HomeMy WebLinkAbout2002-02-27• MINUTES
HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR
Room B-8 - Civic Center
2000 Main Street
Huntington Beach California
WEDNESDAY, FEBRUARY 27, 2002 - 1:30 P.M.
ZONING ADMINISTRATOR: Mary Beth Broeren
STAFF MEMBER: Wayne Carvalho, Paul Da Veiga, Ramona Kohlmann (recording
secretary)
MINUTES: February 6, 2002
APPROVED AS SUBMITTED
ORAL COMMUNICATION: NONE
ITEM 1: TENTATIVE TRACT MAP NO. 16289/CONDITIONAL USE PERMIT NO. 01-47
(PLC 7 UNIT CONDOMINIUM)
• APPLICANT/
PROPERTY OWNER: PLC Land Company, 19 Corporate Plaza Drive, Newport Beach, CA
92660
REQUEST: TTM: To allow the subdivision of approximately 24,700 sq. ft. for
condominium purposes. CUP: To permit the construction of a seven
(7) unit two-story townhome project including patio walls up to six-ft.
high within the front setback.
LOCATION: 19251 Holly Street (northeast corner of Main Street and Clay Avenue)
PROJECT PLANNER: Wayne Carvalho
Wayne Carvalho, Staff Planner, displayed project plans and elevations stating the purpose, location
and zoning of the requested project. Staff stated that no unique conditions are being recommended
and stated that the project address should be corrected to 19241 Holly Street
Staff recommended approval of the request based upon the findings and subject to the conditions as
outlined in the staff report and with modifications to the suggested conditions of approval as follows:
Modify CUP Condition No. Lf as follows:
Lf The driveway entrance shall have textured and colored pavement (behind sidewalk on private
property) for a minimum depth of 10 ft.
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Delete Specific Code Requirement No. 7:
7. A Mitigation Monitoring Fee shall be paid to the Planning Department prior to the issuance of
Building Permits.
Mary Beth Broeren, Zoning Administrator, staff, and the applicant reviewed the plans and discussed
the drainage elevation and grade as set forth in the plans.
THE PUBLIC HEARING WAS OPENED.
Bill Holman, PLC Land Company, 19 Corporate Plaza Drive, Newport Beach, agreed to the
suggested conditions of approval as outlined in the staff report.
Dave Bacon, 1552 White Road, #B, Irvine, addressed Ms. Broeren's questions concerning a grading
plan.
General discussions ensued concerning landscaping, materials and colors for the wall, partial screening
of the wall, continuity with adjacent walls, and the necessity for a barbecue in the common open space
area.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
Ms. Broeren stated that she was going to approve the request with the modifications to the suggested
conditions of approval as recommended by staff above and as modified during the course of today's
hearing as follows: •
Delete CUP Condition No. La
a. A gas outdoor barbecue amenity shall be provided in the common open space area.
Add a new CUP Condition No. l.a as follows:
1.a The patio walls adjacent to Main Street and the fence return between Unit 7 and the north
property line shall be decorative in nature or shall be screened with planting material (min. 3
ft. high) in addition to the palms depicted on the conceptual landscape plan. The wall and
landscape plans shall be subject to review and approval by the Planning Director.
TENTATIVE TRACT MAP NO. 16289/CONDITIONAL USE PERMIT NO. 01-47 WERE
APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS
AND MODIFIED CONDITIONS OF APPROVAL. SHE STATED THAT THE ACTION
TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING
COMMISSION WITHIN TEN (10) CALENDAR DAYS.
FINDINGS FOR PROJECTS EXEMPT FROM CEOA:
The Zoning Administrator finds that the project will not have any significant effect on the environment
and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to
Section 15182 of the CEQA Guidelines because the City has prepared an environmental impact report
for the Holly Seacliff Specific Plan after January 1, 1980, therefore no environmental impact report or
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negative declaration is needed for a residential project undertaken pursuant to and conformance to the
® specific plan.
FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP NO. 16289:
Tentative Tract Map No. 16289 for the subdivision of approximately 24,700 sq. ft. for
condominium purposes to develop seven townhouse units is consistent with the General Plan Land
Use Element designation of RM-15 (Residential Medium Density — maximum 15 dwelling units
per net acre) on the subject property, and any other applicable provisions of this Code. The
proposed residential subdivision for the development of seven townhouse units is permitted in the
Medium Density Residential (RM) designation, of the Holly Seacliff Specific Plan.
2. The site is physically suitable for the type and density of development. The project density of 14
dwelling units per acre complies with the maximum permitted density of 15 dwelling units per acre
in the General Plan and Holly Seacliff Specific Plan.
3. The design of the subdivision or the proposed improvements will not cause serious health
problems or substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat. The project will comply with all mitigation measures identified in Environmental
Impact Report No. 89-1.
4. The design of the subdivision or the type of improvements will not conflict with easements
acquired by the public at large for access through, or use of property within the proposed
subdivision unless alternative easements for access, or for use, will be provided. The subdivision
®
will provide all necessary easements and will not affect any existing easements.
