.
6. Marissa Harting spoke in opposition of the Pegasus School expansion.
7. Stacy McLevine spoke in support of the Pegasus School expansion.
Regular Meeting
City Council Chambers
7:00 p.m.
PLEDGE OF ALLEGIANCE
P P A. -P P P P
ROLL CALL: Hardy, Kerins, Shomaker, Mandic; Livengood, Kokal, Borden
AGENDA APPROVAL
A. ORAL COMMUNICATIONS
None.
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11/13/01
Page 2
B. PUBLIC HEARING ITEMS - PROCEDURE: Commission Disclosure Statement(s),
Staff Report Presentation, Commission Questions, Public Hearing, Discussion/Action.
A MOTION WAS MADE BY LIVENGOOD, SECOND BY BORDEN, TO HEAR PUBLIC
HEARING ITEM NO. B-3 AFTER PUBLIC HEARING ITEM NO. B-1 BY THE
FOLLOWING VOTE:
AYES:. Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Shomaker
ABSTAIN: None
MOTION PASSED
B-1. ZONING MAP AMENDMENT NO. 01-03 (GENERAL PLAN CONSISTENCY):
Applicant: City of Huntington Beach Request: To rezone four subareas of
properties to make the zoning designations consistent with the current General
Plan land use designations as follows:
Subarea A (McCallen Park/Boy's and Girl's Club): Rezone from RM-0
(Residential Medium Density with Oil District Overlay) to OS -PR (Open Space —
Park and Recreation). Location: 2309 Delaware (west side, south of Yorktown)
Subarea B (Church of Jesus Christ of Latter Day.Saints): Rezone from RM
(Residential Medium Density) to PS (Public -Semipublic). Location: 19191 17tn
Street (west side, north of Clay)
Subarea C (Water Division Office/Yard): Rezone from IL (Limited Industrial) to
PS (Public -Semipublic). Location: 19001 Huntington Street (southwest comer
of Huntington and Garfield)
Subarea D (Seniors Center): Rezone from OS -PR (Open Space — Park and
Recreation) to PS (Public -Semipublic). Location: 1706 Orange Avenue
(northwest comer of 17tn Street and Orange Avenue). Project Planner: Ricky
Ramos
Zoning Map Amendment No. 01-03 request:
City -initiated request for four properties as follows:
a. Rezone McCallen Park/Boy's and Girl's Club from RM-0 (Residential
Medium Density with Oil District Overlay) to OS -PR (Open Space —
Park and Recreation) to conform to the existing General Plan
designation of OS-P (Open Space — Park);
b. Rezone the Church of Jesus Christ of Latter Day Saints from RM
(Residential Medium Density) to PS (Public -Semipublic) to conform to
the existing General Plan designation of P(RM-15) (Public with
underlying designation of Residential Medium Density);
c. Rezone the Water Division Office/Yard from IL (Limited Industrial) to
PS to conform to the existing General Plan designation of P(I-F2)
(Public with underlying designation of Industrial); and
d. Rezone the Seniors Center from OS -PR to PS,to conform to the
existing General Plan designation of P(RMH-25-d) (Public with
underlying designation of Residential Medium High Density).
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11/13/01
Page 3
Staff s Recommendation: Approve Zoning Map Amendment No. 01-03 with
findings and forward -it -to the City Council based upon the following:
It will bring the subject properties into conformance with the existing
General Plan designation and is consistent with City Council direction
resulting from the 1996-General -Plan update. -
- The proposed zoning designation for each subarea is a more accurate
reflection of the actual use of the site.
Approval of the request will not have any adverse environmental
impacts. Zoning Map Amendment No. 01=03 is within the scope of the
previously certified EIR No. 94-1 for the comprehensive General Plan
update.
- This action is consistent with goals, objectives, and policies of the
General Plan because it supports development in accordance with the
Land Use Plan Map. It will also further goals, objectives, and policies
that pertain to achievement and maintenance of a variety of land uses
that support the recreational, religious, governmental, and human
services needs of residents and businesses in Huntington Beach.
Staff made a presentation to the Commission.
Questions/comments included:
• Zoning/land -use designation
• Deed restrictions for Subarea "D" (Roger's Senior Center)
• General Plan goals for Subarea "D" (Roger's Senior Center)
• Future development plans for Subarea "D" (Rogers Senior Center)
THE PUBLIC HEARING WAS OPENED:
Thomas Bacon, representing Church of Jesus Christ of -Latter Day Saints, spoke
in support of the proposed zone change for Subarea B. He also voiced
concerns about additional development standards related to a PS (Public
Semipublic) use that would require the Church to replace an existing wall. He
requested that the Commission allow the existing,wall to remain unless the
Church decides to make significant.changes to the property that would require a
Conditional Use Permit.
Rhonda Jones Pisani, 16" Street, voiced concerns related toile proposed zone
change of Subarea D (Seniors Center). She stated that the Center provides a
welcome environment to area residents and urged the Commission to continue
this section until staff can provide additional information related to the Center's
future plans.
WITH NO ONE ELSE PRESENT TO SPEAK ON THIS ITEM, THE PUBLIC
HEARING WAS CLOSED.
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Page 4
The Commission voiced concerns related to Subarea D (Roger's Senior Center)
and suggested that this item be continued to a date uncertain until further
research on the existing deed restriction and development plans could be
-identified. <
The Commission voiced concerns related to land designation language. Staff
explained that the proposed zoning map amendments are recommended for
consistency with land use designations identified within the General Plan.
The Commission °asked if it were possible to amend certain land use
designation language (underlying designations) defined in the General Plan.
Staff explained the process, including that such an amendment would require
consideration by the City Council during the next General Plan Update review
period. . , - . . - - -
The Commission asked staff to,address the concems,relayed by Mr. Thomas
-Bacon related to wall requirements listed within the new development
-'standards: Staff assured Mr. Bacon that the -Church is not obligated to replace
the existing wall unless significant changes are made to the property through
the conditional use permit process.
