HomeMy WebLinkAboutConditional Use Permit - CUP 88-14 - Tentative Tract 13559 - (7) •
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REQUE94. FOR CITY COUNCIL ACTION
D•+a 5entemhal 19 . 1958
Submitted to: Honorable Mayor and City Council
Stibmitteedby: Paul Cook, City Administrator
Pr"wed by: Mike Adams , Acting Director , Community Development
Subject: APPEAL OF PLANNING COMMISSION ' S APPROVAL OF CONDITIONAL
USE PEkMIT NO. 88- 14 WITH SPECIAL PERMITS, TENTATIVE TRACT
NO 13559 AND COASTAL DEVELOPMENT PERMIT 80. 80- 13
Consistent with C(x neil Policy? ( I Pees ( J New Policy or Exception
Statement of Issue, Recomnwndation, Analysis, Fundinq Source, Alternative Actions, Attachments:
STA21QM21'I' OF 1fi s
This item Kai continued from the City Council meeting of September
60 i988 , in order to allow the applicant time to explore other
design options . The subject item involves an appeal by Councilwoman
Winchell of the Planning Commission ' s approval of a 32-unit
condominium Complex with special permits relating to compact
parking , uppAr story setback, private open space areas , encroachment
of patios into yard areas , and parking structure setbacks . located
at the northeast corner of Pacific Coast Highway and Sixteenth
Street . The approval also included vacation of a portion of the
alley parallel to Pacific Coast Highway between Fifteenth and
Sixteenth Streets _ The public hearing was closed at the September
6 , 1988 meeting .
The Planning Commission and staff recommend that the City Council
deny the appeal and uphold the Planning Commission ' s api,roval of
Conditional Use Permit No. 88- 14 with Special permits , Tentative
'bract No. 13559 and Coastal Development Permit No. 88- 13 , subject to
the Findings and Conditions of approval listed in the RCA dated
September 6 , 1988 .
AT"lA�ti�1'iT• •�
1 . RCA dated September 6 , 1988
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OFFICE OF THE CITY CLERK
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Council Chamber, City Hall
Huntington Beach , California
Monday, September 19, 1988
Mayor Erskine called the regular meeting of the City Council of the City of
Huntington Beach to order at 7 p.m.
Present : Kelly, Green , Finley , Erskine , May; , Winchell , Bannister
Absent: None
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CQAUA.LPEYEl-MELL_PERMILD.8-.13 -MOTION TO DENY. APPEA. L_.f-AILEp. _-._P_-L4-N;HG
COHIMIT ON' DECISION SUSTAINED
The Mayor announced that this was the day and hour set for a decision on an
appeal filed by Councilwoman Grace Winchell to the Planning Commission' s
approval of a request from Vista Catalina for Conditional 'Jse Permit 88-14,
with Special Permits , Tentative Tract 13559 and Coastal Development Permit
88-13 , a 32-unit condoriinium project with Special Permits on property located
at the northeast corner of Pacific Coast Highway and pith Street . Said
approval also included vacation of a portion of the al ' ey parallel to Pacific
Coast highway between l5th and 16th Streets .
Doug La Belle, Deputy City Administrator/Economic Development. presented the
staff report . He stated that it is possible to gain additional landscaping in
the setback area by sinning tree wells and because of the sidewalk
configuration.
Councilwoman Finley stated for the record that she had viewed a videotape of
the public hearing held September g, 1988 and that she was prepared to vote on
the matter .
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Following disussion a motion was made ry Kelly, seconded by Mays , to deny the
appeal , sustain the Planning Commission decision and approve 'Conditional Use
Permit No . 88-14 with Special Permits , Tentative Tract 13559 and Coastal
Development Permit No. 88-13 , with findings and conditions of approval as set
forth in Attachment #1 of the RCA dated September 6 , 1988, with the amendment
that the project go through the Design Review Board and adding the requirement
for additional landscaping as recommended by staff. The motion failed by
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the following roll call ate .
AYES : Kelly, Erskine, Mays
NOES : Green , Finley, Winchell
ABSENT-, None
The Mayor stated that because the motion failed by tie vote no action was
taken and the Planning Comission decision prevailed.
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` :'age 2 - Statement o. action of the City Council
Mayor Erskine adjourned the regular meeting of the City Council of the City of
Huntington Beach at 11 :20 p .m, to 9 :4S a .m. , hedriesday, September 28 , 1988 in
the Council Chamber . Civic Center.
Al VEST :
City Clerk and ex-officio Clerk.
of the City Council of the City
of Huntington Beach , California
_ C0►��1.t. BtV��•wdy
C1 ty Clergy.
STATE OF CALIFORNIA Erskine
County of Orange ) Mayor
City of Huntington Beach )
I , CONNIE BPOCKHAY , the duly appointed and qualified City Clerk of
the City of Huntington Beach , California , do hereby certify that the aborre and
foregoing is a true and correct Statement of Action of the City Council of
said City at their regular meeting held on ;he 19th day of September 1988.
WITNESS my hand and seal of the said City of Huntington Beach this
the 7th day of October , 1968 .
Conn
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach , California
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y �~ e98REQUEP FOR CITY COUNCIPACTION
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pate Sentiember 6 , 1988
Submitted to: Honorable Mayor and City Council _
Submitted by: Paul Cook, City Administrator�r
Prepared by: Michael Adams , Acting Director, Community Developmen
Subject: APPEAL TO PLANNING COMMISSION' S APPROVAL. OF CONDITIONAL
USE PERMIT NO. 88-14 WITH SPECIAL PERMITS, TENTATIVE
TRACT NO. 13559 , AND COASTAL. DEVELOPMENT PERISIT NO.
88- 13
Consistent with Council Policy? ( ) Yes ( ) Now Policy or Exception
Statement of ism, recommendation, Analysis, Fundinq Source, Alternstive Actions, Attachments:
s��►T�irrr Q�.LS�IIE_:.
Transmitted for your consideration is an appeal by Councilwoman
Winchell to the Planning Commission ' s approval of a 32-unit
condominium complex with special permits relating to compact
parking , upper stogy setback, private open apace areas , encroachment
of patios into yard areas , and parking structure setbacks at the
northeast corner of Pacific Coast Highway and Sixteenth Street . The
approval also included vacation of a portion of the alley parallel
to Pacific Coast Highway between 15th and 16th Streets .
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N_annin9_Cammi-sz ion_.Ac_r, i on._6-Recom-rend a t i o n__on_Augus t..._z_.._ 1.9-05 :
ON MOTION BY SLATES AND SECOND BY SILVA, THE PLANNING COMMISSION
APPROVED :ONDITIONAL USE PERMIT NO . 88-14 WITH SPECIAL PERMITS,
TENTATIVE TRACT NO. 13559 , AND COASTAL DEVELOPMENT PERMIT NO. 88- 13 ,
WITH FINDINGS AND CONDITIONS OF APPROVAL ( SEE ATTTACHY.ENT 01) , BY
THE FOLLOWING VOTE.
AYES: Slates , Higgins , Silva , Kirkland
NOES: Leapr.iq , Livengood , Ortega
ABSENT: Ncne
ABSTAIN . None
SSW f RecummendWQn
Staff recommends that the City Council deny the appeal and uphold
the Planning Commission ' s approval of Conditional Use Permit No . a
88-11 with special permits, Tentative Tract No. 13559 and Coastal
Development permit No . 68-.13 :
J
Applicant : Vista Catalina
Location : Northeast corne, of Pacific Coast Highway L Sixteenth
Street
Conditional Use Permit No . 88-14 with Special Permits , Tentative
Tract 13559 and Coastal Development Permit No . 88-) 3 constitute a
request to develop a 3-story, 32-unit condominium project with
subterranean parking . The site is located in the Downtown Spec;. fic
Plan Area at the northeast corner of Pacific Coast Highway and
Sixteenth Street and is currently vacant . A portion of the alleyway
parallel to Pacific Coast Highway will be vacated and made pact of
the project .
There are five special permit requests in conjunction with they
Conditional Use Permit as follows : to allow 8 . 6 percent compact
parking spaces (7 of 61 ) in lieu of 100 percent standard size
spaces ; an 8 foot average upper story ( third floor ) setback in lieu
of 10 feet ; to reduce the area and dimension of private open space
and divide private open space into two areas for eleven units ; to
permit up to 2 feet encroachment of patio walls into front yard and
exterior Ride yard setbacks ; and to permit 6 feet - 8 inch exterior
side yard setback for subterranean parking structure in lieu of 10
feet .
The project site encompasses ten existing lots , plus the alleyway
parallel to Pacific Coast Highway from Sixteenth Street to its
intersection with the north/south alley at mid-block (see attached
Tentative Tract Map No . 13559) . This alley vacation allows for
consolidation of lots on either side of the alley . Access from
Walnut Avenue to Fifteenth Street and to lets abutting the alley
will continue on the remaining portion of the alley .
Councilwoman Winchell ' s appeal is based upon two primary concerns :
1 . The vacation of the alleyway on less than a full block parcel .
2 . The number of special permits requested .