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 01-47:
Conditional Use Permit No. 01-47 for the establishment, maintenance and operation of the seven
unit townhouse project and the six (6) foot high fences within the front setback will not be
detrimental to the general welfare of persons working or residing in the vicinity or detrimental to
the value of the property and improvements in the neighborhood. The proposed grading, site
layout and design of the project properly adapts the proposed structures to street, driveways, and
other adjacent structures and uses in a harmonious manner. The fence within the front setback is
designed to minimize noise impacts to the residential units. Due to site characteristics, such as
landscape areas and unit orientation, there is adequate setback from sidewalks and streets. The
proposed development is consistent with development anticipated by the Holly Seacliff Specific
Plan.
2. The conditional use permit will be compatible with surrounding uses because the proposed
residential use is consistent and complementary to existing uses in the vicinity. The project design
is identical to that of an approved project across Main Street (Siena Apartments) and is in keeping
with the multi -family neighborhood. Furthermore, compliance with the mitigation measures of
Environmental Impact Report No. 89-1 and code provisions will ensure that the project will be
compatible with other area developments. The proposed fence within the front setback area will
® be compatible with the fencing proposed for the project as a whole, and with the adjacent
developments.
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3. The proposed seven unit townhouse condominium project will comply with the provisions of the
base district and other applicable provisions in the Holly Seacliff Specific Plan and any specific
condition required for the proposed use in the district in which it would be located, except for the •
six (6) foot high fence within the front setback. The proposed residential units meet all code
provisions, including setbacks, density, open space, and parking.
4. The granting of the conditional use permit will not adversely affect the General Plan. It is
consistent with the Land Use Element designation of Residential Medium Density on the subject
property. In addition, it is consistent with the following goals and policies of the General Plan:
LU9.1.3: Require that multi -family residential projects be designed to convey a high level of
quality and distinctive neighborhood character as discussed below:
a. Design building elevations treatment to convey the visual character of individual
units rather than a singular building mass and volumes.
b. Include separate and well-defined entries to convey the visual character of
individual identity for each residential unit, which may be accessed from exterior
facades, interior courtyards, and /or common areas.
c. Include an adequate landscape setback along the street frontage that is integrated
with abutting sidewalks and provides continuity throughout the neighborhood.
LU 11: Achieve the development of projects that enable residents to live in proximity to their
jobs, commercial services and entertainment, and reduce the need for automobile use. •
Objective HE 3.1.1: Encourage the provision and continued availability of a range of housing
types throughout the community, with variety in the number of rooms and level of amenities.
The proposed project will consist of attached townhouse condominium units that have patios
surrounding each entry area to delineate the entry to the unit. Through the use of different colors
and materials the units will appear to be individual units and will break up the mass of the
buildings. The project will meet the required landscape setbacks of the Holly Seacliff Specific
Plan.
5. The project is in compliance with the mitigation measures for Environmental Impact Report
No. 89-1.
CONDITIONS OF APPROVAL — TENTATIVE TRACT MAP NO. 16289:
1. The tentative tract map for the seven unit townhouse project received and dated January 8, 2002
shall be the approved layout.
2. Prior to submittal of the tract map to the Public Works Department for processing and
approval, the following shall be required:
a. The Affordable Housing Agreement Plan shall be submitted to the Planning Department for •
review and approval. The agreement shall provide for affordable housing on -site or off -site.
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Said agreement shall be executed prior to issuance of the first building permit for the tract.
The contents of the agreement shall include the following:
1) Minimum 15 percent of the units (2 units) shall be affordable to families of moderate -
income level (less than 120% of Orange County median) for a period of thirty years.
2) A detailed description of the type, size, location and phasing of the affordable units.
3) 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, and maintenance of all walls and common landscape
areas by the Homeowners' Association. The CC&Rs must be in recordable form prior to
recordation of the map.
3. 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 Main Street, Clay Avenue and Holly Street shall be released and
relinquished to the City of Huntington Beach except at locations approved by the Zoning
Administrator.
b. The sewer system on -site shall be private and maintained by the Homeowners Association.
c. A detailed soils analysis shall be prepared by a Licensed Engineer. This analysis shall include
on -site soil sampling and laboratory testing of materials to provide detailed recommendations
for grading chemical and fill properties, retaining walls, streets and utilities.
d. A reproducible mylar copy and a print of the recorded tract map shall be submitted to the
Department of Public Works at the time of recordation.
e. 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 item:
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.
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f. Provide a digital -graphics file of said map to the City per the following design criteria:
Design Specification: •
i) Digital data shall be full size (1: 1) and in compliance with the California coordinate
system — STATEPLANE Zone 6 (Lambert Conformal Conic projection), NAD 83
datum in accordance with the County of Orange Ordinance 3809.
ii) Digital data shall have double precision accuracy (up to fifteen significant digits).
iii) Digital data shall have units in US FEET.
iv) A separate drawing file shall be submitted for each individual sheet.
v) Digital data shall be in compliance with the Huntington Beach Standard Sheets,
drawing names, pen color and layering conventions.
vi) Feature compilation shall include, but shall not be limited to: Assessor's Tract
Numbers (APN), street addresses and street names with suffix.
