HomeMy WebLinkAboutCUP 90-12/TT 14357/ND 90-23/GPA 90-3/ZC 90-23-Apprvd revi REQUEST FOR CITY COUNCIL ACTION
March 18, 1991
Date
Submitted to: Honorable Mayor and City Council Members
Submitted by: Michael T. Uberuaga, City Administratorov
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Prepared b : Michael Adams, Director of Community Development
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Subject: CONDITIONAL USE PERMIT NO. 90-12 WITH SPECIAL PERMITS/
TENTATIVE TRACT MAP 14357/NEGATIVE DECLARATION NO. 90-23
APPROVED BY CITY COUNCIL
Consistent with Council Policy? Vyes [ ] New Policy or Exceptio 3, /P /
Statement of Issue, Recommendation,Analysis, Funding Source,Alternative ctions,Attachments: I
CITY CLERK
STATEMENT OF ISSUE:
Transmitted for your reconsideration is a 92-unit condominium/
townhome project submitted by the Redevelopment Agency and Bijan
Sassounian. The original project, consisting of 135 condominiums,
was reviewed by the City Council on appeal on November 5, 1990 . The
Council overturned the Planning Commission' s approval and denied the
project . On November 18, 1990, the Council reconsidered their
previous action, and directed the applicant to work with staff to
devise a new plan with reduced density and which would not be
limited to senior residents . The applicant withdrew the original
plan, and after working with staff, is submitting a revised plan for
the Council ' s review and approval.
RECOMMENDATION•
Motion to:
Approve the revised site plans, floor plans and elevations dated
February 8, 1991, subject to the findings and conditions of approval
as outlined in Attachment 1. .
ANALYSIS:
Background
The project as originally approved by the Planning Commission on
October 2, 1990, consisted of a 135 unit condominium complex on two
sites, which totaled 4 . 5 gross acres . The sites were proposed to
develop as one integrated complex, with a centrally located common
recreation area. One 55 unit building was proposed on the north
site and one 38 unit and one 42 unit building were proposed on the
south site. Assigned secured parking for residents, as well as
guest parking, was provided in a subterranean garage beneath each
corresponding building.
Plo 5/85
i
The project as currently proposed consists of 50 stacked condominium
units located on the northerly site, and 42 two-story townhomes on
the southerly site. The common recreation area is located on the
northerly site. The following sections address important issues as
identified by the City Council, Planning Commission, and surrounding
residents .
1. Density
The overall project density has been reduced from 30 units per gross
acre (135 units) to 20.4 units per gross acre (92 units) . This
represents the middle range of the Medium-High Density Residential
category.
2 . Building Type
The previous plan was composed entirely of stacked condominium flats
in two to three story structures . In order to increase
compatibility with the single family homes to the south, .the
applicant has revised the unit type on the southerly site to include
only townhome buildings with tuck-under garages. There are 8
buildings, each composed of 5 to 6 townhomes . The structures are
placed perpendicular to the street and the southerly property line,
further reducing the appearance of building bulk from adjacent
residences and the street . The northerly site still consists of
stacked flats, however- the height and density have been decreased.
3 . Building Height-
The applicant has. reduced the majority of the project to a maximum
of 2 stories. On the northerly site, approximately one third of the
structure is three stories, with the remainder at two stories. The
three story elements allow for architectural variation, and are
within the height limits called for by the zoning ordinance. Only
two third-story units will face the existing residential development
to the west . These are buffered, however, by an average 30 foot
setback to the property line. The remaining third story units face
Talbert Avenue and Joyful Lane.
On the southerly site, all townhomes are a maximum of two stories in
height. Each unit contains living area above a private, two-car,
tuck/under garage. The applicant ' s previous plans had shown up to
two thirds of the southerly site as three-story units.
4 . Building Setback
The applicant ' s previous plans required a special permit to allow a
20 foot building setback along the southern most property line,
adjacent to R1, single-family residences . This need resulted from
the length and height of the condominium building. The proposed
townhome buildings are located 40 feet from the R1 property line,
and will not require a special permit for building setback. All
other building setbacks for both the north and the south site will
also meet or exceed maximum required setbacks, with the exception of
the pool fencing and clubhouse as described below (Special Permits) .