With regard to the alley vacation, they howntown Specific Plan does
not discuss the circumstance under which alley vacation may be
appropriate . Therefore , the applicant ' s proposal was evaluated on
the same basis as other such proposals within the city . These
include public safety, maintenance of adequate access , and
accessibility for fire protection . The Fire Department and Public
Works Department hava found the proposed layout to be acceptable .
it is possible for one of the three ' legs ' of the alley to be
vacated and still allow garage access to the remaining parcels on
the block . It should be noted that th% applicant will be required
to dedicate and improve an additional 2 - 1/2 feet along the alley
parallel to Sixteenth Street , and an additional 5 feet along the
j alley parallel to pacific roast Highway .
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Five Special permits have been requested in conjunction with the
Conditional Use Permit . It should be noted that special permit
requests are not variances . Such permits may be granted in order to
obtain a layout which better conforms with the Downtown Design
Guidelines , and achieves maximum uae of aesthetically pleasing
architecture, landscaping, layout , and design. Staff feels that the
applicant ' s requests enhance the design of the project and are in
conformance with the Downtown Design Guidelines and the intent of
the Downtown Specific Plan . The requests are as follows :
1 . The applicant is requesting that the ground floor }patio walls
facing the front yard and exterior side yard be permitted to
encroach up to two feet into said yards . These patio wails
will be 42 inches high and will project outward toward the
streets , increasing the patio -6rea and providing view corridors
to the ocean from private open space areas . The patio
projections are minimal and provide additional building
fenestration . Because the sidewalks along Pacific Coast
Highway and Sixteenth Street will be constructed adjacent to
the curb, the parkway landscaping will be located adjacent to
the property line . Therefore, a full 15 feet of continuous
landscaping will be provided along Sixteenth Street ( 13 foot
building setback plus 2 foot .landscaped area within
right-of-way) , and 26 feet along Pacific Coast Highway (23 foot
building setback plus 3 foot landscaped area within
right-of -way) . Therefore. the request enhances , rather than
detracts from visual impact .
2 . The applicant is requesting relief from the 10 foot average
additional setback between the second and third levels . The
intent of the upper floor setback is to reduce building bulk
and to create an aesthetically pleasing building facade on the
street frontages . The applicant ' s proposal provides for an
undulating building frontage , a varied roofline , varying patio
and balcony projections , and an B foot average setback from the
second to third levels . These elements , combined with
landscaping, will create an aesthetically pleasing visual
effect .
3 . The Ordinance Code does not provide for compacL parking stalls
in residential projects of less than 100 units . Tho applicant
is requesting that seven out of 81 parking spaces (8 . 6%) be
permitted as compact due to the constraints of parking within
the structure. The applicant proposes to permit three out of
seventeen quest spaces, and four out of 64 resident spaces to
be compact . This number is consistent with those permitted for
projects in the vicinity that have incorporated subterranean
parking .
4 . The applicant proposes to locate the subterranean parking
structure 6 fect a inches from the exterior side property line
( Sixteenth Street) in lieu of 10 feet . The purpose of the
parking structure setback is to obtain adequate area to plant
trees and other landscaping in the yard arms.. In this case, a
4 foot wide sidewalk will be constructed at the curbline along
Sixteenth, with two additional feet of landscaped right-of-way
adiacent to the property line . Therofore , a total of 8 feet 8
inches of landscape area wi, l ) be available batween the sideswa '_k
and the underground structure . The Department of Public works
has found this dimension adequate for appropriate landscaping .
The parking structure setback will not be visible frorn Trade
level .
5 . The last a ecital permit re uest is to reduce the area of
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private open space for a total of 11 units , and divide this
open space into two areas . The Code requires that unite with a
ground floor be provided with a 250 aq. ft. patio with a .10 foot
minimum dimension . The units in quenti.on are all two-story,
townhome style units, with patios ranging from 120 to 160
sq . ft . on the bottom floor, plus, 80 tsq. ft . balconies on the
upper floor . The minimum dimension of both, areas is eight
feet . The ! edtsced private space for these units , however , is
made up for in common open space . The! comewn area exceeds the
minimum required by 61 . 3% ( 6, 524 aquae feat) , and includes a
large central courtyard uAth a pool and spry , and a cotrmion
recreation r•)crn.
ENVIRGNt MTUB-z
This project is covered by Environmental Impact Report No . 82--2
pursuant to Section 15171 of the California Environmental Quality
Act . No further environmental review is required .
R,31t applicable.
�1kT��TLYE_..aQTLQ�
The City Council may overtvrn the Planning Coimtisssion`s approval and
deny Conditional Use Permit No . N8- 14 with Special Permits ,
Tentative Tract 13'J59 , and Coastal Development Permit No . 88- 13 with
findings .
r
1 . Findings and Conditions of Approval approved by the Planning
Commission
2 . Letter of Appeal Dated August 9 , 1988
3 . Staff report dated August 2 , 1988
4 . Staff report dated June 21 , 1988
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APPROVED FINDINGS i COMITIONS OF APPRMAiL:
APPROYSD BY THZ PTJU M I XG COM I SS 1051
Fll �llC --FOR_UP. MAL _ COMM T Wk-USK—M8X :
1 . The proposed 32-unit condominium project will not be
detrimental to :
a . The general welfare of persons residing or working in
the vicinity;
b. Property and improvement in the vicinity of such use
or building .
2 . The proposed 32 unit condominium project is consistent with the
goals and objectiven of the City • s General Plan and Land Use
Map .
3 . The proposed 32 unit condominium project is compatible with
existing and proposed uses in the vicinity .
4 . The proposed 32 unit condominium project is in conformance with
the adopted Design Guidelines for the Downtown Specific Plan .
5 . Architectural features and general appearance of the proposed
32 unit condominium project will enhance the orderly and
harmonious development of the Downtown Specific Plan area .
6 . The location, site layout , and design of the proposed 32 unit
condominium project properly adapts the proposed structures to
streets , driveways , and other adjacent structures and uses in a
harmonious manner .
1 . The following special permits for deviations to the
requirements of the Downtown Specific Flan promote a better
living environment and provide maximum use of the land in terms
of site layout and design :
a . A total of 8 . 6♦ compact parking spaces (7 spaces) in
lieu of 100% standard size spaces
b. An 8 foot average upper story setback in lieu of 10 feet
C . Reduction of the area and dimension of private open
space and division of open space into two areas for
eloven units
d . Up to 2 feet encroachment of patios into front yard and
exterior side yard setbacks
e. A 6 foot d inch exterior side yard setback for a
subterranean parking structure in lieu of 10 feet .
2 . The approval of the special permits will not be detrimental to
the general health, welfare, safety, and convenience of the
neighborhood in general , ;nor detrimental or injurious to the
f value of property or improvements in the neighborhood .
! 3 . The special permit requests are ^onsistent with the objectives
of the Downtown Specific Plan in achieving a development
adapted to the parcel and compatible with the surrounding
esnvironmen� .
4 . The special permits are consistent with the policies of the
Coastal Element of the City' s General Plan and the California
Coastal Act .
1'IRD1 POOR AeeRQYAy - TEXT YE TRACT M:
1 . The size, depth, frontage, street width , and other design
features of the proposed one lot subdivision for condominium
purposes and alley vacation are in compliance with the stan4ard
plans and specifications on file wit►y the City at well as in
compliance with the State Mat, Act and the supplemental City-
Subdivision Ordinance .
2 . The property was previously studied for this intensity of land
use at the time the land use designation and Downtown Specific
Plan, District 2 zoning designation were placed on the :subject
property and will accommodate the development of 32
condominiums .
3 . The General Plan has set forth provisions for this type of land
ur - as well as setting forth objectives for the Implementation
of this type of housing .
4 . The site is relatively flat and physically suitable for the
proposed density of 23 . 7 units per gross acre .
5 . The tentative tract is consistent with the goals and policies
of the Huntington Beach General Plan .
'Umi►ng& FOR AFEMAL__?A5M_1tFYELrQPIIWT__rZ ISIZJl4 0 -13.:
1 . The proposed 32-unit condominium project conforms with the
plans , policies , requirements and standards of the Coastal
Element of the General Plan .
2 . Coastal Development Permit No. 88- 13 is consistent with the CZ
suffix zoning requirements and the Downtown Specific Plan , as
well as other provisions of the Huntington beach Ordinance Code
applicable to the property .
3 . At the time of occupancy, the proposed 32 unit condominium
project can be provided with infrastructure in a manner that is
consistent with the Coastal Element of the General Plan .
4 . The proposed 32-unit eondominiurs project conforms with the
public access and Public recreation policies of Chapter 3 of
the California Coastal Act .
.y
�. The Mello Sill Affordable Housing Regeirement , Government Code
Section 655, 90 (d) , is satisfied in the following manner :
a . the City has i,rovided density bonuses within three miles of
the coastal tone which have provided affordable housing
b. Due to the location and economics involved it would not be
feasible to develop affordable housing on this site . The
value of the land coupled with the need to provide
subterranean parking on site would prohibit- the ability to
provide for affordable housing .