File Format and Media Specification:
1) Shall be in compliance with the following file format: AutoCAD (version 13 or later)
drawing file: _.DWG
2) Shall be in compliance with the following media type: CD Recordable (CD-R) 650
Megabytes
g. The following shall be dedicated to the City of Huntington Beach:
1) 15-foot radius corner cut-off for street purposes at the northwesterly corner of Clay
Avenue and Holly Street. (PW) •
h. All improvement securities (Faithful Performance, Labor & Material and Monument
Bonds) and Subdivision Agreement shall be posted with the Public Works Department and
approved as to form by the City Attorney. (PW)
A Certificate of Insurance shall be filed with the Public Works Department and approved
as to form by the City Attorney. (PW)
4. The following conditions shall be completed prior to issuance of a grading permit:
a. A Grading Plan and Street Improvement Plan, prepared by a Licensed Civil Engineer, shall be
submitted to the Public Works Department for review and approval. The following public
improvements shall be shown on the plan: (PW)
1) Curb, gutter and sidewalk along the Clay Avenue and Holly Street frontage, per City
Standard Plan Nos. 202 and 207. Sidewalk shall be adjacent to the curb to match Clay
Avenue. Holly Street shall have a 6-foot parkway adjacent to the curb with a 4-foot
sidewalk.
2) Half -width street pavement along Holly Street and Clay Avenue.
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3) Cross gutter along the northerly side of Clay Avenue for the full width of Holly Street and
provisions for surface flow easterly such as an AC swale.
4) Residential driveway on Holly Street shall be ADA compliant per City Standard Plan No.
209.
5) Install Edison -owned street lighting along the Holly Street frontage conforming to City
standards (one street light is anticipated).
6) An ADA compliant access ramp at Clay Avenue and Holly Street (northeast corner).
7) New STOP sign and associated markings on Holly Street at Clay Avenue per City
Standard Plan Nos. 401 and 408.
8) Private sewer lateral and onsite collection system.
9) Extend the public sewer main southerly in Holly Street as necessary to accommodate the
new private sewer lateral and install manhole.
10) The proposed development shall be served from the Zone 2 public water supply system. A
portion of the 6-inch water pipeline in Holly Street shall be replaced with a new water
pipeline per Water Division standards, and shall be a minimum of 8-inches in diameter.
This replacement pipeline shall be located east of the Holly Street centerline. At the
® southern end, this replacement pipeline shall be directly connected to the 12-inch water
pipeline in Clay Avenue (with valves appropriately placed, per Water Division standards),
and extended to the new 8-inch pipeline in Holly Street (constructed by others) at the
northerly property line.
11) A new domestic water service and master water meter shall be installed per Water Division
standards, and sized to meet the minimum requirements set by the California Plumbing
Code (CPC). The water service shall be a minimum of 1-inch in size.
12) A new separate irrigation water service and meter shall be installed per Water Division
standards, and sized to meet the minimum requirements set by the California Plumbing
Code (CPC). The irrigation water service shall be a minimum of 1-inch in size.
13) Separate backflow protection devices shall be installed, per Water Division standards for
domestic and irrigation water services.
14) New fire hydrants on Clay Avenue and Holly Street, if required by the Fire Department
shall be connected to the existing 12-inch water pipeline in Clay Avenue and the new 8-
inch water pipeline in Holly Street.
15)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 (13'-14' of trunk height for Queen Palms and 8'-9' of brown
trunk).
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b. 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. (PW) 0
c. A detailed soils analysis shall be prepared by a Licensed Engineer. This analysis shall include
on -site soil sampling and laboratory testing of materials to provide detailed recommendations
for grading, chemical and fill properties, retaining walls, streets, and utilities. (PW)
d. If soil remediation is required, 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. The plan shall include methods to minimize
remediation-related impacts on the surrounding properties; details on how all drainage
associated with the remediation efforts shall be retained on site and no wastes or pollutants
shall escape the site; and shall also identify wind barriers around remediation equipment. (PW)
e. The name and phone number of an on -site field supervisor hired by the developer shall be
submitted to the Departments of Planning and Public Works. In addition, clearly visible signs
shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for
information regarding this development and any construction/grading-related concerns. This
contact person shall be available immediately to address any concerns or issues raised by
adjacent property owners during the construction activity. 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 applicant's contact number, City contact
(Sudi Shoja (714) 536-5517) regarding grading and construction activities, and "1-800-
CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with .
AQMD Rule No. 403. (PW)
f. 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)
g. The developer shall coordinate the development of a truck haul route with the Department of
Public Works if the import or export of material is required. This plan shall include the
approximate number of truck trips and the proposed truck haul routes. It shall specify the
hours in which transport activities can occur and methods to mitigate construction -related
impacts to adjacent residents. These plans must be submitted for approval to the Department
of Public Works. (PW)
h. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule
403 as related to fugitive dust control. (PW)
Provide a Fire Department approved Remedial Action Plan (RAP) based on requirements
found in the City of Huntington Beach Soil Cleanup Standard, City Specification #431-92.
(FD)
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j. From the Division of Oil, Gas & Geothermal Resources (DOGGR), provide a Permit to
® Conduct Well Operations for all onsite active/abandoned oil wells. (714) 816-6847. (FD)
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k. From the DOGGR, provide proof of a Site Plan Review application. (FD)
1. Obtain a Huntington Beach Fire Department Permit to Abandon Oil Well and follow the
requirements of City Specification #422-Oil Well Abandonment Process. (FD)
m. Installation and/or removal of underground flammable or combustible liquid storage tanks
(UST) requires the applicant to first obtain an approved Orange County Environmental Health
Care UST permit/site plan. This approved plan must be presented to obtain the required
Huntington Beach Fire Department Fire Code Permit Application to conduct Installation
and/or removal operations. (FD)
n. Vapor extraction treatment areas may require conformance to City Specification #431-Gas
Fired Appliances. (FD)
o. 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.