RCA 3-18-91 -2- (8885d)
5 . Affordable Housing
A portion of proposed development is located on property currently
owned by the City' s Redevelopment Agency. The developer has an
Exclusive Right to Negotiate for the purchase of that property, and
the Agency staff will continue in an effort to provide acceptable
housing opportunities . Staff will investigate the possibility of
providing financing opportunities for low and moderate income
families as a condition of the sale of the property.
6 . Access/Parking
The northerly site is accessed in the same location as on the
previous plans . A central driveway along� Joyful Lane leads to the
subterranean structure where all resident and guest parking for the
north site is provided. All resident parking is secured behind
gates .
The southerly site is accessed from 4 driveways along Happy Drive.
The driveways lead to attached 2-car garages for each unit, and to
the open guest parking for the southerly site.
7. Special Permits
The applicant is requesting seven special permits, four of which
relate to the northerly site and were requested in conjunction with
the previously proposed plans, and.. three of which relate to the
southerly site and are necessitated by the reconfiguration to a
townhome design.: The-special-permit requests are described below.
A. North Site (condominiums)
(1) To reduce side-by-side building separation from .55 feet
to 20 feet .
The northerly "building" is actually composed of 2
u-shaped structures . Section 9150. 9(d) of the
Huntington Beach Ordinance Code requires 10 feet
between side-by-side buildings, plus 5 feet for each
dwelling unit in excess of two 'in either of the
structures . Since each building is composed of 11
"stacks" of units, a total of 55 feet is required
between the structures. Staff supports the special
permit request because the U-shape of the buildings and
the reduction of the building profile to mostly 2
stories meet the intent of the building separation
requirement, which is to soften the building mass. The
two structures are connected by a central elevator and
essentially function as one building.
RCA 3-18-91 -3- (8885d)
(2) To allow a 75 foot average dimension for the main
recreation area in lieu of 100 feet.
Staff supports. this request because it allows the main recreation
area to be centrally located between the north and south portions of
the project . The applicant also meets the minimum required area by
5,722 square feet (total main recreation area - 15, 722 square
feet) . The common open space areas (including landscape areas,
courtyards, setbacks, etc. ) , exceeds the total common open space
required by 4, 720 sq. ft. (total provided-59, 920 sq. ft. ) .
(3) To allow a 7 to 10 foot front setback along Joyful Lane
and the north side of Happy Drive in lieu of a minimum
15 foot setback for pool fencing and the common
clubhouse building.
The proposed special permit is for accessory uses
only. The actual dwelling unit setback ranges from 20
feet to 70 feet. Staff supports the request because it
allows the recreational area to be centrally located
between the two sites, an because the recreation
building, which is set back 10 feet, encroaches only
along approximately 36% of that particular street
frontage. The remaining encroachment consists of pool
fencing. Staff is recommending that this fencing be of
an open or see-through type, such as wrought iron, to
reduce the impacts from the right-of-way.
(4) To allow up to 12% ramp slope into the parking
structure, in lieu of 10%.
The applicant requires a steeper slope on the entry
ramp into the parking structure because the parking
aisles within the structure are level . Section
9605. 1(h) of the Huntington Beach Ordinance Code allows
deviations for such items as ramp slope provided they
will not adversely affect the safety, efficiency or
appearance of the structure. The applicant has
submitted a report from Linscott, Law, and Greenspan,
Traffic Engineers, which includes recommendations for
the ramp design to ensure safety. Staff supports the
request based on the traffic engineers report that the
proposal can provide for safe and efficient circulation.
B. South Site (townhomes)
(5) To allow all two-story buildings for the townhomes in
lieu of requiring 1/3 of the units to be one story
lower than the remainder of units in the structure.
RCA 3-18-91 -4- (8885d)
This requirement is intended to reduce building bulk by
ensuring that at least one third of the units are not
constructed to the maximum height of three stories. In
this case, however, the applicant has already reduced
the majority of the project to two stories, with only
one third of the northerly site and none of the
southerly site at three stories . Although all
buildings on the southerly site are at a uniform height
of 2 stories in lieu of providing one third of the
units at one story, the applicant has met the intent of
the code by insuring height compatibility with
adjoining homes and complying with all other building
bulk requirements . Staff therefore supports the
request.