CMITI,QNS of AP -- ON01 OUL- S URIT H�� dspa
1 . The site plan, floor plans , and elevations received and dated
July 12 , 1988, shall be the approved layout, subject to the
following modifications :
a . Patio walls facing interior side and rear yards shall be
extended to the property lines .
b . Parking spaces numbered 19 , 20 and 68 shall be a minimum 12
feet wide .
c . Elevations shall be modified per Design Review Board
recommendations to reflect additional building movement and
upper story setback along Sixteenth Street elevation by
offsetting the units 2 to 4 feet while maintaining an
average setback of 15 feet snd along the Pacific Coast
Highway elevation by offsetting the outer walls of the
upper floor end units a minimum of 2 feet and shall be
subject to C•!�sign Review Board approval .
d . Floor plans shall be revised to reflect recreation room
adjoining central courtyard .
2 . Prior to issuance of building permits, the following shall be
completed :
a . Submi! a landscape and irrigation plan to the Departnw3nt of
Community Development , Public Works Department and design
Review Board for review and approval . Landscaping shall
comply with the Downtown Specific plan tad Article 960 of
the Huntington Beach Ordinance Codo . Plant material as
specified in the Downtown Specific Platt shall be usev.
Landscape shall include on-site plants ai well as proposed
landscaping in the public right-of-way.
b . Submit Rooftop Mechanical Equipment Plan . Said pla-n :hill
indicate screening of all rooftop mechanical equipment and
shall delineate the type of material propneed to serefn
said equipment .
e. A lighting plan for vehicular aeeessways and ozAior %oalkways
shall be submitted to and approved by the PIrnning Director .
d . All applicable Public Works fees shall be paid .
e. An interim parking and/or building materials storage plan
shall be submitted to assure adequate parking is available
for employees , customers , contractors , etc. during the
project ' s construction phase .
f . Final Tract Map No. 13559 shall be accepted by City Council
and recorded with the County Recorder ' s Office .
g . Applicant shall submit a copy of revised plans pursuant to
Condition No . 1 for file .
h . A gradinq plan shall be submitted to and approved by the
Department of Public Works .
i . A detailed Roils analysis shall be prepared by a registered
Soils Engineer . This analysis shall include on-site soil
sampling and laboratory testing of materials to provide
detailed recommendations regarding grading , chemical and
fill properties , foundations , retaining walls , streets, and
utilities .
J . A parking management plan shall be submitted to the
Department of Community Development for review and approval
to assure appropriate distribution of compact parking
stalls .
k. All backflow devices , Edison transformers and other
equipment shall be shown on the site plan and shall be
located out of the front and exterior side yard setbacks ,
where feasible . All Bauch equipment shad 1 be screened with
landscaping or in another manner approved by the Department
of Community Development .
1 . A fire protection plan shall be submitted to the Fire
Department for approval and shall include provisions for
project security and operation of Fire sprinklers during
construction .
3 . Installation of required landscaping and irrigation systems
shall be completed prior to final inspection .
4 . Driveway approaches shall be a minimum of twenty-seven feet
(271 ) in width and shall be of radius type construction.
5 . water mains shall provide for a minimum fire flow of 3e600 GPM .
6 . Street and alley improvements shall be completed prior to
starting combustible construction.
7 . Fire hydrants and water mains shall be complet(,.: and operable
prior to combustible construction .
• . Automatic sprinkler systems shall be installed throughout the
project per Eire Department requi rementu .
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9 . 11 Class III wet standpipe system (combination) shall be
installed to comply with Huntington beach Eire Department and
Uniform Building Code standards.
10 . A fire alsim nystem will be installed to comply with Huntington
Beach Fire Department and Uniform Fire Code standards . The
system will provide the following :
a . Water flow, valve tamper, and trouble detection.
b. 24- !tour supervision
c . Annunciation
d . Graphic display
11 . Two ( 2 ) fire hydrants shall be installed prior to combustible
construction. Shop drawings shall be submitted to the Public
Works Department and approved by the Fire Department prior to
installation.
12 . Elevators shall be sized to accommodate an ambulance gurnay.
Minimum 6 foot-8 inches wide by 4 feet-3 inches sleep with a
minimum 42 inch opening .
13 . Security gates shall be designed to comply with Huntington
Beach Fire Department Standard No . 403, and configuration shall
be subject to Public Works Department approval .
14 . Address numbers shall be installed to comply with ;► intington
Beach Fire Code standards . The size of the numbers will be as
follows :
a . The number for the building will be sized a minimum of 10
inches with a brush stroke of 1- 1/2 inches .
b. Individual units will be sized a minimum of 4 inches with a
brush stroke of 1/2 inch .
15 . A centralized mail delivery facility shall be provided which is
architecturally compatible with the main structure .
16 . 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.
17 . Natural gas shall be stubbed in at the locations of cooking
facilities , water heaters , and central heating units .
Is . Low-volume heads shall be used on all spigots and water faucets .
19 . If lighting is included in the parking lot , high-pressure
sodium vapor lamps shall be used for energy savings . All
outside lighting shall be directed to prevent •spillage" onto
adjacent proportion .
20 . A ni.Amum of 100 cubic feet of storage area shall be provided
for each unit in over-hood storage lockers in the garage .
21 . The development shall Comply with all applicable provisions of
the Ordinance Code, Building division, and Fire Department .
22 . The applicant shall meet all applicable local , State , and
Fer'eral Fire Codes , Ordinarces , and standards .
QQMrA QMS OF u'P84.YAL =—TYMAT lYF.-rMCT 1;l n2_:
1 . The tentative tract map dated June 13 , 1988, shall be revised
to show:
a . 2-1/2 foot of dedication in the alley parallel to Sixteenth
Street .
b. 5 feet of C edication in the alley parallel to Pacific Coast
Highway .
c . The existing alley right-of -way widths adjacent to and
opposite from the project boundaries .
d . The ultimate distance of 29- 1/2 feet from the street
centerline to the curb and 8 foot wide parkway.
e. A 27 foot right-of -way radius at Pacific Coast Highway and
Sixteenth .
2 . The 11 foot wide parkway on Pacific Coast Highway shall be
constructed with an 8 foot sidewalk adjacent to the curb.
3 . The curb and gutter on Sixteenth Street shall be reconstructed
at 29-1/2 feet from the centerline from Pacific Coast Highway
to Walnut . The corner curb radii shall be 35 feet on Pacific
Coast Highway and 30 feet on Walnut . The sidewalk shall be 6
feet wide and adjacent to the curb.
4 . Street lights shall be constructed per the City Electrician ' s
requirements .
5 . All utilities in the vacated alley shall be removed and
reconstructed per the respective utility owner ' s requirements.
6 . All access rights to Pacific Coast Highway and Sixteenth Street
shall be dedica` id to the City except at the approved driveway
location .
7 . The developer shall construct a 12 inch PVC water main in
Sixteenth Street , from Pacific Coast Highway to the tract ' •
northerly boundary.
8 . All water services shall be taken from Sixteenth Street or
Pacific Coast Highway and locations shall be approved by the
Water Division as early as possible in the planning process.
9 . sackflow device location shall be approved by the Water
Division, prior to issuance of building permits .
10 . An a inch sewer main is required to be constructed in Sisttenth
Street and Walnut Avenue, to the County Trunk manhole at Walnut
Avenue and the alley.
11 . CCSa ' s shall be submitted to and approved by the City Attorney
and the Department of Community Development prior to
recordation of the final map, in accordance with the Downtown
Specific Plan .
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CITY OF N UNTIN UM BEACH
j
7, CITY COUNCIL COMMUNICATION • • i •
TO HONORABLE MAYOR AND CITY COUP3C 1 I. MEMdCRS FROM GRAC F. WI1�1C
and CONNXE BROC KHAY, City Clerk Councilwoman
SUBJECT APPnm, OF PLANNING COMMISSION DATE August 9 , 1988
CUP 88-14 w/SPECIAL PERMITS , TT 13559 ,
CDP 83--13
I hereby request a public hearinn before the City Council of
the above-referenced applications. I challenge the Planning
Commission ' s approval of t':e rnvcial permiti related to this
project and the vacation o` the alley .
The reasons for the challer,le to the Planning Commission ' s
acLion are :
1 . The vacationi.,o - of the alley crers:es an undesi.rablo
alley confinti ---1- ion that is -letrimental to circulation
in the are.1 1 grants a special privilege to this +'
developer . ''le Downto:••ti Specific Plan speaka to alley
vacation on 1 i.n the Ca SC of fall Mock consolidation.
3 . The Special Pormit -vquests relating to compact parking ,
u?per stor.l• _;cF'.lacl: , private open space areas , encroach-
ment of patios into yard arean, and p.irS:ing structure
setbacks , do not provide sic;ni £icantly greater benefits
as required by the Downtown Specific Plan for special
pernits approval and do not support the findinrls necessary
for special ;permit approval in the Downtown specific Plan.
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C IT Y are H UN 11 If ,
CITY COUNCIL COMMU I AV0 •
TOliMPABLE MAYOR AND CITY COUNCIL room GRWE M r
PM45SRS AND CONNIE BROCKWAY , City Clerk Council-aawf
WBACT APPEAL OF PIJINNING COMMISSION OAT! August 9 , 1904
CUP 88-14 w/SPCCIAL PCRMITS , TT 13559
CDP 88-13
1 hereby request a public: hearing before the City Counc i 1 of that
above-referenced applications. I challenge tho Planning
Commission' s approval of the special -)crmits related to this
project and the vacation of the alley .