5. 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)
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g. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust
and noise to surrounding areas. (PW)
h. Wind barriers shall be installed along the perimeter of the site. (PW) •
i. 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. Discovery of additional contamination/pipelines, etc., must be reported to the Fire Department
immediately and the approved work plan modified accordingly. (FD)
k. Construction equipment shall be maintained in peak operating condition to reduce emissions.
1. Use low sulfur (0.5%) fuel by weight for construction equipment.
m. Truck idling shall be prohibited for periods longer than 10 minutes.
n. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts.
o. Discontinue operation during second stage smog alerts.
p. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and
phone number of a field supervisor to contact for information regarding the development and
any construction/ grading activity.
6. 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
Zoning Administrator's action and the conditions herein. If the proposed changes are of a
substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator
may be required pursuant to the HBZSO.
CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 01-47:
1. The site plan, floor plans, and elevations received and dated January 8, 2002 shall be the
conceptually approved layout with the following modifications:
a. The patio walls adjacent to Main Street and the fence return between Unit 7 and the north
property line shall be decorative in nature or shall be screened with planting material (min. 3
ft. high) in addition to the palms depicted on the conceptual landscape plan. The wall and
landscape plans shall be subject to review and approval by the Planning Director.
b. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision
Ordinance and Title 24, California Administrative Code. (Code Requirement)
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c. Depict all utility apparatus, such as but not limited to back flow devices and Edison
transformers on the site plan. Utility meters shall be screened from view from public rights -of -
way. Electric transformers in a required front or street side yard shall be enclosed in
subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback
and shall be screened from view. (Code Requirement)
d. 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.
e. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be
directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and
elevations.
f. The driveway entrance shall have textured and colored pavement (behind sidewalk on private
property) for a minimum depth of 10 ft.
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. Submit three (3) copies of the site plan and the processing fee to the Planning Department for
addressing purposes. (FD)
c. All Fire Department requirements shall be noted on the building plans. (FD)
d. Residential type structures on the subject property, whether attached or detached, shall be
constructed in compliance with the State acoustical standards set forth for units that lie within
the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an
acoustical analysis report and plans, prepared under the supervision of a person experienced in
the field of acoustical engineering, with the application for building permit(s). (Code
Requirement)
e. 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. (BD)
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
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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)
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.
3. Prior to issuance of building permits, the following shall be completed:
a. The Final Map shall be accepted by the City Council, recorded with the Orange County
Recorder and a copy filed with the Planning Department. (Code Requirement) (PW)
b. Dedication of a 15-foot radius corner cutoff at the northwesterly corner of Clay Avenue and
Holly Street. (PW)
c. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural
and Landscape Standards and Specifications. (PW)
d. For Fire Department approval, applicant must submit a site plan showing all onsite abandoned
oil wells accurately located and identified by well name and API number, PLUS identify and
detail all methane safety measures per City Specification #429-Methane District Building
Permit Requirements. (FD)
e. All onsite oil well abandonments must be Fire Department approved per City Specification
#429-Methane District Building Permit Requirements, #422-Oil Well Abandonment Process,
and all abandoned oil well document review/inspection fees must be paid. (FD)
f. 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)
g. Address numbers shall be installed to comply with City Specification No. 428. (FD)
h. Fire extinguishers shall be installed and located in areas to comply with HBFC standards found
in City Specification No. 424. (FD)
i. For Fire Department approval, submit a Fire Protection Plan in compliance with City
Specification #426-Fire Safety Requirements for Construction Sites. (FD)
Fire access roads shall be provided in compliance with City Specification #401-Minimum
Access for Fire Department Access. Include the Circulation Plan and dimensions of all roads.
(FD)
k. Fire lanes shall be designated and posted to comply with City Specification No. 415. (FD)
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1. Fire hydrants shall be installed and be in service before combustible construction begins. Shop
drawings shall be submitted to the Public Works Department and approved by the Fire
® Department. Indicate hydrant locations and fire department connections. Your project requires
2 hydrants. (FD)
m. An automatic fire sprinkler system shall be installed throughout. For Fire Department
approval, plans shall be submitted to the Building Department as separate plans for permits.