(6) To allow drive aisle to abut garages for townhomes in
lieu of providing 20 foot driveways for 50% of the
townhomes.
The intent of this section is to allow for additional
parking on driveway pads for at least half the units.
The applicant, however, has provided private, 2-car
garages for each unit, as well as on-site guest
parking. Given the number and arrangement of the
units, staff feels these provisions to be adequate.
(7) To allow a 28 foot wide access drive for the townhomes
in lieu of a 48 foot wide drive within 100 feet of the
street.
This provision is intended to accommodate traffic and
stacking area at the entry/exit of a project where the
driveway intersects a public street. This area is
primarily required for large projects using a single
access point. The accessways that service the
townhomes, however, are used only by 10 to 12 single
family townhomes, and 4 to 6 guest spaces per drive.
Therefore, staff feels that the proposed 28 foot wide
standard driveways provide adequate access and the most
efficient design.
Conclusion
In conclusion, staff supports the project as revised
because it is compatible with surrounding residential
development in terms of density, height, scale and
architecture, and will complete the development of the
neighborhood in the Talbert-Beach Redevelopment Area. It
will also satisfy the State requirement for use of
Redevelopment set-aside funds for affordable housing, and
fulfill goals outlined in the Housing Element of the
General Plan.
RCA 3-18-91 -5- (8885d)
ENVIRONMENTAL STATUS
Pursuant to the environmental regulations in effect at this time,
the Department of Community Development advertised draft Negative
Declaration No. 90-23 for public review and comment 21 days prior to
the Planning Commission' s action. No comments were received with
regard to the proposed Negative Declaration. All proposed
mitigation measures have been incorporated as conditions of approval
on the project. Prior to any action on Conditional Use Permit No.
90-12 with Special Permits or Tentative Tract Map No. 14357, the
City Council must review and approve Negative Declaration o. 90-23 .
FUNDING SOURCE:
Non applicable.
ALTERNATIVE ACTION:
The City Council may:
1. Request that the applicant work further with Staff to modify
the proposed plans.
2 . Deny Negative Declaration No. 90-23, Conditional Use Permit No.
90-12 with Special Permits, and Tentative Tract 14357 .
3 . Refer the project back to the Planning Commission for review
and recommendation.
ATTACHMENTS.
1. Suggested Findings and Conditions of Approval.
2 . Revised project plans dated February 8, 1991.
3 . RCA dated November 5, 1990 .
4 . Planning Staff reports dated October 2, 1990 and September 5,
1990 .
MTU:MA:LP: lp
RCA 3-18-91 -6- (8885d)
ATTACHMENT 1
FINDINGS AND CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 90-12 W/SPECIAL PERMITS
TENTATIVE TRACT 14357
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 90-12 :
1. The location, site layout, and design of the proposed 92 unit
condominium/townhome project properly adapt the proposed
structures to streets, driveways, and other adjacent structures
and uses in a harmonious manner, because the setbacks have been
increased to adjacent R1 property, the project is primarily
2-story, and the architecture has been modified to more closely
reflect surrounding projects .
2 . The access to and parking for the proposed 92 unit condominium/
townhome complex does not create an undue traffic problem,
because the parking structure has been shown to be safe and
efficient and the surrounding streets have adequate capacity to
accommodate the traffic generated.
3 . The planned residential development for 92 units does conform to
the provisions contained in Article 915 except for the special
permit requests, which improve the quality of the project (see
Special Permit Findings for Approval) .
4 . The proposed 92 unit project will not be detrimental to the
general welfare of persons residing or working in the vicinity;
and property and improvements in the vicinity of such use or
building, because the project is properly buffered from such
uses by streets and setbacks, and has been reduced in scale and
density to more closely reflect existing development in the
vicinity.
5 . The proposed 92 unit condominium/townhome project will be
compatible with the Huntington Beach General Plan and Zoning
upon adoption of General Plan Amendment No. 90-3 and •Zone Change
90-3..