GW:bb
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Wantington beach d*pnrtnwnttw( communityamp
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EPORT.
TO: Planning Commission
FROM: Community Development
DATE: July 19 , 1988
SUBJECT: CONDITIONAL USE PERMIT NO. 88-14 WITH SPECIAL PERMITS/
TENTATIVE TRACT 13559/COASTAL DEVELOPMENT PERMIT NO.
88-13 (CONTINUED FROM JULY 6 , 1988 PLANNING COMMISSION
MEETING)
' RPLICMT: Vista Catalina DA.TE�AC E� ED ;
7901 Professional Circle May 90 1968
Hunt . Beach, CA 92648
MANDATORX PROCESSING DAB :
Q $ : Southridge Homes/ Waived by applicant
Ursino Development
5362 Oceanus Drive
Hunt . beach, CA 92649 Z011 : Downtown Specific
Plan-District 82
BEQUEST: To permit a 32-unit condo-
minium complex with special C&NEIRAL ,PLAN : High Density
permits relating to compact Residential
parking , upper story set-
back, private open space E3151I G U5E : Vacant
areas , encroachment of
patios into yard areas , LUCAAT�ION : Northeast corner
and parking structure of Pacific Coact Highway
setbacks . The request also and Sixteenth Street
includes vacation of a
portion of the alley AC$&Agg : 37, 905 net sq . ft.
parallel to PCH between 53 , 790 gross sq . ft .
15th . and 16th . Streets .
1 . 9 su STED 6=1 L{:
Approve Conditional Use Permit No . 88- 14 with Special permits ,
Tentative Tract 13559 and Coastal Development Permit No . 68- 13 with
findings and conditions oL' approval .
3.0 - QENZEAL INFQR MTIOfi :
This item was continued from the July 6, 1988 planning Commission
sheeting at the applicant ' s request. Previously, the subject request
was continued from the June 21, 1988 meeting due to a 3 to 3 vote by
the Planning Commission. The public hearing was closed on June 21 .
1% number of concerns, were raised by area residents and Planning
Cmi issioners relating to the proposed vacation of the alley, the
nuW*r of special permit requests , the location of the vehicle-
Accois ramp and security gate, the location of the recreation room,
and the determination of whether the site constitutes a half block.
With regard to the alley vacation, the Fire Department and Public
Works Department have found the proposed layout to be acceptable .
It is possible for one of the three ' legs" of the alley to be
vacated and still allow garage access to the remaining parcels on
the block. It should be noted that L•he applicant will be required
to dedicate and improve an additional 2- 1/2 feet along the alley
parallel to Sixteenth Street , and an additional 5 feet along the
alley parallel to Pacific Coast Highway .
The applicant has modified the plans -to reduce the number of special
permits and address some concerns of nearby residents . ..
Specifically, the vehicle access ramp to the subterranean parking
garage has been relocated southward on Sixteenth Street toward the
middle of the project area , reducing impacts on adjacent residents
to the north. The ramp has also been widened from 25 feet-8 inches
to 29 feet-4 inches , Which meets the mininum code requirement of 28
feet . Therefore , the special permit request relating to vehicle
accessway width will not be required . The modified Sixteenth Street
elevations were reviewed and conceptually approved by the Design
Review Hoard on July 12 , 1988 . With regard to the impact of this
recreation room, the applicant has moved the recreation room to a
more central location on the bottom floor . The doors and windows
will open onto the central courtyard , with the wall facing the alley
to be soundproofed .
In revising the parking layout to accommodate the relocated ramp,
the applicant has reduced the number of proposed compact spaces from
11 to 7 , three of which are included in the quest parking area and
four of which are in the resident parking area . The special permit
relating to compact parking should therefore be amended to request
8 . 6 percent compact spaces ( 7 out of 81 ) in lieu of 100 percent
standard spaces . The security gates for the project are located
within the underground parking structure approximately 80 facet from
the street entrance , and should not pose a noise problem for nearby
residents .
It should be noted that the requested special permits are not
variances . The Planning Commission may grant a special permit in
order to obtain a layout which better conforms with the Downtown
Design Guidelines , and achieves maximum use of aesthetically
pleasing architecture, landscaping , layout and design.
Irinally, the question of whether the subject parcel constitutes a
half--block does not have bearing on the requested density or other �
development standards . The net site area, including the area in the
alley but excluding the areas to remain in the public right-of-May,
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Staff Report - 7/19/08
!■ 37, 500 square feet_. If the density is calculated using the
formule for half-block parcels ( 1 dwelling unit/200 square feet) the
Permitted density is 41 units.. It the density is calculated using _
the formula for parcels with a frontage of 101 feet up to, but less
then, a half block ( 1 dwelling unit per 1, 150 square feet) , the
permitted density is 32 units . The applicant is requesting 32 units .
3 . Q RL►Cdi�a�lr1DA?'ION :
Staff recommends that the Planning Commission approve Conditional
Uzi Permit No. 65-14 with 3glacial Permits , Tentative Tract 13559 and
Coastal Development Permit No . 88-13 with the following findings and
conditions of approval :
FIpDIJJQfi_fDR_&PFR0_VAL - CONDITIOdAL,_US:,; PERMIT, NO, _I.@_--IA :
1 . The proposed 32--unit condominium project will not be
detrimental to : -'
a . The general welfare of persons residing or working in the
vicinity ;
b . Property and improvements in the vicinity of such use or
building .
2 . The proposed 32 unit condominium project is consistent with the
goals and objectives of the City ' s General Plan and wand Use
Map .
3 . The proposed 32 unit condominium project is compatible with
existing and proposed uses in the vicinity .
4 . The proposed 32 unit condominium project is in conformance with
the rdopted Design Guidelines for the Downtown Specific Plan.
5 . Architectural features and general appearance of the proposed
32 unit condominium project will enhance the orderly and
harmonious development of the Downtown Specific Plan area .
6 . The location , site layout , and design of the proposed 32 unit
condominium project properly adapts the proposed structures to
stteetn , driveways , and other adjacent structures and uses in a
harmonious manner .
E`ZNDMS FOR Af!EROVAL SPECIAL PE$ri M
1 . The following special permits for deviations to the
requirements of the Downtown Specific Plan promote a better
living environment and provide maximum use of the land in terms
of site layout and design:
a. A total of 5. 6% compact parking spaces (7 spaces) in lieu
of 100% standard size spaces
5 '
Stott Report - 7/19/59 (094")
b. M a toot average upper story setback in lieu of 10 feet
c. Reduction of the arlea and dimension of private open &pace
and division of open space into two areas for eleven units
d . Up to 2 feet encrnachment of patios into front yards and
exterior side yard setbacks
e . A 6 foot 8 inch exterior side yard setback for a
subterranean parking structure in lieu of 10 feet .
2 . The approval of the special permits will not be detrimental to
the general health, welfare, safety, and conveniences of the
neighborhood in goner& ! , nor detrimental or injurious to the
value of property or improvements in the neighborhood ..
3 . The special permit requests are consistent with the objectives
of the Downtown Specific Plan in achieving a development
adapted to the parcel and compatible with the surrounding
environment .
4 . The special permits are consistent with the policies of the
Coastal Element of the C'ity ' s General Plan and the California
Coastal Act .
1 . The size, depth , frontage , street width , and other design
features of the proposed one lot subdivision for condominium
purpore!z and alley vacation are in compliance with the standard
plans and specifications on f i le with thy_ City as well as in
compliance with the State Map Act and the supplemental City
Subdiv: sion Ordinance .
2 . The property was previously stVdied for this intensity of land
use at the time the land use designation and Downtown Specific
Plan, District 2 zoninq designation were placed on the suoject
property and will accommodate the development of 32
condominiums .
3 . The General Plan has set forth provisions for this type of land
use as well as setting forth objectives for the implementation
of this type of mousing .
4 . The site is relatively flat and physically suitable for the �
proposed density of 23 . 7 units per gross acre.
S . The tentative tract is consistent with the goals and policies J
of the !Huntington Beach General Plan .
Ap
. b
0taig HAport - 7/111/96 -4- (094")
ti..T.Ma._A _
l + oTbe proposed 32-unit condaainius project conforms with the
plans , policies, requirements and standards of the Coastal-
blement of the General plan.
2. Coastal Development Permit No . 88-13 is consistent with the C2
suffix zoning requirements and the Downtown Specific Plan, as
well as other provisions of the Huntington Beach Ordinance Code
applicable to the property.
3 . At the time of occupancy, the proposed 32 unit condominium
project can be provided with infrastructure in a manner that is
f consistent with the Coastal Element of the General Plan .
I
4 . The proposed 32-unit condominium .project conforms with the
public access and public recreation policies of Chapter 3 of
the California Coastal Act .