(FD)
n. A fire alarm system in compliance with Huntington Beach Fire Code is required. For Fire
Department approval, shop drawings shall be submitted to Building as separate plans for
permits. The system shall provide the following: (FD)
• Manual pulls, horns & strobes
• Water flow, valve tamper and trouble detection
• 24 hour supervision
o. All Fire Department requirements shall be noted on the building plans. (FD)
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 until the following has been
completed:
a. Complete all improvements shown for construction on the approved Street Improvement Plan
® and Grading Plan. (PW)
b. All landscape irrigation and planting installation 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)
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c. 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)
d. Security gates shall be designed to comply with City Specification #403-Fire Access for
Pedestrian or Vehicular Security Gates. (FD)
e. All project pool areas must have a KNOX access installed on entry gates. Please contact the
Huntington Beach Fire Department Administrative Office, (714) 536-5411. (FD)
f. Fire extinguishers shall be installed and located in areas to comply with HBFC standards found
in City Specification #424-Portable Fire Extinguishers. (FD)
g. Address numbers shall be installed to comply with City Specification #428-Premise
Identification. (FD)
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h. Service roads and fire access lanes, as determined by the Fire Department, shall be posted,
marked, and maintained per City Specification #415-Fire Lane Signs. If prior to approved
signage fire lane violations occur and the services of the Fire Department are required, the is
applicant may be liable for related expenses. (FD)
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.
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 Zoning Administrator's action and the conditions herein. If the proposed changes are
of a substantial nature, an amendment to the original entitlement reviewed by the Zoning
Administrator 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 - TENTATIVE TRACT MAP
NO. 16289/CONDITIONAL USE PERMIT NO. 01-47:
Tentative Tract Map No. 16289 and Conditional Use Permit No. 01-47 shall not become
effective until the ten calendar day appeal period has elapsed. •
2. Tentative Tract Map No. 16289 and Conditional Use Permit No. 01-47 shall become null and
void unless exercised within two (2) years of the date of final approval which is February 27,
2004. 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 Zoning Administrator reserves the right to revoke Tentative Tract Map No. 16289 and
Conditional Use Permit No. 01-47, 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. The development shall comply with all applicable provisions of the Municipal Code, Building
Division, and Fire Department as well as applicable local, State and Federal Fire Codes,
Ordinances, and standards, except as noted herein.
5. All applicable fees shall be paid from the Building, Public Works, and Fire Departments fees
prior to map recordation. (PW)
6. 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
Zoning Administrator's action.
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7. Traffic Impact Fees shall be paid at a rate of $150 per net new added trip. (PW)
8. State -mandated school impact fees shall be paid prior to issuance of building permits.
9. Park Land In -Lieu Fees shall be paid or accrued credits assigned prior to approval of the final
map by the City.
10. Standard landscape code requirements apply (Chapter 232 of the Zoning and Subdivision
Ordinance).
11. 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 Zoning Administrator.
12. An Encroachment Permit is required for all work within the City's right-of-way. (PW)
13. The Water Ordinance #14.52, the "Water Efficient Landscape Requirements" apply for
projects with 2,500 square feet of landscaping and larger.
ITEM 2: TENTATIVE TRACT MAP NO. 16287/CONDITIONAL USE PERMIT NO. 01-65
(PLC 4 UNIT CONDOMINIUM)
• APPLICANT/
PROPERTY OWNER: PLC Land Company, 19 Corporate Plaza Drive, Newport Beach, CA
92660
REQUEST: TTM: To allow the subdivision of approximately 12,150 sq. ft. for
condominium purposes. CUP: To permit the construction of a four (4)
unit two-story townhome project including patio walls up to six-ft. high
within the front setback.
LOCATION: 7420 Clay Avenue (northside of Clay Avenue, east of Holly Street)
PROJECT PLANNER: Wayne Carvalho
0
Wayne Carvalho, Staff Planner, displayed project plans stating the purpose, location and zoning of the
requested project. Staff stated that the project address should be corrected to 7421 Clay Avenue.
Staff recommended approval of the request based upon the findings and subject to the conditions as
outlined in the staff report, and with modification to the staff report as follows:
Delete Specific Code Requirement No. 7:
7. A Mitigation Monitoring Fee shall be paid to the Planning Department prior to the issuance of
Building Permits.
Staff stated that no written or verbal comments were received in response to the public notification.
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THE PUBLIC HEARING WAS OPENED.
Bill Holman PLC Land Company, 19 Corporate Plaza Drive, Newport Beach, stated that they have
read and agree to the suggested conditions of approval. Mr. Holman questioned the necessity for
Condition No. I. a.
THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE
REQUEST AND THE PUBLIC HEARING WAS CLOSED.
Mary Beth Broeren, Zoning Administrator, reviewed the plans and engaged in a discussion with staff
and the applicant concerning the common area and barbecue, landscaping, guest parking, and the trash
enclosure.
Ms. Broeren stated that she was going to approve the request with the modifications to the suggested
conditions of approval as recommended by staff above. Ms. Broeren asked staff to add a condition as
follows:
Add a new CUP Condition No. Lb as follows:
Lb The patio walls adjacent to Clay Avenue shall be decorative in nature or shall be screened
with planting material (min. 3 ft. high) in addition to the palms depicted on the conceptual
landscape plan. The wall and landscape plans shall be subject to review and approval by the
Planning Director.
TENTATIVE TRACT MAP NO. 16287/CONDITIONAL USE PERMIT NO. 01-65 WERE
APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS
AND MODIFIED CONDITIONS OF APPROVAL. SHE STATED THAT THE ACTION
TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING
COMMISSION WITHIN TEN (10) CALENDAR DAYS.
FINDINGS FOR PROJECTS EXEMPT FROM CEQA:
The Zoning Administrator finds that the project will not have any significant effect on the environment
and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to
Section 15182 of the CEQA Guidelines because the City has prepared an environmental impact report
for the Holly Seacliff Specific Plan after January 1, 1980, therefore no environmental impact report or
negative declaration is needed for a residential project undertaken pursuant to and conformance to the
specific plan.