'FINDINGS FOR APPROVAL - SPECIAL PERMITS:
1. The following special permits promote a better living
environment by adapting the Planned Residential Development
requirements to better suit the 92 unit condominium/townhome
complex, which are compatible with the surrounding area:
a. To allow a 7 to 10 foot front setback along Joyful Lane and
the north side of Happy Drive in lieu of minimum 15 foot
setback, for pool fencing and the common clubhouse building.
b. To allow a 28 ' wide access drive to the townhomes in lieu of
a 48 ' wide drive within 100 feet of a public street.
c. To reduce side-by-side building separation for Building 1
from 55 feet to 20 feet .
d. To allow all two story development for the townhomes in lieu
of requiring one third of the units in each structure to be
one story less .
e. To allow an average dimension of 75 feet for the main
recreation area in lieu of 100 feet.
f . To allow up to 12% ramp slopes into the underground parking
structures in lieu of a maximum 10% slope on ramps with no
adjacent parking.
g. To allow the access drives to the twonhomes to abut garages
in lieu of requiring a 20 foot setback for 50% of the garages .
2 . The requested deviation for ramp slopes to the parking structure
is acceptable because:
a. A traffic study prepared by a traffic engineer has been
submitted which documents the impacts of the request .
b. The deviation will not adversely affect the circulation and
safety of the site structure, use, or adjacent use.
c. The deviation will result in' a more efficient circulation
pattern and parking layout.
d. The deviation will enhance ,the general appearance of the
development and its surroundings by allowing all parking for
the condominiums to be subterranean.
e. The deviation will not be. detrimental to the general public
health, safety, welfare or convenience, or injurious to
property values in the vicinity.
4 . The requested special permits provide for maximum use of
aesthetically pleasing types of architecture, landscaping,
design and building layout, by allowing for efficient on-site
circulation, buffering adjacent land uses, allowing for a
centrally located recreation area, and increasing building
compatibility with surrounding residential development.
5 . The requested special permits will not be detrimental to the
general health, welfare, safety and convenience, nor detrimental
or injurious to the value of property or improvements of the
neighborhood or of the City in general. The special permit
requests incorporated into the project design will reduce
project impacts to adjacent properties.
-2- (8865d)
6 . The requested special permits are consistent with the objectives
of the Planned Residential Development standards in achieving a
development adapted to the terrain and compatible with the
surrounding environment.
FINDINGS FOR APPROVAL - TENTATIVE TRACT NO. 14357:
1. The size, depth, frontage, street width, and other design
features of the proposed subdivision for 92 condominium/townhome
units are in compliance with the standard plans and
specifications on file with the City as well as in compliance
with the State Subdivision Map Act and the supplemental City
Subdivision Ordinance.
2 . The analysis for General Plan Amendment No. 90-3 and Zone Change
No. 90-3 has determined that this intensity of land use (Medium-
High Density Residential - Maximum 25 units per gross acre) is
appropriate for this site.
3 . The General Plan has set forth provisions for Medium-High
Density Residential Development and affordable housing, as well
as setting forth objectives for the implementation of this type
of use.
4 . The site is relatively flat and physically suitable for the
proposed density of 20 .4 units per gross acre.
5 . Tentative Tract No. - 14357 for a 92 unit condominium/townhome
complex is consistent with-°the - goals and policies of the
Huntington Beach General Plan.
CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 90-12 :
1. The site plan, floor plans, and elevations received and dated
February 28, 1991, shall be the conceptually approved layout.
2. The sale of the Redevelopment Agency' s property to the applicant
for inclusion in the project shall be contingent upon the
applicant and/or agency providing a financing mechanism which
makes available 20% of the units to families of low and moderate
income.
3 . Prior to submittal for building permits, the applicant/owner
shall complete the following:
a. Submit three copies of the site plan to the Planning Division
for addressing purposes.
b. Depict all utility apparatus, such as but not limited to
backflow devices and Edison transformers, on the site plan.
They shall be prohibited in the front and exterior yard
setbacks unless properly screened by landscaping or other
method as approved by the Community Development Director.