COINDITIONS. QF UPROM - C.QHDIT.1QWI L USX,_YERMI i Ol A."- A
1 . The site plan, floor plans , and elevations received and dated
July 12 , 1988 , shall be the approved layout , subject to the
following modifications :
A . Patio walls facing interior side and rear yards shall be
extended tn the property lines .
u. Parking spaces numbered 19 , 20 and 68 shall be a minimum 12
feet wide .
c . Elevations shall be modifie3 per Design Review Board
recommendations to reflect additional building movement and
upper story setback along Sixteenth Street elevation by
offsetting the units 2 to { feet while maintaining an
average setback of 15 feet and along the Pacific; Coast
Highway elevation by offsetting the outer walls of the
upper floor end units a minimum of 2 feet and shall be
subject to Design Review Board approval .
d . Fluer plans shall be revised to reflect recreation room
adjoining central courtyard .
2 . Prior to issuance of building permits , the following shall be
completed :
a . Submit a landscape and irrigation plan, to the Department of
Community Development , Public Morks Department and Design
Review Board for review and approval . Landscaping shall
comply with the Downtown Specific Plan and Article gib of
the Huntington beach Ordinance Code. plant material so
specified in the Downtown Specific Plan shall be used.
Landscape shall include on-site plants as well as proposed
landscaping in the public right-of-war.
dtef! *sport - 7/19/66 -S= t0litd)
......... ....,
b. submit Rooftop Mechanical mpipaaaat flan. sold lea &hall
P dicate screening of all rooftop macbsaical "Utp"at and
Shall delittaste the- type of material proposed to screen
said equipment .
e . A lighting plan for vehicular accessways and major walkways
shall be submitted to and approved by the planning Director .
d . All applicable Public Works fees shall be paid .
e. An interim parking and/or building materials storage plan
shill be submitted to assure adequate parking is available
for employees , Customers , contractors, etc . during the
project ' s construction phase .
E . Final Tract Map No . 13559 shall be accepted by City Council
and recorded with the County Recorder ' s Office.
g , the applicant shall enter into an agreement with the City
to provide affordable housing in the Coastal tone. The
applicant wall provide 20% of the housing units on-site or
the eauiva : ( it number off-site within the City or County,
either within the Coastal Zone or three (3) miles thereof ,
for persons rof low or moderate income households , as per
the provision: of Government Code Section 65590 (d ) .
h . Applicant shall submit a copy of revised plans pursuant to
Condition No . 1 for file .
i . A grading plan shall be submitted to and approved by the
bepartm%nt of Public Works .
j . A detailed soi13 analysis shall be prepared by a registered
Soils Engineer . This analysis shall include on-site soil
sampling and laboratory testing of materials to provide
detailed recommendations regarding grading , chemical and
fill properties , foundations , retaining walls , streets , and
utilities .
k
{ k . A parking management plan shall be submitted to the
Department of Community development for review and approval
to assure appropriate distribution of compact parking
stalls .
1 . All backflow devices , Edison transformers and other
equipment shall be shown on the site plan and shall be
located out of the front and exterior side yard setbacks,
where feasible. All such equipment shall be screened with
landscaping or in another manner approved by the department
of Coeawnitr Development .
t�
staff Report - 7/19/24
•. A fire protection plan shall be submitted to the Fire
Department for approval and shall include prowisio" for
Project security sob operation of fire sprinklers dutipy
construction .
3. Installation of required landscaping and irrigation systems
shall be completed prior to final inspection.
p 4 . Driveway approaches shall be a minimum of twenty-seven feet
(270 ) in width and shall be of radius type construction.
S . Water mains shall provide for a minimum fire flow of 3 , 600 GPM.
6 . Street and alley improvements shall be completed prior to
starting combustible construction .
7 . Eire hs,-ilrants and water mains shall be completed and operable
prior to combustible construction . . 0
d . Automatic sprinkler systems shall be installed throughout the
project per Fire department requirements .
9 . -h class III wet standpipe system (Combination) shall be
installed to comply with Huntington Beach Fire Department and
Uniform Building Code standards .
10 . A fire alarm :system will be installed to comply with Huntington
Beach Fire Department and Uniform Fire Code standards . The
system will provide the following ;
a . Water flow, valve tamper , and trouble detection .
b. 24•-hour vupervision
c . Annunciation
d . Graphic display
11 . Two ( 2) 1`ire hydrants shall be installed prior to combustible
construction . Shop drawings shall be submitted to the Pub' ie
Works Department and approved by the Firri Department prior tc
installation .
12 . Elevators shall be sited to accommodate an ambulance gurner.
Minimum 6 foot-S inches wide by 4 feet-3 inches deep with a
minimum 42 inch opening .
13 . Security gates shall be designed to comply with Huntington
Beach Fir* Department Standard No . 403, and covitiguration shall
be subject to Public Works Department approval .
dtect Report - 7/11/86 -7- (Of6id)
14 . Address susbars- shall be Installed to comply with Mustirpten �
NeOcs Fire Coder standards . The Nina of the numbers will be as
.follows :
a . The number for the building will be sized a minimum of ld
E inches with a brush stroke of 1-1/2 inches .
f b. individual units will be sized a minimum of 4 inches with a
I brush stroke of 1/2 inch .
f
15 . If approved by the City Council , the cul-de-sac at Sixteenth
Street and pacific Coast Highway shall have a minimum 02 toot
diameter, curb l:aee to curb face. No obstructions are
permitted within the diameter of the street . The developer
shall post a bond in an amount determined by the Department of
Public Works sufficient to complete these improvements.
16 . A centralized mail delivery facility shall be provided which is
architecturally compatible with the main structure .
17 . 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.
18 . Natural gas shall be stubbed in at the locations of cooking
facilities , water heaters , and central heating units .
19 . Low--volumes heads shall be used on all spigots and water faucets .
20 . If lighting is included in the parking lot , high-pressure
sodium vapor lamps shall be used Eon energy savings . All
outside lighting shall be directed to prevent ' spillage' onto
adjacent properties .
I
21 . A minimum of 100 cubic feet of storage area shall be provided
for each unit in over -hood storiige lockers in the garage .
22 . The development shall comply with all applicable provisions of
the Ordinance Code , Building Division, and Fire Department .
i
23 . The applicant shall meet all applicable local , State, and
Federal Fire Codes , Ordinances , and standards . i
comI211IO15 ME WHOM--TERMAT YZ TRACI 13 5 9 :
1 . The tentative tract map dated June 11 , 1908, shall be covised
to show:
a . 2-1/2 foot of dedication in the alley parallel to Sizte*ntb
Street .
b. S teat of dedication in the alley parallel to paeifiC Coast
� bigbrray.
�tsf� befo rt - U18/11
C. The e21stinq 'aliey right-of-way widths adjacent to sad
00"Gite fromm the project boundaries.
di The ultimate distance of 29- 1/2 feet from the street
cent•:line to the curb and i foot wide parkway.
e. A 27 foot right-of-way radius at Pacific Coast Highway and
Sixteenth.
2. The 11 foot wide parkway on Pacific Coast Highway shall be
constructed with an a foot sidewalk adjacent to the curb.
3 . The curb and gutter on Sixteenth Street shall be reconstructed
at 29-1/2 feet from the centerline from Pacific Coast Highway
to walnut . The corner curb radii shall he 35 feet nn Ppcific
Coast Highway and 30 feet on Walnut . The sidewalk shall be 6
feet wide and adjacent to the curb.
4 . Street lights shall be constructed per the City Electrician' s
requirements .
S . All utilities in the vacated alley shall be removed and
reconstructed per the respective utility owner ' s requirements .
6 . All access rights to Pacific Coast Highway and Sixteenth Street
shall be dedicated to the City except at the approved driveway
location .
7 . The developer shall construct a 12 inch PVC water main in
Sixteenth Street , from Pacific Coast Highway to the tract ' s
northerly boundary .
B . All water services shall be taken from Sixteenth Street o:
Pacific Coast Highway and locations shall be approved by the
Water Division as early as possible in the planning process .
9 . Hackflow device location shall be approved by the Water
Division , prior to issuance of building permits .
10 . An d inch sewer main is required to be constructed in Sixteenth
Street and Walnut Avenue , to the County Trunk manhole at Walnut
Avenue and the alley .
11 . CCLR , s shall be submitted to and approved by the City Attorney
and the Department of Community Development prior to
recordation of the final neap, in accordance with the Downtown
Specif is Plan .
Staff fort /iSlhi -9� tdii6d)
1 y
a IL
� "as Plastiwing Commission may dint Conditional use permit No. 44--10
with Special 'Permits, Tentative Tract 12SS9 an4 Coastal Dovelolaoat
lath No. 19-19 with findings .
1. Revised plans dated July 12 , 1988
2. staff report dated July 5, 1988
2. Staff report dated June 21 , 19aS
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-REPORT-
TO: Planning Comission
FROM: Communityr Develop ant
DATE: June 21, 1941
SUBJECT: CONDITION) L U82 PERMIT NQ. 65-14 WITH SPECIAL PERMITS
IN CONJUNCTION WITH TENTATIVE TRACT 13 559 AND CO"TAL
DEVEIrOP'NZNT PERMIT NO. 49-13
AZZ4IQ=: Vista Catalina
?901 Professional Circle May 98 IM
Hunt . Beach, CA 92618
slag am:
MMER : Southridge Homes/ July s, 1958 - CUP/CDP
Ursino Development June 26 , 1918 - TT14
5362 Oceanus Drive
Hunt . Reach, Cal 92669 I=: Downtown Specif is
Flan-District 82
REQLMST: To permit a 32-unit condo-
minium complex with special : High Density
permits relating to compact Residential
parking, upper story set-
back, vehicular access R� .., E: vacant
width, private open space
areas, encroachment of : Northeast Corner
patios into yard areas , of pacific Coast Highway
and parking structure and sixteenth street
setbacks. The request also
includes vacation of a �, 37, 905 net sq . tt .
portion of the alley 53 , 790 gross sq. ft.
parallel to PCH between
lath. and 16th . Streets .