A STRAW VOTE MOTION WAS MADE BY KOKAL, SECOND BY
LIVENGOOD, TO APPROVE ZONING MAP AMENDMENT NO. 01-03,
SUBAREA "A" WITH FINDINGS AND FORWARD TO THE CITY COUNCIL
FOR CONSIDERATION BY THE FOLLOWING VOTE:
AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Shomaker
ABSTAIN: None
MOTION PASSED
A STRAW VOTE MOTION WAS MADE BY LIVENGOOD, SECOND BY
KOKAL, TO APPROVE ZONING MAP AMENDMENT NO. 01-03, SUBAREA
"B" WITH FINDINGS AND FORWARD TO THE CITY COUNCIL FOR
CONSIDERATION BY THE FOLLOWING VOTE:
AYES:
Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES:
None
ABSENT:
Shomaker
ABSTAIN:
None
MOTION PASSED
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Page 5
A STRAW VOTE MOTION WAS MADE BY KERINS, SECOND BY HARDY, TO
APPROVE ZONING MAP AMENDMENT NO.01-03, SUBAREA "C" WITH
FINDINGS AND FORWARD TO THE CITY COUNCIL FOR CONSIDERATION
-BY THE FOLLOWING VOTE:'
AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Shomaker
ABSTAIN: 'None
MOTION PASSED
A STRAW VOTE MOTION WAS MADE BY KERINS, SECOND BY BORDEN,
TO TABLE ZONING MAP AMENDMENT NO.01-03, SUBAREA "D" TO THE
NOVEMBER 27, 2001 PLANNING COMMISSION STUDY SESSION, BY THE
FOLLOWING VOTE:
AYES:
Hardy, Kerins, Mandic, Kokal, Borden_
NOES:
Livengood
ABSENT:
Shomaker
ABSTAIN:
None -
MOTION PASSED -
A MOTION WAS MADE BY LIVENGOOD, SECOND BY HARDY, TO
APPROVE ZONING MAP AMENDMENT NO.01-03 WITH SUBSEQUENT
DRAFT ORDINANCES FOR SUBAREAS "A", "B", AND "C" WITH FINDINGS
AND FORWARD TO THE CITY COUNCIL FOR CONSIDERATION BY THE
FOLLOWING VOTE:
-AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT:- Shomaker
ABSTAIN: None
MOTION PASSED
FINDINGS FOR APPROVAL - ZONING MAP AMENDMENT NO.01-03:
Zoning Map Amendment No. 01-03 to change the zoning on the following
properties:
a. + 3.5 acre McCallen Park/Boy's and Girl's Club from RM-O to OS -PR
(Open Space — Park and Recreation) to conform to the existing General
Plan designation of OS-P (Open Space — Park);
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Page 6
b. + 4.3 acre Church of Jesus Christ of Latter Day Saints from RM to PS
(Public -Semipublic) to conform to the existing General Plan designation
of P(RM-15) (Public with underlying designation of Residential Medium
Density); and,
c. + 4.1 acre Water Division Office.from-IL to PS:(Public-Semipublic) to
conform to the existing General Plan designation of P(1-172) (Public with
underlying designation of Industrial)• .,
is consistent with the objectives, policies, general land uses and
programs specified in the General Plan. The Zoning Map Amendment
would bring the zoning into conformance with the General Plan. This
action is consistent with goals, policies, and objectives of the General
Plan because it supports development in accordance with the land uses
depicted in the Land Use Plan Map. It will also further goals, policies,
and -objectives that pertain to achievement and maintenance of a variety
of land uses that support the recreational, religious, governmental, and
human services needs -of residents and businesses in Huntington Beach.
2. In the case of a general land use provision, the zoning map amendment is
compatible with the uses authorized in, and the standards prescribed for, the
zoning district for which it is proposed. This amendment would change the
land use designation rather than a general land use provision. Future
development will be compatible with the development standards.
3. A community need is demonstrated for the change proposed. With the
adoption of the General Plan in 1996, the community as a whole determined
-a need to modify land use designations to accurately reflect the use on a
property:- The'Zoning Map Amendment will allow the zoning designations on
the subject properties to conform to the General Plan. It will also permit the
existing uses on the subject site to continue to provide services which have
been offered to residents and businesses in the community. .
A. Its adoption will be in conformity with public convenience; general welfare
and good zoning practice. The subject sites are presently designated on the
General Plan; the proposed rezoning action will bring each site into
conformity with the current General Plan designation.
5. The Planning Commission finds that Zoning Map Amendment No. 01-03 is
covered within the scope of Environmental Impact Report No: 94-1 prepared
for, the 1996 General Plan update which was certified by the City Council on
May 13; 1996'and that no further environmental review is required.
B-3. SIX MONTH REVIEW OF CONDITIONAL USE PERMIT NO. 98-291 COASTAL
DEVELOPMENT PERMIT NO.98-35 (TSUNAMI REaTAURANT EXPANSION
AND VALET PARKING):. Applicant: Larry Krueger Request: Six-month review
of the Tsunami Restaurant expansion and valet parking operation. Location:
17236 Pacific Coast Highway (at Warner Avenue)-Proiect Planner. Wayne
Carvalho
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11/13/01
Page 7
Six month review of the previously approved Conditional Use
Permit/Coastal Development Permit for:
- Review for compliance with adopted conditions of approval.
- Review of Code Enforcement action.
- Review of Police Department calls for service.
Staff Recommendation:
- Receive and file as adequate the"six-month review of Conditional Use
Permit No. 98-29/Coastal Development Permit No. 98-35.
- Staff made a presentation to the Commission.
THE PUBLIC HEARING WAS OPENED.
WITH NO ONE PRESENT TO SPEAK ON THIS ITEM, THE PUBLIC HEARING
WAS CLOSED.
A MOTION WAS MADE BY HARDY, SECOND BY KOKAL, TO RECEIVE AND
FILE AS ADEQUATE THE SIX-MONTH REVIEW OF CONDITIONAL USE
PERMIT NO.98-29/COASTAL DEVELOPMENT PERMIT NO. 98-35, BY THE
FOLLOWING VOTE:
AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Shomaker
ABSTAIN: None
MOTION PASSED
CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.98-
29/COASTAL- DEVELOPMENT PERMIT NO.98-35:
1. , The valet parking plan received and dated September 25, 1998 and floor
plan dated April 13, 1998 shall be the conceptually approved layout.
2. Prior to submittal for building permits, the following shall be completed:
a. Zoning entitlement conditions of approval shall be printed verbatim on
the second page of all the working drawing sets used for issuance of
building permits (architectural, structural, electrical, mechanical and
plumbing).
b. All Fire Department requirements shall be noted on the building plans.
(FD)
3. Prior to issuance of building permits, the following shall be completed:
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Page 8
a. A copy of the reciprocal access agreement between the subject property
and adjacent commercial properties shall be submitted for inclusion into
the entitlement file. If no reciprocal access. easement is recorded on the
property, then the property owner shall enter into irrevocable reciprocal
driveway and parking easement between the subject site and adjacent
commercial properties. The owner shall be responsible for making
necessary improvements to implement the reciprocal driveways. The
legal instrument shall be submitted to the Planning Department a
minimum of 30 days prior to building permit issuance. The document
shall be approved by the Planning Department and the City Attorney as
to form and content and, when approved, shall be recorded in the Office
of the County Recorder. - A copy of the recorded document shall be filed
with the Planning Department prior to issuance of the Certificate of
Occupancy. (Code Requirement) - ; . .
b. A, parking plan shall be submitted to the Planning Department for review
and approval. The plan shall identify the location of short-term parking
spaces.
4.- .Prior to issuance of. a Certificate of Occupancy, the following shall be
completed:.
a. The applicant shall obtain the necessary permits from the South Coast
Air Quality Management District and submit a copy to Department of
Community Development:
b. Address numbers will be installed to comply with City Specification No.