FINDINGS FOR APPROVAL — TENTATIVE TRACT MAP NO. 16287:
Tentative Tract Map No. 16287 for the subdivision of approximately 12,150 sq. ft. for
condominium purposes to develop four townhouse units is consistent with the General Plan Land
Use Element designation of RM-15 (Residential Medium Density — maximum 15 dwelling units
per net acre) on the subject property, and any other applicable provisions of this Code. The
proposed residential subdivision for the development of four townhouse units is permitted in the
Medium Density Residential (RM) designation, of the Holly Seacliff Specific Plan.
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2. The site is physically suitable for the type and density of development. The project density of 14
dwelling units per acre complies with the maximum permitted density of 15 dwelling units per acre
® in the General Plan and Holly Seacliff Specific Plan.
3. The design of the subdivision or the proposed improvements will not cause serious health
problems or substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat. The project will comply with all mitigation measures identified in Environmental
Impact Report No. 89-1.
4. The design of the subdivision or the type of improvements will not conflict with easements
acquired by the public at large for access through, or use of, property within the proposed
subdivision unless alternative easements for access, or for use, will be provided. The subdivision
will provide all necessary easements and will not affect any existing easements.
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 01-65:
1. Conditional Use Permit No. 01-65 for the establishment, maintenance and operation of the four
unit townhouse project and the six (6) foot high fences within the front setback will not be
detrimental to the general welfare of persons working or residing in the vicinity or detrimental to
the value of the property and improvements in the neighborhood. The proposed grading, site
layout and design of the project properly adapts the proposed structures to street, driveways, and
other adjacent structures and uses in a harmonious manner. The fence within the front setback is
designed to minimize noise impacts to the residential units. Due to site characteristics, such as
® landscape areas and unit orientation, there is adequate setback from sidewalks and streets. The
proposed development is consistent with development anticipated by the Holly Seacliff Specific
Plan.
40
2. The conditional use permit will be compatible with surrounding uses because the proposed
residential use is consistent and complementary to existing uses in the vicinity. Compliance with
the mitigation measures of Environmental Impact Report No. 89-1 and code provisions will ensure
that the project will be compatible with other area developments. The proposed fence within the
front setback area will be compatible with the fencing proposed for the project as a whole, and
with the surrounding developments.
The proposed four unit townhouse condominium project will comply with the provisions of the
base district and other applicable provisions in the Holly Seacliff Specific Plan and any specific
condition required for the proposed use in the district in which it would be located, except for the
six (6) foot high fence within the front setback. The proposed residential units meet all code
provisions, including setbacks, density, open space, and parking.
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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 Residential Medium Density on the subject •
property. In addition, it is consistent with the following goals and policies of the General Plan:
LU9.1.3: Require that multi -family residential projects be designed to convey a high level of
quality and distinctive neighborhood character as discussed below:
a. Design building elevations treatment to convey the visual character of individual
units rather than a singular building mass and volumes.
b. Include separate and well-defined entries to convey the visual character of
individual identity for each residential unit, which may be accessed from exterior
facades, interior courtyards, and /or common areas.
c. Include an adequate landscape setback along the street frontage that is integrated
with abutting sidewalks and provides continuity throughout the neighborhood.
LU 11: Achieve the development of projects that enable residents to live in proximity to their
jobs, commercial services and entertainment, and reduce the need for automobile use.
Objective HE 3.1.1: Encourage the provision and continued availability of a range of housing
types throughout the community, with variety in the number of rooms and level of amenities.
The proposed project will consist of attached townhouse condominium units that have patios •
surrounding each entry area to delineate the entry to the unit. Through the use of different colors
and materials the units will appear to be individual units and will break up the mass of the
buildings. The project will meet the required landscape setbacks of the Holly Seacliff Specific
Plan.
5. The project is in compliance with the mitigation measures for Environmental Impact Report
No. 89-1.
CONDITIONS OF APPROVAL — TENTATIVE TRACT MAP NO. 16287:
1. The tentative tract map for a four unit townhouse subdivision received and dated January 8, 2002
shall be the approved layout.
2. Prior to submittal of the tract map to the Public Works Department for processing and
approval, the following shall be required:
a. The Affordable Housing Agreement Plan shall be submitted to the Planning Department for
review and approval. The agreement shall provide for affordable housing on -site or off -site.
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Said agreement shall be executed prior to issuance of the first building permit for the tract.
® The contents of the agreement shall include the following:
1) Minimum 15 percent of the units (1 unit) shall be affordable to families of moderate -
income level (less than 120% of Orange County median) for a period of thirty years.
2) A detailed description of the type, size, location and phasing of the affordable units.
3) 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, and maintenance of all walls and common landscape
areas by the Homeowners' Association. The CC&Rs must be in recordable form prior to
recordation of the map.
3. 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. A reproducible mylar copy and a print of the recorded tract map shall be submitted to the
Department of Public Works at the time of recordation.