I. Q succzsTZQ AQ1 aR:
Approve Conditional Use Permit No. to-la with Special Permits,
Tentative 'Tract 13559 and Coastal Development Permit go. 99-13 with
Eindings and conditions of approval .
Z - 0 C Q . z!1lass_u►l199:
Conditional Use Permit No. 58-14 with spacial Permits, Tentative
Tract 13559 and Coastal Development Permit No. 64-13 Comatitute a
request to develop a 3-story, 32-unit condosiniva project with
subterranean parking . The site is located in the D watown Specific
Plan Area at the northeast comer of Pacific Coast NOWAY 804
C) 0 :
ilNte►ewth dts"t and is cur*ently vacant escort got see resi t
which will be removed. b port*Vn of the al leysway parallel-to --
Pacific Coast Migbway will be vacated and mWe a part of the project .
There are six special permit requests in conjunction with the
Conditional Use permit as follows: to altar 13.75 percept caftect
parking spaces in lieu of lea percent standard mini spaces; an 0
foot evetage upper story setback in lieu of 10 feet.; a 35 foot-$
inch snide vehicular accessway in lieu of 26 foot; to reduce the area
and dimension of private open space and divide private open apace
into two areas for eleven units; to permit up to 2 feet encroachment
of patios into front yard and exterior side Yard setbacks; and to
permit i foot-$ inch exterior *Ida rare setback for subtetraneen
parking structure in lieu of 10 foot.
3 . BUR�tatlND�G LA_1 LSE. ZOI�[_1n'i.
North gE S lbjeCt Praga ty:
GENERA.. PLAN DESIGNATION: High Density Residential
ZONE: Downtown Specific plan-District 2
(Residential)
LANs; USE : Single family homes and apartments
East of Subi et proo"arty:
GZMERAL PLAN DESIGNATION : Nigh Density Residential
ZONE: Downtown Specific plan-District 2
(Residential)
LAND USE : Retail connercial
South of .sub].C��...P.LgpgZLY:
GENERAL PLAN DESIGNATION: Open Space-Recreation
ZONE : Downtown Specific Plan-District 11
(Bosch Open Space)
LAND USE: beach
I 'st of Subic procetty:
GENERA, PLAN DESIGNATION: visitor Serving Co rcial
ZONE: downtown specific Plan-District 1
(Visitor serving Conmercial)
LAND USE : vacant, oil Facilities
J.d M IROMSTA4 STA1'118 :
The proposed project is covered by invirormental Impact Report No.
52-2 pursuant to Soccion 15162 of the California Rnviroft ontal
Quality Act. no further environmental review is necessary.
i
NReff Mepa►tt - i/pl/sY ;gyp~ t0'�50��
r �
Tho psoposed~ residential project is subject to approval of a coastal
developmaent permit because it is located within the Coastal Bona
under appeal jurisdiction to the California Coastal Momission.
Pcioc to any action on Conditional Use permit go . ••-14 &ad
Tentative Tract 13559, it is aecesssry far the rlasniag Commission
to review and act on Coastal Development Permit so. 88-13 . Coastal
Dovelop wnt Permit No . 88-13 may be approved or conditionally
approved only otter it has been found to be in conformance with the
Coastal Element of the General Plan brooking the following findings:
( a) LanIS Use _P_1_aD. That the project proposed by the Coastal
development permit conforms with the plans, policies. .
requirements and standards of the Coastal Element;
(b) zoni114., a9,u11tigm That the coastal development permit
application is consistent with the -CZ suffix, the base Boning
district or Specific Plan as will as other provisions of the
Huntington Bosch Ordinance Code applicable to the property;
(c) Ad guite Saarvicays . That at the time of occupancy, the
proposed development can be provided with infcastructure in a
manner that is consistent with the Certified Land Use Plan;
(d) cad ror I al Act . That the development conforms with
the public recreation policies and public access policies of
Chapter 3 of the California Coastal Act .
fi - a� RrMCyLJ4PMJa 91TUB; Not applicable .
The subject property is located within the Downtown specific Man,
District 2 (Residential ) and is subject to the development standards
of that plan . The following is a zoning conformance chant for this
project :
52Cti.on I&SUR RexuixId Provia.d
a . 2 . 02 Min. Floor Area 2 bdre. -900 sq . ft . 936 to 1 ,432 sq. ft .
4 . 2 . 04 Additional Bldg . Additional 10 it . 36. 3 ft . to top of
Height for chiarnelrs . etc . chimney
4 .3 .06 Front Yard Setback Min. 10 ft . it ft .
Parking Structure
4 . 2 .07(a)side Yard Setback Min. 10 ft. for t ft . a inchi
Parking Structure anterior side Yard
i special Permit Requested
Stagg Report - 6/21/44 -3- OIS")
i
i
AWAIM L I"
4 .2. 10 0p A space
(a) Common 25• of floor area 170164 sq. ft ,
10* 640 sq.ft. vies.
(b) primate 2 bdrer.-ground • units - 230 to
floor - 250 sq . ft . 433 sq. ft .
10 ft . min. i ft . Nin.i
dimension dimension
11 units -
nOO to 240 sq. f t . w
split in two arias*
e ft . win. *
dimension
2 bdra. -upper 13 units - 160 to
floor - 120 sq. ft . 368 sq. ft .
6 ft . vier . 4 ft. Twin.
dimension dimension
4 .2 . 12 Parking-Min . 2 . 5/unit - 81
number of spaces 80 ( 64 resident + (64 resident t
16 quest) 17 quest)
4 . 2. 15 Vehicular 28 ft . min. width 25 ft . -8 in. widtbt
Accessway ( romp)
4 . 2 . 20 Trash Area within 200 ft . Within 200 ft .
of units of units
4 . 4 . 02 Min . Parcel Size ---- 37 , 905 sq . ft .
Min . frontage 50 ft . ISO ft .
4 .4 . 03 Max . Density 1/900 sq . ft . not 32 units
• 42 units
4 .4 . 04 Maz. driildirg 35 ft . to avg . 32 ft. to avg .
Height roof height roof height
3 story 3 story
4 . 4 . 05 Maz. Site Coverage 50% • 18, 952 . 5 140685 sq. ft.
sq . ft . (49 . 3%)
4 . 4 .06 Front Building 15• of 154 ft . 25 ft . to building
Setback 23 . 7 ft . Mall*
23 ft. * to patio
wall*
• special Permit Requested ►
r
f
Stott 24*ott - 6/22/" -4- �07 )
•• r
+.4 .07 side li4iisiuo 7 It. isteriot 7 it. ia6sciec
Setback 10 ft , eatector is it. to extorters
building wall
13 ft.* to ratio
Maus
0 . 0 . 0• hoar Tard 2 ft . Mier. 2 ft .
setback
4 . 6 . 09 Upper Story 3rd • Floor - 10 ft . i ft. * average
PP• y d
Setback additional avg . 3t`d. float
setback from 2nd . setback
floor facade
9602 Min. Aisle liar. 29 ft. 25 ft .
Min . Parking Dina.
Standard 9 ft. r 19 it . 9 ft . : 19 ft .
{
9604 Compact Parking
Nva.ber Not permitted for 11 (13 . 75h)
less than 100
units
Size a ft . 2 is ft . 8 . 5 ft. a 16 it .
Special Petmit Requested
Q,�b,�SLI��VIS�bI1 C�ZT�E:
On May 200 19061 the Subdivision Coeaeaittee met and discussed the
proposed tract crap . Representatives from the Fire Depactraesto
Public Works Departments Community Development Department and
Planning Commission were present . The Com■rittee discussed the
reduced sidewalk widths on Pacific Coast Highway and Sixteenth
Streeto from 11 feet to b feet, and from 0 feet to 6 feet,
respectively. This will allow additional landscaping within the
public right-of-Mayo adjacent to the property lines. Various lire
Department and Public Works Department conce►yrns were discussed, and
their recowmadations have been incorporated is conditions of
approval . The Committee recoaeended approval of Tentative Tract Map
No. 13SS9 to the Planning Cos mission.
on may So 1988 and June 9 , 1988, the Design Review board tevi w
the proposed cesideatial project for conforsaarce with the Downtows
0 ign Quideliner. A 23 toot ninimm front yard building setback
stilt assert - i/31A4
was rOeoi NPA6d and addition 1 l andsoave treatment 81049 the
all"Vat proposed. The Soas3 also recommended that the toot i
structures Joiniaq the buildings along Sixteenth Street be sedif ied
to reduce building bulk . The Board approved the colors and
"teri8ls pceseerted at the June 9 (Meeting, and reeosssended approval
Of the project. They deterniaed that overall , the building
orientation, arrangement and architectural design complied with the
intent of the Downtown Design Guidelines .