428. The size of the numbers will be sized a minimum of six (6) inches
with a brush stroke of one and one-half (1-1/2) inches. (FD)
c. 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. -low-level exit signs will -be included. (FD)
d. Service roads and fire lanes, as determined by the Fire Department,
shall be posted and marked. (FD)
e. Compliance with all conditions of approval specified herein shall be
accomplished and verified by the Planning Department.
f. 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 use shall comply with the following:
a. The hours of operation_ for the. restaurant shall be limited to between
5:00 PM to 12:00 AM. Any proposal to expand the hours of operation
shall require submittal of a parking analysis by a certified traffic engineer.
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Page 9
The study shall be submitted to the Planning Department and Public
Works Department for review, -and shall be forwarded to the Planning
Commission as a non-public hearing item prior to expanding the hours.
Notification of the expanded hours shall be provided to the other
commercial tenants in the center.
b. The valet service shall not operate earlier than one-half (1/2) hour before
the restaurant opens.
c. Valet parking service for a minimum of 32 tandem parking spaces shall
be provided for all patrons of the commercial center during the
restaurant's hours of operation; there shall be no charge to the patrons
of the center for this service.
d. If valet service is ever discontinued, the 900 square foot suite shall be
converted back into a retail use.
e. Service roads and fire access lanes, as determined by the Fire
Department, shall be posted and marked. (FD)
f. Service roads and fire access lanes shall be maintained. If fire lane
violations occur and the services of the Fire Department are required,
the applicant will be liable for expenses incurred. (FD)
g. Prior to the sale of alcoholic beverages, a copy of the Alcoholic
Beverage Control Board (ABC) license, along with any special conditions
imposed by the ABC, shall be submitted to the Planning Department for
the file. Any conditions that are more restrictive than those set forth in
this approval shall be adhered to.
h. Valet signage shall include information legible to motorists that the valet
service is free, and that gratuity is not required. (AMENDED 3113101)
i. Dumping of bottles and cans shall be prohibited between the hours of 10
PM and 8 AM to. minimize noise impacts to the surrounding residents.
(ADDED 3/13101)
6. The Planning Director ensures that all conditions of approval herein are
complied with. The Planning Director shall be notified in writing if any
changes to the site plan, elevations and floor plans are proposed as a result
of the plan check process. Building permits shall not be issued until the
Planning Director has reviewed and approved the proposed changes for
conformance with the intent of the Planning Commission's action and the
conditions herein. If the proposed changes are of a substantial nature, an
amendment to the original entitlement reviewed by the Planning Commission
may be required pursuant to the HBZSO. -
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7: A parking management plan shall be submitted to the Planning Department
for review and approval within seven (7) days from the action on the one-
year review. The plan shall address the following:
a. Valet sign size, locations, number, copy, and time restrictions;
b. Employee parking plan, including number of employees, number of
shifts, and parking locations; -. ,
c. Short-term parking plan, including number and location;
d. Restrict valet from parking cars within the rear 50 ft. of the rear valet lot
after 9 PM;
e. Identification of valet parked vehicles.
The plan shall become effective and implemented immediately upon the
approval by the City. (ADDED 3/13101)
8. Fire lanes shall be designated and posted to comply with Fire Dept. City
Specification No. 415, including painted red -curbs, striping, and signing.
(ADDED 3113101)
9. A review of the restaurant use and valet parking operation shall be
conducted by staff within six (6) months (October; 200.1). A report shalt be
transmitted to the Planning Commission with a public hearing. (ADDED
3113101)
B-2a. GENERAL PLAN AMENDMENT NO.01-01, ZONING MAP AMENDMENT NO.
01-02: ADDENDUM TO ENVIRONMENTAL IMPACT REPORT NO.99-2
(SUNRISE ASSISTED LIVING FACILITY): Applicant: Sunrise Development,
Inc. Request:. GPA: To re -designate approximately 4.82 acres of property from
Residential Medium Density to Public; ZMA: -To rezone the property from
Residential Medium Density to Public Semipublic. Location: 2134 Main Street
(north of Yorktown Ave.; west of Ranch Lane). Project Planner: Wayne
Carvalho -
- i General Plan Amendment No. 01-01 request:
- Redesignate 4:82 acres of property from Residential Medium Density
(RM) to Public (P).
• Zoning Map Amendment 01-02 request:
Rezone 4.82 acres of property from Residential Medium Density — Oil
overlay (RM-O) to Public Semipublic (PS) consistent with the proposed
General Plan designation.
• Addendum to Final Environmental Impact Report No. 99-2
Identifies potential environmental effects from amendments to the
General Plan and Zoning designations.
Identifies potential environmental effects from construction of proposed
assisted living facility.
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Page 11
Determine whether Final EIR 99-2 analysis remains valid with revised
project.
Staffs Recommendation: Approve Addendum to Final Environmental
Impact Report No. 99-2, and approve General Plan Amendment No. 01-01
and Zoning Map Amendment No. 01-02 with findings based upon the
following:
- Proposed General Plan designation specifies goals that provide for
human service uses that support the needs of existing and future
residents.
- New land use designation will allow for development of housing for
senior citizens, and the physically and mentally challenged.
Re -designation will result in compatible. land uses and will not impact
surrounding property values.
- Proposed amendments to General Plan and zoning designations will not
result in significant adverse environmental impacts.
B-2b. CONDITIONAL USE PERMIT NO.01-18 (SUNRISE ASSISTED LIVING
FACILITY): Applicant: Sunrise Development, Inc. Request: a) To construct a
two-story 97 unit assisted living facility in three buildings totaling 66,000 sq. ft.
and associated site improvements; b) to develop a lot with a grade differential
greater than three (3) feet between the high and low points of the site; and c) to
construct retaining walls with a maximum height of 6-8". Location: 2134 Main
Street (north of Yorktown Avenue west of Ranch Lane) Project Planner:
Wayne Carvalho
Conditional Use Permit No. 01-18 request:
- Construct a 97 unit assisted living facility (General Residential Care use)
in three buildings totaling 66,000 sq. ft.
- Development on a lot that has a grade differential greater than three (3)
feet between the high and low points.
- -Retaining walls with maximum heights of 6'-8A
Staffs Recommendation: Approve Conditional Use. Permit No. 01-18 with
modifications and a Statement of Overriding Considerations with CEQA
Findings, of Fact and with a Mitigation Monitoring Program based upon the
following:
- Project is consistent with proposed Public (P) Land Use designation of
the General Plan.
Project will provide housing for senior citizens, and the physically and
mentally challenged.
Project is designed to be compatible with adjacent land uses and will
minimize impacts to the existing topography and mature vegetation.
The social and overall benefit of the project outweighs the potential
adverse impacts to cultural resources and aesthetics on the site.
• Staff's Suggested Modifications:
Conditional Use Permit No. 01-18
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Page 12
- Retaining walls along north side of access road be terraced to minimize
impacts to the existing topography and mature vegetation.