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 item:
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.
c. Provide a digital -graphics file of said map to the City per the following design criteria:
Design Specification:
vii) Digital data shall be full size (1: 1) and in compliance with the California coordinate
system — STATEPLANE Zone 6 (Lambert Conformal Conic projection), NAD 83
datum in accordance with the County of Orange Ordinance 3 809.
viii) Digital data shall have double precision accuracy (up to fifteen significant digits).
ix) Digital data shall have units in US FEET.
x) A separate drawing file shall be submitted for each individual sheet.
• xi) Digital data shall be in compliance with the Huntington Beach Standard Sheets,
drawing names, pen color and layering conventions.
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xii) Feature compilation shall include, but shall not be limited to: Assessor's Tract
Numbers (APN), street addresses and street names with suffix.
File Format and Media Specification:
1) Shall be in compliance with the following file format:
• AutoCAD (version 13 or later) drawing file: _.DWG
2) Shall be in compliance with the following media type:
• CD Recordable (CD-R) 650 Megabytes
d. All vehicular access rights to Clay Street shall be released and relinquished to the City of
Huntington Beach except at locations approved by the Zoning Administrator. (PW)
e. A detailed soils analysis shall be prepared by a Licensed Engineer. This analysis shall
include on -site soil sampling and laboratory testing of materials to provide detailed
recommendations for grading, chemical and fill properties, retaining walls, streets, and
utilities. (PW)
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. (PW)
g. A Certificate of Insurance shall be filed with the Public Works Department and approved
as to form by the City Attorney. (PW)
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 to the Public Works
Department for review and approval. Final grades and elevations on the grading plan shall not
vary by more than one (1) foot from the grades and elevations on the approved Tentative Map.
The following public improvements shall be shown on the plan (PW):
1) Curb, gutter and sidewalk along the Clay Avenue frontage, per City Standard Plan No. 202
and 207. Sidewalk shall be adjacent to the curb.
2) Half -width street pavement along Clay Avenue.
3) Drive approach per Standard Plan 211.
4) Private sewer system on site and public sewer main extensions in Clay Street.
5) Fire hydrant along Clay Street, if required by the Fire Department, connected to the
existing 8-inch Zone 2 Water main in Clay Street.
6) Domestic water service and master water meter per Water Division Standards. The
domestic water service shall be a minimum of two -inches in size, and the water meter shall
be sized to meet the requirements of the California Plumbing Code (CPC). The domestic
water service shall be a minimum of two -inches in size. The irrigation water service may
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be combined with the domestic water service. The proposed development shall be served
from the City's Zone 2 pressure system.
7) If the landscaping area exceeds 2500 square feet, a separate water service and meter is
required for irrigation purposes. Sizing shall be per California Plumbing Code.
8) Separate backflow protection devices, per Water Division standards, are required for
domestic and irrigation water services, regardless if the services are separate or combined.
b. If soil remediation is required, 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. The plan shall include methods to minimize
remediation-related impacts on the surrounding properties; details on how all drainage
associated with the remediation efforts shall be retained on site and no wastes or pollutants
shall escape the site; and shall also identify wind barriers around remediation equipment.
c. The name and phone number of an on -site field supervisor hired by the developer shall be
submitted to the Departments of Planning and Public Works. In addition, clearly visible signs
shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for
information regarding this development and any construction/grading-related concerns. This
contact person shall be available immediately to address any concerns or issues raised by
adjacent property owners during the construction activity. 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 applicant's contact number, City contact
® (Sudi Shoja (714) 536-5517) regarding grading and construction activities, and "1-800-
CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with
AQMD Rule No. 403.
d. 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.
e. The developer shall coordinate the development of a truck haul route with the Department of
Public Works if the import or export of material is required. This plan shall include the
approximate number of truck trips and the proposed truck haul routes. It shall specify the
hours in which transport activities can occur and methods to mitigate construction -related
impacts to adjacent residents. These plans must be submitted for approval to the Department
of Public Works.
f. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule
403 as related to fugitive dust control.
g. Provide a Remedial Action Plan (RAP) based on requirements found in the City of Huntington
Beach Soil Cleanup Standard, City Specification No. 431-92 for Fire Department approval.
(FD)
® h. From the Division of Oil, Gas & Geothermal Resources (DOGGR), provide a Permit to
Conduct Well Operations for all onsite active/abandoned oil wells. (714) 816-6847. (FD)
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i. From the DOGGR, provide proof of a Site Plan Review application. (FD)
j. Obtain a Huntington Beach Fire Department Permit to Abandon Oil Well and follow the
requirements of City Specification #422-Oil Well Abandonment Process. (FD)
k. Installation and/or removal of underground flammable or combustible liquid storage tanks
(UST) requires the applicant to first obtain an approved Orange County Environmental Health
Care UST permit/site plan. This approved plan must be presented to obtain the required
Huntington Beach Fire Department Fire Code Permit Application to conduct Installation
and/or removal operations. (FD)
Vapor extraction treatment areas may require conformance to City Specification #431-Gas
Fired Appliances. (FD)
m. 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.
5. 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)
h. Wind barriers shall be installed along the perimeter of the site. (PW) •
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i. 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. Discovery of additional contamination/pipelines, etc., must be reported to the Fire Department
immediately and the approved work plan modified accordingly. (FD)
k. Construction equipment shall be maintained in peak operating condition to reduce emissions.