The proposed project consists of 32 two-bedroom units plug a
recreation room over subterranean parking , with three--story
structures oriented around a central courtyard/pool area . The
project site encompasses ten existing lots, plus the alleyway
parallel to Pacific Coast Highway from Sixteenth Streit to its
intersection with the north/south alley at Aid-block (see Attached
Tentative Tract Map No . 13559) . The City will vacate this portion
of the alley to allow for consolidation of lots on either side of
the alley. The Departments of Public works and lire have found that
the remaining alley will be acceptable for access to other lots on
the block.
Because of the resulting "L' shape of the subjdct lot, the property
lines abutting the alloys are considered rear property lines, while
the easternmost and northernmost property lines are interior sid•
yard lot lines . This will provide setbacks for Adjacent development
that are consistent with the existing lot configuration . j
I
A total of 81 parking spaces for residents and quests will be
located in the underground structure , with access frog Sixteenth
Street . The site plan indicates a cul-de-sac on Sixteenth Street at
Pacific Coast Highway, in keeping with the downtown Specific Plan's
designation of this street as a possible cul-de-sac location.
Design standards for the cul-de-cats were adopted by the Planning
Commission in January, 1938, and public hearings regarding their
location are pending before the Planning Commission and City
Council . The landscaping within the public right-of-war from the
centerline of the cul-de-sac to the subject property line would be
permanently maintained by they developer . In return for the
installation and maintenance of these off-site improvements, the
landscape, area (approximately 405 sq . ft . ) is credited toward common
open space and toward lot area for purposes of calculating site
coverage. Should a cul-de-sac not be approved for this location,
standard street improvement* will be installed, and the applicant 's
proposal would still comply with open spec* and site coverage
r*guirements .
:thLf report - 60*21/86 WSW
Six special permits • e requested in conjunction with the
Conditional use hermit .
1 . The applicant is requesting that the ground floor patio walls
facing the front yard and exterior side yard be permitted to
encroach up to two feet into said Yards . These patio walls
will be 42 incheR high and will project outward tarard the
streets, increasing the patio area end providing view corridors
to the ocean from private open space areas. The patio
projections are minimal and provide additional building
fersestration. Because the sidewalks along Pacific Coast
Highway and Sixteenth Street will be constructed adjecant to
the curb, the parkway landscaping will be located adjacent to
the property litre . Therefore, a full 15 feet of continuous
landscaping will be provided along Sixteenth street ( 13 root
building setback plus 2 foot landscaped area within
right-of-way) , and 26 feet along Pacific Coast highway (23 toot
building setback plus 3 foot landscaped area within
right-of-way) , reducing any visual impact of the patio
projections .
2 . The applicant is requesting relief from the 10 foot average
additional setback between the second and third levels . The
intent of the upper floor setback is to reduce building bulk
and to create an aesthetically pleasing building facade on the
street frontages . The applicant ' s proposal provides for an
undulating building frontage, a varied roofline, varying patio
and balcony projections , and an d foot average setback from the
second to third levels . These elements , combined with the
recommendations of the Design Review board , will create an
aesthetically pleasing visual effect .
3 . A 25 foot 8 inch wide vehicular access ramp is proposed to the
subterranean parking area in lieu of a 28 foot wide accesswny .
The proposed ramp design is acceptable to the Public Works
Department and Fire Department , and the security gate mat met
with their approval prior to installation. A 25 foot 6 inch
access ramp will be consistant with the required 25 foot wide
drive aisles within the structure. Increasing the ramp width
to the full 28 feet would stove the structure into the northerly
interior Ride yard setback, two feet four inches closer to
existing adjacent residences.
6 . The Ordinance Code does not provide for compact parking stalls
in residential projects of less than 100 units . The applicant
is request4ng that 11 out of 81 parking spaces ( 13 .73%) be
permitted as compact due to the constraints of parking within
the structure. Where permitted, Compact parking may constitute
up to 20% of guest parking spaces only. The applicant proposes
to permit five out of seventeen guest spaces (29%) , and s i x out
• of 64 resident spaces (90 to be corepact, for a total of 11 out
of •1 spaces ( 13 .75% of the total) compact . This number is
Staff Mepart - 6/21/114 -7 - �dTSOd)
1
consistent with those pgrs►itted by the Planning Coweriesion 909 _
projects in the vicl,nitp that have incorporated subtetraaias►
parking. Additionally, the applicant will be rpuired to
prepare a parking Management plan to assure appropriate �
distribution of the residents compact spaces .
5 . The applicant proposes to locate the subterranean parking �
structure 6 feet a inches from the exterior side property line
(Sixteenth Street) in lieu of 10 feet . The purpose of the
parking structure setback is to obtain adequate area to plant
trees and other landscaping in the Yard areas . in this case, a
5 foot wide sidewalk will be constructed at the curbline along
Sixteenth , with two additional feet of landscaped right-of-way
adjacent to the property line . Therefore, a total of 0 feet i
inches of landscape area will bi available between the sidewalk
and the underground structure . The Department of public ,Mbrks
has found this dimension adequate for appropriate landscaping .
6. The last special permit request is to reduce the area of
private open space for a total of 11 units , and divide this
open space into two areas . The Code requires that units with a
ground floor be provided with a 250 sq. ft . patio with a 10 foot
minimum dimension . The units in question are all two-staryt
townhome style units, with patios ranging from 120 to 160
sq . ft . on the bottom floor , and 80 sq . ft . balconies on the
upper floor . The minimum dimension of both areas is eight
feet . The reduced private space for these units , however, i&
made up for in common open spice. The common area exceeds the
minimum required by 61 . 3% (6, 524 square feet) .
11 . 0 �E�O, yDAfi�:
Staff recomm nds that the Planning Commission approve Conditional
Use Permit No . 88-14 with Special Permits, Tentative "tract 13559 and
Coastal Dovelopment Permit No. 89--13 with the following findings and
conditions of approval :
�t ND I HC M AR289YA::..-COND at. R PRU I T 1Q. e d-L:
1 . The proposed 33-unit condominium project will not be
detrimental to :
a . The general welfare of persons residing or working in the
vicinity;
b. Property and improvements in the vicinity of such use or
building .
2 . The proposed 32 unit condominium project is consistent with the
goals and objeCtives of the City' s General Plan and Land Use
map .
i
` *taf t Afport - 6/0'1/48 -i- - - WSW .
i
3 . The proposed 33~ unit Coado mium project Ls aoMatible with
existing and propoosed %er in the vicinity. N
4 . The proposed 32 unit condominium project is in conformance with
the adopted Design Guidelines for the Downtown dpecific plan.
5 . Architectural features and general appearance of the proposed
32 unit condominium project will enhance the orderly and
harmonious development of the Downtown Specific plea area.
6 . The location, site layout , and design of the proposed 32 unit
condominium project properly adapts the proposed ,structures to
streets, driveways, and other adjacent structures and uses in a
harmonious manner . ,
r11211cs rQJR APP Q3JAL_.- SEE�I�i�
1 . The following special permits for deviations to the
requirements of the downtown Specific Plan promote a better
living environment and provide maximum use of the land in terms
of site layout and design:
a . A total of 13 . 75% compact parking spates in lieu of 100%
standard size spaces
b . An d foot average upper story setback in lieu of 10 feet
c . A 25 foot 8 inch vehicular access ramp in lieu of 28 feet
d. Reduction of the are& and dimension of private open space
and division of open space into two &rasa for eleven units
e. Up to 2 feat encroachment of patios into front yard and
exterior side Yard setbacks
f . L 6 foot 9 inch exterior side Yard setback for a
subterranean parkin structure in lieu of 10 feet .
q
2 . The approval of the special permits will. not be detrimental to
the general health, welfare , safety, and convenience of the
neighborhood it,, general , not detrimental or injurious to the
value of prop* ty or improvemw.nts in the neighborhood .
3 . The special permit requests are consistent with the objectives
of the Downtown Specific Plan in achieving a development
adapted to the parcel and compatible with the surrounding
environment .
C. The special permits are consistent with the policies of the
Coastal Xlement of the City' s General plan and the California
Coastal Act $ ..
staff Report. - 4/21/416won wS- _ . • !dTSpd'►
J
1 . The size, depth frontage, street width, and other desills
features of the proposed one lot subdivision for condominium
Purposes and alley vacation ate in compliance with the Standard
plans and specifications on file with the City as well as in
compliance with the State Map Act and the supplemental City
Subdivision Ordinance .
2 . The property was previously studied for this intensity of land
use at the time the land use designation and Downtown Specific
Plan, District 2 zoning designation were placed on the subject
property and will accorwwdate the development of 32
condominiums .
3 . The General plan has set forth provisions for this type of land
use as well as setting forth objectives for the implementation
of this type of housing .
4 . The site is relatively flat and physically suitable for the
proposed density of 23 .7 units per gross acre .
5 . The tentative tract is consistent with the goals and policies
of the Huntington Beach General Plan.
EIND 110E FOR APPROM - CUASTAL QEYEIAMZHM 8e-13 :
1 . The proposed 32-unit condominium project conforms with the
plans , policies , requirements and standards of the Coastal
Element of the General Plan .