Commissioners Kerins, Uvengood, Kokal and Borden all disclosed that they
visited the project site. Commissioner Hardy disclosed that she spoke with the
applicant.
Staff made a presentation to the Commission.
Questions/comments included:
• Why are certain mitigation measures repeatedly mentioned in different
sections of the staff report?
• What qualifies a project as being in keeping with the goals and
objectives of the General Plan?
• What is the permitted public access area of the project?
+ What is the closest nursing facility?. -
+ Does the gazebo pictured in the site plan cover one of the two
abandoned oil wells mentioned in the staff report?
Staff explained that specific mitigation measures repeat themselves because
they are similar but not identical; and that staff will try to eliminate any
unnecessary items.
Staff suggested that the Commission refer to the project's findings within the
staff report and elaborated on the project features in order to explain how the
project meets the goals and objectives of the`General Plan.
THE PUBLIC HEARING WAS OPENED:
Wayne Sant, applicant with Sunrise Development, provided the Commission
background information on his company. Mr. Sant explained the objectives of
assisted living facilities, including the services they provide to their residents.
He handed out photos of other properties managed by Sunrise and mentioned
that Sunrise offers specialized services for those afflicted by Alzheimer's
Disease. He also addressed concerns voiced by past City Council and Planning
Commission Members related to grading and project square footage.
Mr. Sant voiced concerns about the funding obstacles associated requiring a
covenant on the open space/knoll area. " " '
Mr. Sant requested that the Commission allow Sunrise to name the facility
"Sunrise of Huntington Beach", and that the knoll area be referred to as
"Northam Park". "He further added that Sunrise would provide an arborists'
report to update the tree preservation information provided in the report.
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The Commission voiced concerns about public access to the open space/knoll
-area. Mr. Sant explained that Sunrise of Huntington Beach is a semi-public
facility, and although they would not encourage public access to the open space
area, they would not restrict it either in order to serve those who visit or reside at
..the facility. -
The Commission inquired about the number of vehicles owned by residents.
The applicant stated about 3 of 126 residents own vehicles and eventually sell
them because the facility provides transportation.
The Commission inquired about the monthly rental rate. The applicant stated
that monthly rent with full service begins at $2000.00 and increases depending
on the amount of nursing care needed. Aizheimer's patient's monthly rental
rates start at approximately $4000.00.
The Commission inquired about the cottage building roof height and the
applicant stated that Sunrise would comply with'the building code requirement
of 18 feet.
The Commission inquired about the applicant's plan for a permanent, historical
display. The applicant stated that Sunrise will consult with a local historian
about the design, but where to locate the display was undecided at the present
time.
The Commission asked the applicant to define "tea room". The applicant
explained that a "tea room" is another term for "kitchenette", or an area including
a sink and microwave oven or small refrigeration appliance.
In reference to a question asked of staff earlier in the presentation, the applicant
stated that the closest nursing facility was Sun Bridge Nursing Home, located
near Florida and Delaware streets.
WITH NO ONE ELSE PRESENT TO SPEAK, THE PUBLIC HEARING WAS
CLOSED.
The Commission praised the applicant for'presenting a high quality project that
is aesthetically pleasing and provides a valuable use to the City. They also
commented on their willingness to mitigate concerns raised in previous
discussions with the Commission and City Council.
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A MOTION WAS MADE BY LIVENGOOD, SECOND BY KERINS TO
APPROVE THE ADDENDUM TO ENVIRONMENTAL IMPACT REPORT NO.
99-2 AND FORWARD TO THE -CITY COUNCIL BY THE FOLLOWING VOTE:
AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Shomaker
ABSTAIN: ' - -None
MOTION PASSED
A STRAW VOTE MOTION WAS MADE BY LNENGOOD, SECOND BY
BORDEN, TO -APPROVE THE PROJECT_(CONDITIONAL USE_PERMIT NO.
01-18) BY THE FOLLOWING VOTE:
AYES: Hardy, Kerins, Maridic, Livengood, Kokal, Borden
NOES: ' None
ABSENT: Shomaker
ABSTAIN: None
MOTION PASSED
Discussion ensued regarding the need for a covenant assuring that the existing
knoll be maintained as open space.
The Commission requested that the applicant consider adding an additional
historical display to the proposal.
The Commission voiced concerns about burrows on the site.
The Commission requested that the applicant consider including as part of the
historical display some of the existing brick,pavers currently located on the
property.
The Commission read through additional conditions of approval suggested by
Public Works staff.
A MOTION WAS MADE BY LIVENGOOD, SECOND BY KERINS TO
APPROVE GENERAL PLAN AMENDMENT NO. 01-01 AND FORWARD
RESOLUTION NO. 1665 TO THE CITY COUNCIL BY THE FOLLOWING
VOTE:
AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Shomaker
ABSTAIN: None
MOTION PASSED
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A MOTION WAS MADE BY LIVENGOOD, SECOND BY HARDY, TO
APPROVE ZONING MAP AMENDMENT NO. 01-02 WITH FINDINGS AND
FORWARD THE DRAFT ORDINANCE TO THE CITY COUNCIL BY THE
FOLLOWING VOTE: "
AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Shomaker
ABSTAIN: None
MOTION PASSED
A MOTION WAS MADE BY LIVENGOOD, SECOND BY KERINS, TO
APPROVE CONDITIONAL USE PERMIT NO.01-18 WITH FINDINGS AND
MODIFIED CONDITIONS OF APPROVAL AND A STATEMENT OF
OVERRIDING CONSIDERATIONS BY THE FOLLOWING VOTE:
AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: Shomaker.
ABSTAIN:" " None .
MOTION PASSED
FINDINGS FOR APPROVAL - ZONING MAP AMENDMENT NO.01-02:
Zoning Map Amendment No. 01-02 to change the zoning on a 4.82 acre
parcel from Residential Medium Density to Public Semipublic is consistent
with the objectives, policies, general land uses and programs specified in the
General Plan and any applicable specific plan. The proposed change is
consistent with General Plan Amendment No. 01-01 which is being
processed concurrently. The land uses in the surrounding area are
consistent with the proposed change in zoning. There will be appropriate
infrastructure and services available to support the proposed development.
2. In the case of a general land use provision, the zoning map amendment is
compatible with the uses authorized in, and the standards prescribed for, the
zoning district for which it is proposed. The changes proposed would be
compatible with the uses in the vicinity, which are residential, commercial
and public.
3. A community need is demonstrated for the change proposed. The changes
would expand the opportunities for assisted care housing and address the
needs for the aging population.
4. Its adoption will be in conformity with public convenience, general welfare
and good zoning practice. The zoning map amendment will provide more
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opportunities for senior residents in need of assistance in daily living to live
-in Huntington Beach
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.01-18:
Conditional Use Permit No. 01-18 for -the establishment, maintenance and
operation of the 97 unit assisted living facility, development on a lot with
greater than a three foot grade difference between the high and low points,
and retaining walls up to V-8" in height will not be detrimental to the general
welfare of persons working or residing in the vicinity or detrimental to the
value of the property and improvements in the neighborhood. Based upon
the conditions imposed, the proposed project will not impact the surrounding
properties including Pacific Ranch and the Seacliff Office Park.