1. Use low sulfur (0.5%) fuel by weight for construction equipment.
m. Truck idling shall be prohibited for periods longer than 10 minutes.
n. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts.
o. Discontinue operation during second stage smog alerts.
p. 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.
q. 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 - Saturday 7:00
AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays. (Code
Requirement)
6. 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
Zoning Administrator's action and the conditions herein. If the proposed changes are of a
substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator
may be required pursuant to the HBZSO.
CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 01-65:
1. The site plan, floor plans, and elevations received and dated January 8, 2002 shall be the
conceptually approved layout with the following modifications:
a. A gas outdoor barbecue amenity shall be provided in the common open space area at the rear
of the property.
b. The patio walls adjacent to Clay Avenue shall be decorative in nature or shall be screened
with planting material (min. 3 ft. high) in addition to the palms depicted on the conceptual
r landscape plan. The wall and landscape plans shall be subject to review and approval by the
Planning Director.
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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
P Y pP
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. 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.
f. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be
directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and
elevations.
g. The driveway entrances shall have textured and colored pavement (behind sidewalk on private
property) for a minimum depth of 10 ft.
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. Submit three (3) copies of the site plan and floor plans and the processing fee to the Planning
Department for addressing purposes. (FD)
c. All Fire Department requirements shall be noted on the building plans. (FD)
d. 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. (BD)
e. 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) •
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f. 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.
3. Prior to issuance of building permits, the following shall be completed:
a. The Final Map shall be accepted by the City Council, recorded with the Orange County
Recorder and a copy filed with the Planning Department. (Code Requirement) (PW)
b. For Fire Department approval, applicant must submit a site plan showing all onsite abandoned
oil wells accurately located and identified by well name and API number, PLUS identify and
detail all methane safety measures per City Specification #429-Methane District Building
Permit Requirements. (FD)
c. All onsite oil well abandonments must be Fire Department approved per City Specification
#429-Methane District Building Permit Requirements, #422-Oil Well Abandonment Process,
and all abandoned oil well document review/inspection fees must be paid. (FD)
d. For Fire Department approval, submit a Fire Protection Plan in compliance with City
Specification #426-Fire Safety Requirements for Construction Sites. (FD)
e. Fire access roads shall be provided in compliance with City Specification #401-Minimum
Access for Fire Department Access. Include the Circulation Plan and dimensions of all roads.
(FD)
f. Fire hydrants must be installed and be in service before combustible construction begins. Shop
drawings shall be submitted to the Public Works Department and approved by the Fire
Department. Indicate hydrant locations and fire department connections. Your project requires
1 hydrant. (FD)
g. All Fire Department requirements shall be noted on the building plans. (FD)
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 until the following has been
completed:
a. The Homeowner's/Community Association formed for this four -unit condominium project shall
be responsible for domestic and irrigation water billings as well as maintenance of private on -
site improvements. (PW)
b. Complete all improvements as shown on the grading plans. (PW)
c. Security gates shall be designed to comply with City Specification #403-Fire Access for
Pedestrian or Vehicular Security Gates (FD)
d. Secondary emergency access gates must be secured with KNOX and association (if any)
hardware. (FD)
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e. Address numbers shall be installed on structures to comply with Fire Dept. City Specification
428. (FD)
f. The comply project shall with all provisions of the Huntington Beach Fire Code and Fire Dept.
P J
City Specification 422, Well Abandonment.
g. 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.
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 Zoning Administrator's action and the conditions herein. If the proposed changes are
of a substantial nature, an amendment to the original entitlement reviewed by the Zoning
Administrator 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 is
plans and information submitted to the City for review and approval.
INFORMATION ON SPECIFIC CODE REQUIREMENTS - TENTATIVE TRACT MAP
NO. 16287/CONDITIONAL USE PERMIT NO. 01-65 :
Tentative Tract Map No. 16287 and Conditional Use Permit No. 01-65 shall not become
effective until the ten calendar day appeal period has elapsed.
2. Tentative Tract Map No. 16287 and Conditional Use Permit No. 01-65 shall become null and
void unless exercised within two (2) years of the date of final approval which is February 27,
2004. 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.
The Zoning Administrator reserves the right to revoke Tentative Tract Map No. 16287 and
Conditional Use Permit No. 01-65, 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. 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.
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5. All applicable fees shall be paid from the Building, Public Works, and Fire Departments fees
prior to map recordation. (PW) '
6. 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
Zoning Administrator's action.
7. Traffic Impact Fees shall be paid at a rate of $150 per net new added daily trip. (PW)
8. State -mandated school impact fees shall be paid prior to issuance of building permits.
9. Park Land In -Lieu Fees shall be paid or accrued credits assigned prior to approval of the final
map by the City Council.
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 Zoning Administrator.
11. An Encroachment Permit is required for all work within the City's right-of-way. (PW)
12. Standard landscape code requirements apply (Chapter 232 of the Zoning and Subdivision
Ordinance). (PW)
THE MEETING WAS ADJOURNED AT 2:00 PM BY THE ZONING ADMINISTRATOR TO
THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR
ON WEDNESDAY, MARCH 6, 2002 AT 1:30 PM.
Mary Beth Broeren
Zoning Administrator
:rmk
ZA Minutes 02/27/02
27 (02zm0227)