2 . Coastal Development Permit No . 88--13 is consistent with the C2
suffix zoning requirements and the Downtown Specific Plan, as
well as other provisions of the Huntington Beach ordinance Code
applicable to the property .
3 . At the time of occupancy , the proposed 32 unit condominium
project can be provided with infrastructure in a manner that is
consistent with the Coastal Element of the General Plan .
4 . The proposed 32-unit condominium project conforms with the
public access and public recreation policies of Chapter 3 of
the California Coastal Act .
C01MZT. _.0Z APP$ "_- DTT i V PEftIa11 so- 68-140.
I . The site plea, floor plans, and elevations received and dated
June 10, 1968 , shall be the approved layout , subject to the
following modifications:
a . Patio wall• facing interior side ar:d rear yards shall be �
extended to the property lines .
else! nivort - 4/21/08 ..20- (0736d)
b. One handicap parking space shall be to-wised to siwmt two
resident parking spec" for a minimm total of Sq standard
size resident spaces.
c. Roof lines along Sixteenth Street elevations shall be
modified to show greater building separation, per Design
Review Board recommendations and subject to review by the
Comounitr Development Department .
2. Prior to issuance of building permits, the follotting shall be
completed :
a . Submit a landscape and irrigation plan to the Department of
Community Development, Public Works Depart-ant and, Design
Review Board for review and approval . Lar►dscaping shall
comply with the Downtown Specific plan and Article 96Q of
the Huntington Beach Ordiiiance Code . giant material as
specified in the Downtown Specific Plan shall be used .
Landscape shall include on-site plants as well as proposed
landscaping in the public right-of-way.
b . Submit Rooftop Mechanical Lquipment Plan. Said plan shall
indicate screening of all rooftop mechanical equipment and
shall delineate the type of material proposed to screen
said equipment .
c . A lighting plan for vehicular accessways and major walkways
shalt be submitted to and approvel by the Planning Director .
d . All applicable Public Works fees shall be paid.
e . An interim parking and/or building materials storage Man
shall be submitted to assure adequate parking is available
for employees, customers, contractors , etc. during the
project ' s construction phase .
f . Final Tract Map Mo . 13559 shall be accepted by City Council
and recorded with the County Recorder ' s Office .
g. the upplieant shall enter into an agreement with the City
to provide affordable housing in the Coastal Zone. The
applicant shall provide 20% of the housing units on-site or
the equivalent number off -site within the Citr or County,
either within the Coastal tone or three (3) miles thereof,
for persons of low or moderate income households , as per
the provisions of Government Code section 65590(4) .
h . Applicant shall submit a copy of revised plans pursuant to
Condition No . 1 far file.
4
1 . A grading plan shall be submitted to and approved by- the
Department of Public Works .
state Report - 6/ 71/64
j . A detailed soils an tysis shill be prepared br a registered
Soil*-\hnyinser. This analysis shall Include oa-site !oil
sampling and laboratory testing of materials to provide
detailed reccwnarendations regarding grading, Cbemrical and
fill properties , foundations, retaining walls, streets, and
utilities .
k. A parking management plan shall be submitted to the
Department of Community Development for teviezw and approval
to assure appropriate distribution of compact parking
stalls.
1 . All backflow devices, Edison transformers and other
equipment shall be shown on the site plan and sholi be
located out of the front and' a:ter for side Yard setbacks,
where feasible. All such equipment shall be screened"'With
landscaping or in another wanner approved by the Department
of Community Development .
m. A fire protection plan shall be submitted to the Dire
Department for approval and shall include provisionu for
project security and op+aration of fire sprinklers during
construction.
3 . Installation of required landscaping and irrigation systems
shall be completed prior to final Inspection.
4 . Driveway approaches shall be a minimum of twenty-seven feet
(274 ) in width and shall be of radius type construction .
5 . Water mains shall provide for a minimum fire flow of 3 , 600 CPR.
6 . Street and allay improvements shall be completed prior to
starting combustible construction .
7. Fire hydrants and water mains shall be completed and operable
prior to combustible construction .
d . Automatic sprinkler systems shall be installed throughout the
project per Fire Department requirements .
9 . A Class III wet standpipe system (combination) shall be
installed to gpmply with Huntington Beach fits Department and
Uniform Building Code standards.
10 . A fire alarms system will be installed to comply with Munkington
Beach Fire Department and Uniform !fire Code standards . The i
system will provider the following :
a . Water flow, value taoZer, and trouble detection.
b. Za-hour supervision �3
state Report - E vll -11- ► '(p-�id) i
•r�r
C. Annunciation
d . graphic display
11 . Two (2) fire hydrants shall be installed peiot to eombustibl•
construction . Shop drawings shall be suba*itted to the Public
Works Department and approved by the Vice Departmeat prior to
installation .
12 . Elevators shall be mixed to accommodate an ambulance qucney.
MinLmum i foot-8 inches wide by 4 feet-3 inches deep wit: a
minimum 42 inch opening .
13 . Security gates shall be designed to comply with Huntington
Beach Fire Department Standard go . 403 , and configuration shall
be subject to Public Works Department approval .
la . !Address numbers shall be installed to comply with Huntington
Beach Wire Coda standards . ':he size of the numbers will be as
follows :
I
a . The number for they building will tm sited a winimuts of 10 �
inches with a brush stroke of 1-1/2 inches .
b. individual units will be sited a minimum of 4 inches with a
brush stroke of 1/2 inch .
15 . If approved by the City Council , the cul-de-sac at Sixteenth
Street and Pacific Coast Highway shall have a minimum 62 toot
diameter , curb face to curb face . No obstructions are
permitted within the diameter of the street . The developer
shall roost a bond in an amount determined by the Department of
Public: Works sufficient to complete these improvements .
16 . A centralised mail delivery facility shall be provided which is
architecturally compatible with the main structure.
17 . All building spoils , such as unusable lumber , wine, pipe , and
other surplus or unusable material, shall be disposed of at an
off-site facility equipped to handle them.
is . Natural gas shall be stubbed in at the locations of cooking
facilities , water heaters, and central heating units .
19 . Low-volume heads shall be used on all spigots and water faucets .
20 . If lighting is included in the parking lot, high-pressure
sodium vapor lamps shall be used for energy savings . All
outside lighting shall be directed to prevent `spillage• onto
adjacent properties.
21,. A minim us of 100 cubic feet of storage area shall be provided
for each unit in over-hood storage lockets in the garegie,
statz ,report -• 6/21J86 -»- (%? 01d)
,II
22 . The developeent shall cp *lp with al'l applicable Srowisios of
the ordinance Code, suilding oivision, sea Eire aeSsrtmat . ,
23 . The applicant shall met all applicable local , State, old
Federal fire Codes, ordinances, and standards .
coK01 rd1s of wasI wr. - Zf�Tl1TIZA TI = 125sS :
1 . The tentative tract map dated June 13, 1968 , shall be remised
to shah:
a . 2-1/2 foot of dedication in the alley parallel to Sixteenth
Street .
b. S feet of dedication in the alley parallel to Pacific Coact
Highway. . �
c . The existing alley, right-of-way widths adjacent to and
i opposite from the project boundaries .
d . The ultimate distance of 29-1/2 feet from thu street
centerline to the curb and S foot wide parkway .
e. A 27 foot right-of -way radius at Pacific Coast Highway and
Sixteenth .
2 . The 11 foot wide parkway on Pacific Coast Highway shall be
constructed with an a foot sidewalk adjacent to the curb.
3 . The curb and gutter on Sixteenth Streit shall be reconstructed
at 29-1/2 feet from the centerline Erom Pacific Coast Highway
to walnut. The corner curb radii shall be 39 feet on PacifiC
Coast Highway and 30 feet on Walnut . The aidewalk shall be S
feet wide and adjacent to the curb.
IV 4 . Street lights shall be constructed per the City Electrician' s
requirements .
S . All utilities in the vacated alley shall be removed and
reconstructed per the respective utility owner' s requirements .
I
6 . ^11 access rights to Pacific Coast Highway and Sixteenth street
shall be dedicated to the City except at the approved driveway
location .
7 . The developer shall construct a 12 inch PVC water wain in
Sixteenth Street, from Pacific Coast Highway to the tract' s
northerly boundary.
i
.�5
state stoort - i/3USi
s . All Maur services shall be taken frow Sixteenth Street or
Pacific Coast Highway and locations shall be approved by the
Water division as early as possible in the planning process .
I
9 . Backflow device location shall be approved by the Water
Division , prior to issuances of building permits .
10 . An S inch sewer main is required to be+ constructed in Sixteenth
Street and Walnut Avenues , to the County 'gunk manhole at Walnut
Avenue and the alley.
11. CCikR ' s shall be submitted to and approved by the City Attorney
and the Department of Community Development prior to
recordation of the final map , in accordance with the Downtown
Specific Plan.
12 , Q ALTE KATIVE ACT IQ11 :
The Planning Commission may deny Conditional Use Permit No . 88 -14
with Special Permits , Tentative Tract 13559 and Coastal Development
Permit No . 88-13 with findings .
a�rAcxr�r�Ts :
1 . Area map
2 . Site plan, floor plans and elevations
3 . Tentative Tract Map No . 13559
4 . Applicant ' s Narrative
SH :LP : kla
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