2. the proposed project will be compatible with the surrounding land uses.
The designn-of the three buildings and associated parking, open space and
'landscaping'- improvements is in keeping with'the surrounding residential and
-commercial developments. The building heights will not exceed the heights
of abutting residential and commercial structures, while grading of the site
will minimize impacts to the existing topography. The design of the access
road, terraced retaining walls and landscaping will maintain the existing
topography and mature landscaping on the majority of the site.
Furthermore, the existing knoll will remain as a passive open space area.
3. The proposed assisted living facility 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 with the exception of the
requested retaining wall heights. In addition, any specific condition required
for the proposed use in the district in which it would be located. The project
will comply with all height-, setback, landscaping and parking provisions of
the ZSO. :The proposed retaining walls are designed to protect the
proposed cut and will terrace the existing slope condition while minimizing
grading impacts to the knoll.
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
Public on the subject property. In' addition, it is consistent with the following
goals and policies of the General Plan:
a. ` Obiective LU" 13.1' Provide for the development of new uses, such as
human service, cultural, educational, infrastructure, religious, and other
uses that support the needs of existing and future residents and
businesses.
b. Obiective LU 9.5 Provide for the development of housing for senior
citizens, the physically and mentally challenged, and very low, low and
moderate -income families.
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c. Policy LU 9.5.2 Require that special needs housing is designed to
be compatible with adjacent residential structures and other areas
designated for other categories of use provided that no adverse impacts
will occur.
The assisted living facility will provide housing opportunities for elderly
persons with special needs including assistance with activities of daily
living (ADL). The proposed use will be designed to be compatible with
surrounding uses and structures.
CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 01-18:
1. The site plan, floor plans, and elevations received and dated May 7, 2001
shall be the conceptually approved layout with the following modifications:
a. Final design of building elevations including colors and materials shall
reflect the -action by the Design Review Board. (DRB)
b. Maximum building height for the cottage building shall be 18 ft. to comply
with the Zoning and Subdivision Ordinance.
c. A minimum 30-inch high open view (e.g. wrought iron) fence shall be
installed along Yorktown Avenue at the top of slope adjacent to the Main
and Satellite buildings. (PD)
d. The used brick remains from the Northam Ranch House shall be
incorporated into the project in the means of brick pavers at the lookout
point at the top of the knoll.
e. Parking lot striping detail shall comply with Chapter 231 of the Zoning
and Subdivision Ordinance and Title 24, California Administrative
Code. (Code Requirement)
f. Depict all utility apparatus, such as but not limited to back flow devices
and Edison transformers on the site plan. Utility meters shall be
screened from view from public rights -of -way. Electric transformers in a
required front or street side yard shall be enclosed in subsurface vaults.
Backflow prevention devices shall be prohibited in the front yard setback
and shall be screened from view. (Code Requirement)
g. 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
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review and approval with the application for building permit(s). (Code
Requirement)
h. 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.
i. 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.
j. . The developer shall construct a catch basin at the northwest comer of
Ranch Lane and Yorktown Avenue. This structure shall be designed to
accommodate the additional flows anticipated from the proposed project.
(PW, Mitigation Measure) -
k. To the extent practicable, and to the satisfaction of the City of
Huntington Beach Planning Department, the Applicant shall incorporate
appropriate design elements from the surrounding development,
including form, ornamentation, and color, in order -to make the
appearance of the buildings proposed as consistent or as
complementary as possible to the surrounding development. (Mitigation
Measure)
I. To the extent practicable, and to the satisfaction of the City of
Huntington Beach Planning Department, the landscape plan for the
proposed project shall provide a green buffer between the proposed
development and the Pacific Ranch townhomes by more densely
clustering trees along the northern and eastern boundaries of the project
site. (Mitigation Measure)
2. Prior to issuance of demolition permits, the following shall be completed:
a. The applicant shall follow all procedural requirements and regulations of
the South Coast Air Quality Management District (SCAQMD) and any
other local, state, or federal law regarding the removal and disposal of
any hazardous material including asbestos, lead, and PCBs. These
requirements include but are not limited to: survey, identification of
removal methods, containment measures, use and treatment of water,
proper truck hauling, -,disposal procedures, and proper notification to any
and all involved agencies.
b. Pursuant to the requirements of the South Coast Air Quality
Management District, an asbestos survey shall be -completed.
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c. The applicant shall complete all Notification requirements of the South
Coast Air Quality Management District.
d. The City of Huntington Beach shall receive written verification from the
South Coast Air Quality Management District that the Notification
procedures have been completed.
e. All asbestos shall be removed from all buildings prior to demolition of any
portion of any building.
f. A track hauling and routing plan for all trucks involved in asbestos
removal and demolition of the existing structures shall be submitted to
the Department of Public Works and approved by the Director of Public
Works.
g. The applicant shall disclose the method of demolition on the demolition
permit application for review and approval by the Building and Safety
Director.
h. Under supervision of the City Director of Planning, the Applicant shall
retain a qualified consultant to prepare comprehensive documentation of
the remains of the Northam Ranch House (notably the brick and stone
foundation) and Garage/Carriage House as it currently exists, performed
prior to the commencement of any alteration, grading, and/or demolition.
The documentation shall be consistent with Historic American Buildings
Survey (HABS) standards and involve consultation with the State Historic
Preservation Office and National -Park Service. (Mitigation Measure)
3.- Prior to issuance of grading permits, the following shall be completed:
a. A Grading Plan, prepared by a Licensed Civil Engineer, shall be
submitted to the Public Works Department for review and approval. The
plan shall also include an erosion and silt control plan for all water runoff
during construction and site preparation work. The following shall be
incorporated into the grading plan:
1) Private sewer system.
2) Private storm drain system.
3) Storm drain catch basin at the northwesterly comer of Yorktown
Avenue and Ranch Lane.
4) Remove existing- driveway approach along Yorktown Avenue and
replace with curb, gutter and sidewalk, per City standard plans. (PW)
b. Final hydrology and hydraulic studies for both on and off site facilities
shall be submitted for Public Works review and approval, including
Yorktown Avenue and Lake Street intersection calculations. (PW)
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-c. - A.sewer study for both existing and proposed shall be required. In
addition, flow tests may be required as determined by the Public Works
Department. (PW)
d. A detailed soils analysis shall be prepared by a registered engineer.