-3- (8865d)
c. Floor plans shall depict natural gas and 220V electrical
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; and low-volume
heads shall be used on all spigots and water faucets.
d. If foil-type insulation is to be used, a fire retardant type
shall be installed as approved by the Building Department and
indicated on the floor plans .
e. The 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,
prepared under the supervision of a person experienced in the
field of acoustical engineering, with the application for
building permit(s) .
f. Elevations shall depict colors and building materials as
approved by the Design Review Board.
g. All rooftop mechanical equipment shall be screened from any
view. Said screening shall be architecturally compatible
with the building in terms of materials and colors . If
screening is not designed specifically into the building, a
rooftop mechanical equipment plan must be submitted showing
screening and must be approved.
h. If outdoor lighting is included, energy savings lamps shall
be used. All outside lighting shall be directed to prevent
"spillage" onto adjacent properties and shall be noted on the
site plan and elevations .
i . A detailed soils 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 . The Design Review Board shall review and approve the
following:
(a) The final building form, colors and materials .
(b) Pool fencing shall be of wrought iron or other
see-through material.
k. The site plan or reference page shall include all conditions
of approval imposed on the project printed verbatim.
1 . The final site plan shall note the location of 100 cubic
feet of storage area per unit for condominiums.
-4- (8865d)
4 . Prior to issuance of building permits, the applicant/owner shall
complete the following:
a. A Landscape Construction Set must be submitted to the
Departments of Community Development and Public Works and
must be approved. The Landscape Construction Set shall
include a landscape plan prepared and signed by a State
Licensed Landscape Architect and which includes all
proposed/existing plant materials (location, type, size,
quantity) , an irrigation plan, a grading plan, an approved
site plan, and a copy of the entitlement conditions of
approval . The landscape plans shall include intense
landscape buffers, and shall be in conformance with Section
9608 and Article 915 of the Huntington Beach Ordinance
Code. The set must be approved by both departments prior to
issuance of building permits .
b. A grading plan shall be submitted to the Department of
Public Works for review and it must be approved (by issuance
of a grading permit) . A plan for silt control for all water
runoff from the property during construction and initial
operation of the project may be required if deemed necessary
by the Director of Public Works .
C. Hydrology and hydraulic studies shall be submitted for
Public Works approval .
d. All applicable Public Works fees shall be paid.
e. Final Tract Map shall• be accepted by the City Council,
recorded with the Orange County Recorder and a copy filed
with the Department of Community Development.
f . An interim parking and/or building materials storage plan
shall be submitted to the Department of Community
Development to assure adequate parking is available for
employees, customers, contractors, etc. , during the
project ' s construction phase.
g. Prior to issuance of building permits, a water plan shall be
submitted to the water department . The plan shall detail
measures which the project shall implement to reduce peak
hour water usage.
5 . The Public Works Department requirements are as follows :
a. Private driveways shall be of radius-type construction, per
Huntington Beach Standard 211 A and B. .
6 . Fire Department Requirements are as follows :
a . An automatic fire sprinkler system shall be approved and
installed pursuant to Fire Department regulations . Shop
drawings to be submitted to and approved by Fire Department
prior to installation.
-5- (8865d)
b. Service roads and fire lanes, as determined by the Fire
Department, shall be posted and marked.
C. Fire access lanes shall be maintained. If fire lane
violations occur and the services of the Fire Department are
required, the applicant will be liable for expenses incurred.
d. Three fire hydrants shall be installed prior to combustible
construction, and at locations specified by the Fire
Department.
e. The applicant shall meet all applicable local, State and
Federal Fire Codes, Ordinances, and standards .
f. A Class III wet standpipe system (combination) will be
installed to comply with Huntington Beach Fire Department
and Uniform Building Code standards.
g. A fire alarm system will be installed to comply with
Huntington Beach Fire Department and Uniform Fire Code
standards.
h. Fire extinguishers will be installed and located in areas to
comply with Huntington Beach Fire Code standards .
i . Elevators will be sized .to accommodate an ambulance gurney
(Minimum 6 ' 8" wide by. 4 ' 3" deep, minimum 42" opening.
j . Security- gates will be designed to _comply with Huntington
Beach Fire -Department Standard No. 403 .
k. Address numbers will be installed to comply with Huntington
Beach Fire Code standards.
1 . Submit to Fire Department for approval a Fire Protection
Plan containing requirements of Fire Department
Specification No. 426.
M. Applicant shall pay for "Opticom" traffic system at Beach
and Talbert.
7. The development shall comply with all applicable provisions of
the Ordinance Code, Building Division, and Fire Department .
8 . 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.