This analysis shall include on -site soil sampling and laboratory testing of
materials to provide detailed recommendations for grading, chemical and
fill properties, liquefaction, retaining walls, streets, and utilities. (PW)
e. A complete set of landscape plans, prepared by a licensed landscape
architect, shall be submitted to the Park, Tree and Landscape Division
for approval. The plans shall depict all slope planting. (PW)
f. In 1998, an arborist report (Holcomb) identified all 134 trees on site as
healthy. The developer shall submit a separate or updated arborist
report of all -existing mature trees on site (Mature trees are those which
have a 10" trunk caliper @ 4'-6'-' above grade). The arborist report shall
state the health of the tree and if it is to be removed. Any healthy trees
removed shall be replaced with (2) 36" box trees (or the palm height
equivalent) on the site (PW,- Mitigation Measure)
g. There are existing "Phoenix Canadensis" palm trees existing on site.
Prior to transporting or removing them, a palm specialist, approved by
the City's Landscape Architect, -shall determine their health and that they
are free of disease. (PW) -•
h. Developer shall where possible, translocate existing palms to their
permanent locations on site. When this is not possible, the palms shall
be temporarily held in a holding area within the general vicinity of the
site. The palms shall be irrigated, fertilized, and maintained per
professional palm transplanting and arboricultural standards. A palm
specialist shall provide BI-monthly reports as to the health and
recommendations for the palms during the temporary storage and during
the final installation, plant establishment, and maintenance period. The
length of establishment and the maintenance/guarantee period shall be
365 days (1 year) for existing site palms. Newly imported palms
purchased from growing grounds further than 10 miles from the coastline
shall be guaranteed for 730 days (2 years). (PW)
I. Existing mature trees that are to be removed must be replaced at a 2 for
1 ratio with a 36" box tree or palm equivalent (I T-14' of trunk height for
Queen Palms and 8'-9' of brown trunk). 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)
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j. - 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)
k. 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 whom 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 applicants contact, City
contact (Public Works Construction Manager 714-536-5431) regarding
grading and construction activities, and "1-800-CUTSMOG" if there are
concerns regarding fugitive dust and compliance with AQMD Rule No.
403. (PW)
I. 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) -
m. A construction vehicle control plan shall be prepared by the developer
for approval by the City Department of Public Works. The developer
shall also 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, Mitigation Measure)
n. The applicant's grading/erosion control plan shall abide by the provisions
of AQMD's Rule 403 as related to fugitive dust control. (PW)
o. 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) - -
p. A plan shall be prepared and submitted to both Public Works and
Planning Department's identifying wind barriers around remediation
equipment. (PW)
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q. - In accordance with NPDES requirements, the Applicant shall submit to
the California Regional Water Quality Control Board, Santa Ana Region,
a Notice of Intent (NOI) to comply with NDPES, and a water quality
management plan (WQMP) shall be prepared by a civil or environmental
engineer, for the City's review, prior to issuance of a grading permit. The
WQMP shall include provisions for protecting runoff and ground water
quality in the event of well removal or re -abandonment, and shall identify
Best Management Practices -to reduce any potential effects to a less -
than -significant level. (Mitigation Measure).
r. The* developer- shall pay fair share fees, to be determined by the City, for
improvements to the water supply and distribution facilities necessitated
by the proposed project. (Mitigation Measure)
s. The developer shall obtain a "will serve" letter from the Orange County
Sanitation District, or the City of Huntington Beach Public Works
Department, whichever is deemed appropriate by the City, for sewer
services. (Mitigation Measure)
t. � The developer shall pay fair share fees, as deemed appropriate by the
City, for the improvements to the existing sewer system necessitated by
the proposed project. (Mitigation Measure)
u: To the approval of the City Director of Planning, the Applicant shall
salvage any historical elements or. fittings of the structure(s) which may
be useful for reuse or display prior to the commencement of any
alteration, -grading, and/or demolition of the site. Any salvaged elements
or fittings shall be given to the City of Huntington Beach Department of
Public Works for safe keeping and/or future use in structures or public
displays. (Mitigation Measure)
v. Prior to the issuance of a grading permit, the Applicant shall provide the
,iCity of Huntingtori Beach and other public venues, such as the local
library'. Historical Society --museum,. and schools with the full
(HABS/HAER) documentation and elements of the historic property in
the form of traveling and permanent exhibits commemorating the historic
resource: (Mitigation, Measure)'
w. Where avoidance or transplantation of on -site trees are not possible, the
proposed -development should be landscaped with mature, healthy trees
of comparable species. Landscape plans shall be approved by the City
Director of Planning and the Director of Public Works prior to project
approval. In addition, refer to Mitigation Measure 3.2-1 for a detailed
description of the measures required to reduce impacts caused by the
removal of. mature -trees to a less -than -significant level. (Mitigation
. . Measure)
x. To the maximum extent practicable, all mature palms on the project site
(as determined in PRAC 1998) shall be preserved on -site, in place.
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Where preservation in place is not possible, mature palms, where
practicable, shall be relocated on -site, preferably along Yorktown
Avenue, Seabluff Drive, and the northern boundary of the project site.
For all tree species, mature specimens (as determined in PRAC 1998)
shall be incorporated into the landscape palette, and relocated on -site to
the extent practicable.
Mature specimens of any.species that cannot practicably be relocated
on -site shall first be offered to the City for planting in City parks. For
specimens that have been offered to the City, but which the City cannot
accommodate, one of the following actions shall be implemented, in the
order of preference listed below:
-1) Thirty-six inch boxed specimens of identical species, where
practicable, shall be planted on -site at a 2:1 replacement -to -impact
ratio; or
2) The monetary equivalent of the value of either the existing tree or the
two required (per 2:1-City formula) 36-inch box tree replacements,
whichever is greater, shall be provided by the Project Applicant. All
funds shall be deposited. in an ,account established for the sole
purpose of funding the " establishment' or enhancement of tree
planting projects within. the City , of Huntington Beach. (Mitigation
Measure)
y. The developer/landowner shall have entered into a written mitigation
agreement with the school district which shall require payment, as school
mitigation fees, of the maximum amount permitted by law. (Mitigation
Measure)
Z. The property owner shall sign, notarize, and record with the County
Recorder a covenant assuring that the existing knoll, topography, and
landscaping, as modified with the approved site plan, be maintained as
open space in perpetuity. The covenant shall be submitted to the
Planning Department, reviewed and approved as to form by the City
Attorney, prior to recordation. A copy of the recorded covenant shall be
submitted to the Planning Department for inclusion into the entitlement
file.
aa. Blockwall/fencing plans (including a site plan, section drawings, 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 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 identify materials, seep holes and drainage.
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4. Prior to submittal for building permits, the following shall be completed:
a. The Design Review Board shall review and approve the following:
1) Final design of elevations including proposed colors and materials.
2) Conceptual landscape plan.
b. Submit a copy of the revised site plan, floor plans and elevations
incorporating the Design Review Board's (DRB) action 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.
c. 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
d.. Submit three (3) copies of the site plan and the processing fee to the
Planning Department for addressing purposes. (FD)
e. The facility shall be constructed in compliance with the State acoustical
standards for buildings that lie within the 60 CNEL contours of the
property. Evidence of compliance shall consist of submittal of an
acoustical analysis'report and plans, prepared under the supervision of a
person experienced in the field of acoustical engineering, with the
application for building permit(s). (Code Requirement)
f. 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) (Mitigation Measure)
g. 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.
h. 'The Applicant shall incorporate the Northam name into any development
on the'subject property, and shall include appropriate signage indicating
the name chosen. (Mitigation Measure)
5. Prior to issuance of building permits, the following shall be completed:
a. An Alquist Pdolo study shall be required. (PW)
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b: All landscape planting, irrigation and maintenance shall comply with the
City Arboricultural and Landscape Standards and Specifications. (PW)
c. 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
and/or 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)
d. 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.
e. Habitable structures (occupied for greater than 2,000 hours per year)
shall be located outside of setback zones, in'accordance with the
provisions of the Alquist-Priolo Act. No development shall be allowed
within a 50-foot structural setback zone on either side of the fault, with
the exception of a 20-foot "special design encroachment zone*' which
shall be designated as the outer 20 feet on each side of the 100-foot
total width structural setback zone. Structures located within this
encroachment zone shall require special structural designs, and school
and hospital uses shall be forbidden. (Mitigation Measure)
f. Structures within the "special design encroachment zone" (the outer 20
feet of the 50-foot structural setback zone) shall be constructed
according to prevailing City Code standards for strong ground motion.
(Mitigation Measure)
g.. Utilities that cross the setback zone shall be equipped with automatic
shutoff valves and flexible connections to help prevent the possibility of
disruption. (Mitigation Measure)
h. All structures shall be constructed in accordance with the 1997 Uniform
Building Code. (Mitigation Measure)
6. The structure(s) cannot be occupied, the final building permit(s) cannot be
approved, and utilities cannot be released, and Certificate of Occupancy
issued until the following has been completed: � - .
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a. Any existing water meters and service laterals- serving the site shall be
abandoned perthe City Water Division Standards, unless approved
otherwise by the Water Division. (PW)
b. The proposed development shall have a separate domestic water
service and meter, installed per Water Division standards, and sized to
meet the minimum requirements set by the Uniform Plumbing Code
(UPC). The domestic water service -shall be a minimum of 2-inches in
size. (PW)
c. • The fire protection water system shall be private and shall be separate
= from the domestic and irrigation systems. (PW)
d. Common and landscaping shall have separate irrigation service(s) and
meter(s), sized to meet the minimum requirements set by the Uniform
Plumbing Code (UPC). The irrigation water service shall be a minimum
2-inches in size. (PW)
e. Anstallation of required landscaping and irrigation systems shall be
completed. (PW)
f. All public water facilities and appurtenances shall be located within the
public right of way or within easements approved by and dedicated to
the City of Huntington Beach-, The developer shall enter into a Special
Utility Easement Agreement with the City.for maintenance and control of
the area within the (public) water facilities easement, which shall address
repair to any enhanced pavement, etc. if City water facilities require
repair or maintenance. (PW)
g. _ -Separate backflow protection devices shall be installed per Huntington
Beach Water Division Standards for domestic, irrigation and fire
suppression water services. (PW)
h. The existing water service and meters located on Yorktown Avenue and
Ranch Lane shall be abandoned per Water Division standards. The
existing vault shall be removed to Water Division standards. (PW)
i. An Automatic sprinkler and fire alarm system shall be installed
throughout. Shop drawings shall be submitted and approved by the Fire
Department prior to system installation: (FD)
j. Food preparation fire protection systems shall be submitted as separate
plans for permits to the Building and Safety Department for routing to the
Fire Department. (FD)
k... Fire hydrants shall 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. Indicate
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hydrant locations and Fire Department connections. The project
requires three (3) hydrants. (City Specification No. 407). (FD)
I. Fire lanes will be designated and posted to comply with Fire Dept. City
Specification No. 415. (FD)
m. Fire access roads shall be provided in compliance with Fire Dept. City
Specification 401. Include the Circulation Plan and dimensions of all
access roads. (FD)
n. A Fire Protection Plan shall be submitted to Fire Department approval in
compliance with City Specification No. 426. (FD)
o. The project will comply with all provisions of the Huntington Beach Fire
Code and Fire Dept. City Specification Nos. 422, Well Abandonment.
(FD) (Mitigation Measure)
p. The project shall comply with all provisions of Huntington Beach
Municipal Code Title 17.04.085 and Fire Dept. City Specification No.
429, Methane District Permit Requirements. (FD) -
q. Address numbers shall be installed on structures to comply with Fire
Dept. City Specification 428. (FD)
r. Street names shall be approved by the Fire Department per City
Specification No. 409. (FD)
s. Elevators shall be sized to accommodate an ambulance gumey. The
minimum dimensions are 6'-8" wide by 4'-3" deep with a 42-inch wide
right or left side opening. Center opening doors require a 54-inch depth.
(FD)
t. Exit signs and exit path markings shall be provided in compliance with
the Huntington Beach Fire Code and Title 24 of the California
Administrative Code. (FD)
u. Fire extinguishers shall be installed and located in areas to comply with
Huntington Beach Fire Code Standards found in City Specification No.
424. (FD)
v. The area designated for the Cottage Building (Phase Two) shall be
landscaped to the satisfaction of the City's Landscape Architect until
such time the building is constructed.
w. Compliance with all conditions of approval specified herein shall be
accomplished and verified by the Planning Department.
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x. 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.
y. To the approval of the Director of Planning, and prior to the issuance of
an occupancy permit, the Applicant shall create a permanent, on -site
-'interpretive display presenting the history of the property and possibly
incorporating HABS/HAER documentation and elements of the historic
property within an area of the project accessible to the public. At
minimum, two historical markers shall be installed in public accessible
locations including one at the top of the knoll and the other at the bottom
or adjacent to Yorktown Ave. A pamphlet summarizing the history and
illustrating the architecture would be an educational public benefit that
shall be made available to the public at the Newland House and Central
Library. (Mitigation Measure)
z. If any archaeological deposits or features are encountered, and they
cannot be avoided, impacts can•be reduced to a less than significant
level by scientific data recovery,, analysis, and- report. (Mitigation
Measure)
7. 'During demolition, grading, site development, and/or construction, the
following shall be adhered to:
a. - .- 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)
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 the areas that are to be graded or that are being graded, in
the late morning and after work is completed for the day. (PW)
d. The construction disturbance area shall be kept as 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)
g. Comply with appropriate sections of AQMD Rule 403, particularly to
minimize fugitive dust and noise to surrounding areas. (PW) (Mitigation
Measure)
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h. -Wind barriers shall be installed along the perimeter of the site. (PW)
L - Remediation operations, if required, 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)
j. Construction equipment shall be maintained in peak operating condition
to reduce emissions.
k. Use low sulfur (0.5%) fuel by weight for construction equipment.
I. Truck idling shall be prohibited for periods longer than 10 minutes.
m. Attempt to phase and schedule activities to avoid high ozone days first
stage smog alerts.
n. -Discontinue operation during second stage smog alerts.
o. 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.
p. Compliance with all Huntington Beach Zoning and Subdivision
Ordinance and Municipal Code requirements including the Noise
Ordinance. All activities including truck deliveries associated with
construction, grading, remodeling, or repair shall be limited to Monday —
Friday 7:00 AM to 8:00 PM, and Saturday 8:00 AM to 5:00 PM. Such
activities are prohibited Sundays and Federal holidays. (Code
Requirement)
q. Applicant shall retain a State -Certified Engineering Geologist to be
present during grading to verify the_findings of the PSE studies, and to
document any pertinent changed conditions, particularly regarding the
mapped faults in PSE Trenches T-1 and T-2. The geological consultant
shall also examine soil exposures during grading to determine if
repositioning the setback zones is necessary, depending upon the final
finished grades. (Mitigation Measure)
r. The City shall arrange for a qualified professional archaeological monitor
to be present during demolition, grading, trenching, tree removal, and
other excavation on the project site. (Mitigation Measure)
8. The assisted living facility. use shall comply with the following:
a. There shall be a maximum of 126 residents/beds permitted in the
assisted living facility.
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b. Service roads and fire access lanes, as determined by the Fire
Department, shall be posted, marked, and maintained. If fire lane
violations occur and the services of the Fire Department are required,
the applicant will be liable for expenses incurred. (FD)
c. Only the uses described in the narrative shall be permitted (See attached
Narrative).
d. The developer shall provide, to applicable staff of the proposed project,
information approved by the City Department of Public Works regarding
and encouraging participation in the City's and or County's applicable
AB939 compliance programs. Program applicability shall be determined
by the City Department of Public Works. (Mitigation Measure)
9. - 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.
10. 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.
11. Conditional Use Permit No. 01--18 shall not become effective until General
Plan Amendment No. 01-01 and Zoning Map Amendment No. 01-02 has
been approved by the City Council, and is in effect.
INFORMATION ON SPECIFIC CODE REQUIREMENTS:
1. Conditional Use Permit No: 01-18 shall not become effective until the ten
calendar. day, appeal period has elapsed.
2. Conditional Use Permit No. 01-18 shall become null and void unless
exercised within one year of the date of final approval which is November
13; 200Zor 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. 01-18, 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.
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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 Fins Codes, Ordinances, and
standards, except as noted herein. (Mitigation Measure)
5..All applicable fees from'the Building, Public Works, and Fire Departments
shall be paid prior to the issuance of Building Permits... - , -
6. - The applicant shall submit a. check in the amount of $43.00 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 Oran-ge and submitted to the
Planning Department within two (2) days of the Planning. Commission's
action.
7. A Mitigation Monitoring Fee shall be paid to the Planning Department prior
to the issuance of Building Permits.
6. Traffic Impact Fees ($120 per trip) shall lie`pald prior to issuance of a
Certificate of Occupancy. (PW)
9. State -mandated' school impact fees�shall be paid prior -to issuance of
building permits.
10. 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. -
11. All permanent, temporary, or promotional signs shall conform _to Chapter
233 of the HBZSO. Prior to installing any new signs 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." = '
12. An encroachment permit shall be required for all work within the right-of-
way. (PW)
13. Standard landscaping code requirements apply,- Chapter 232 of the Zoning
and Subdivision Ordinance. (PW)
14. Water Ordinance No. 14.52, the "Water Efficient Landscape
Requirements" apply for projects with 2,600 sq: ft. of landscaping or larger.
(PW)
15. A Certificate of Occupancy must be approved by the Planning Department
and issued by the Building and Safety Department prior to occupying the
buildings.
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C. CONSENT CALENDAR
C-1. PLANNING COMMISSION MINUTES DATED OCTOBER 9, 2001
A MOTION WAS MADE BY KOKAL, SECOND BY BORDEN, TO APPROVE
AS AMENDED PLANNING COMMISSION MINUTES DATED OCTOBER 9,
2001 BY THE FOLLOWING VOTE:
AYES: Hardy, Kerins, Mandic, Livengood, Kokal, Borden
NOES: None
ABSENT: - Shomaker
ABSTAIN: None
MOTION PASSED
D. NON PUBLIC HEARING ITEMS
D-1. SPORTS COMPLEX STATUS REPORT (HANSON'S AGGREGATES, INC.
OPERATION IN HUNTINGTON CENTRAL PARK) .
Ron Hagan, Director of Community Services, made a presentation to the
Commission and addressed the following issues:
■ Dust mitigation (stockpiles not to exceed 12' in height)
■ Funding for soil remediation
■ Gun range site property ownership
■ Status of Hanson's recycling
NO ACTION TAKEN.
D-2. WAL-MART CONSTRUCTION STATUS REPORT
Jane James, Associated Planner, made a presentation to the
Commission and addressed the following issues:
■ Outside wall mural and lighting
■ Public seating (theater style)
■ Sidewalk width on Talbert Street
■ Utility poles
■ Traffic signals
■ Street lights
■ Retaining wall
■ Building pads
NO ACTION TAKEN.
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E. PLANNING COMMISSION ITEMS
E-1. PLANNING COMMISSION COMMITTEE REPORTS
None.
E-2. PLANNING COMMISSION INQUIRIES/COMMENTS
Commissioner Hardy — None.
Commissioner Kerins — requested that staff provide a follow-up to the City of
Dana Point's landscape ordinance that requires vacant commercial lots to be
landscaped. He requested staff to investigate how well the City is implementing
the ordinance.
Commissioner Shomaker — Absent.
Commissioner Mandic — None.
Commissioner Livenpood — Informed the Commission of his attendance at the
November 13, 2001 California Coastal Commission meeting, and of their action
relating to Bolsa Chica.
Commissioner Kokal — Encouraged staff to distribute informative project
material to the Commission as soon as it becomes available to allow time for
review and analysis.
Commissioner Borden — requested staff provide a follow-up on who is
responsible for restaurant alleyway maintenance in the second block of Main
Street.
Commissioner Borden also requested staff to provide follow-up on a request by
the Evangelical Free Church/International Students Incorporated, to possibly
house students within the former Wycliff Lodge.
F. PLANNING ITEMS
F-1. CITY COUNCIL ACTIONS FROM PREVIOUS MEETING
Scott Hess, Principal Planner— reported that no Planning Department items
were heard before the City Council at the November 5, 2001 meeting.
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F-2. PLANNING COMMISSION ITEMS FOR NEXT MEETING
Herb Fauland, Senior Planner — reviewed items for the regularly scheduled
meeting of November 27, 2001.-
G. ADJOURNMENT — Adjourn to the next regularly scheduled Planning Commission
meeting of November27,.2001.
HZ:HF:rl
APPROVED BY:
/ � --2��
Howard Zelefsky, Secretary
(01p=1113)
Connie Mandic, Chairperson