9 . Installation of required landscaping and irrigation systems shall
be completed prior to final inspection.
10 . During construction, the applicant shall:
a . Discontinue construction during second stage smog alerts .
-6- (8865d)
b. Wet down areas in the late morning and after work is
completed for the day.
C. Use low sulfur fuel ( .05% by weight) for construction
equipment.
11. Construction shall be limited to Monday - Saturday 7: 00 AM to
8 : 00 PM. Construction shall be prohibited Sundays and Federal
holidays.
12 . Should any cultural materials be encountered during the initial
site survey or during grading and excavation activities, all
activity shall cease and the archaeologist shall be obtained to
determine the appropriate course of action.
13 . During cleaning, grading, earth moving or excavation, the
applicant shall :
a. Control fugitive dust by regular watering, paving
construction roads, or other dust preventive measures .
b. Maintain equipment engines in proper tune.
14 . Prior to initiation of construction, police and fire departments
shall be notified and the departments shall be kept informed
about duration.- and. extent .of construction throughout the process .
15 . Public Works.-Department shall provide alternate routes for
traffic during. .the .construction .phase, if. necessary. Adequate
signage shall. be provided _ to= warn moto:r.. vehicles,. bicyclists and
pedestrians of construction.
16 . This conditional use permit and tentative tract shall not become
effective until General Plan Amendment No. 90-3 and Zone Change
No. 90-3 have been approved by the City Council and are in effect.
17. This conditional use permit shall become null and void unless
exercised within one (1) year of the date of final approval, or
such extension of time as may be granted by the Planning
Commission pursuant to a written request submitted to the
Planning Department a minimum 30 days prior to the expiration
date.
CONDITIONS OF APPROVAL - TENTATIVE TRACT 14357:
1 . Tentative Tract Map No. 14357 shall be revised to reflect the
project as shown on the site plans dated February 28, 1991.
a. "Notes" shall be revised to reflect correct zoning and
General Plan designation.
2 . At least 60 days prior to recordation of the final tract map,
CC&R' s shall be submitted to and approved by the City Attorney
and the Department of Community Development. The CC&R' s shall
reflect the and maintenance of all common areas by the
Homeowners ' Association.
-7- (8865d)
3 . This tentative tract shall not become effective until General
Plan Amendment No. 90-3 and Zone Change No. 90-3 have been
approved by the City Council and are in effect.
4 . Any landscaping and enhanced pavement within the right-of-way
shall be maintained by the Homeowners Association pursuant to an
approved agreement with the. City Public Works Department
5 . On-site sewers shall be private.
6 . The water system shall be located in vehicular travel ways and
dedicated to the City.
7. The developer will be responsible for the payment of the Water
Master Plan fee.
8 . The developer will be responsible for the payment of the Traffic
Impact fees at the time building permits are issued.
9 . The project shall accept all contributory drainage from
properties to the south, which shall be accommodated through the
site in a manner to the satisfaction of the Department of Public
Works.
10 . Construct full Public Works improvements to the centerline of
Talbert Avenue.
11. The on-site sewer and- water systems shall be shown on a City
approved utility plan, showing all water services, fire hydrants,
fire services, and backflow devices.
12 . Developer shall submit water system hydraulic calculations to
ensure system adequacy and line sizing.
13 . The water system shall be looped, with no dead ends, and shall be
installed per the Public Works Department ' s standards,
ordinances, and policies.
14 . Developer shall dedicate vehicular access rights to the City
except at access points approved by the City.
-8- (8865d)
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REQUES-f FOR CITY COUNCL ACTION
November 5, 1990
Date
Submitted to: Honorable Mayor and City Council Members
Submitted by: Michael T. Uberuaga, City Administrator
Prepared by: Michael Adams, Director of Community Developmentoiv`
Subject: APPEAL-CONDITIONAL USE PERMIT 90-12 WITH SPECIAL PERMITS/
TENTATIVE TRACT 14357/NEGATIVE DECLARATION NO. 90-23
Consistent with Council Policy? [ j Yes [ ] New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions, Attachments:
STATEMENT OF ISSUE•
Transmitted for your consideration is an appeal of the Planning
Commission' s approval of a 135 unit condominium complex in the
Talbert-Beach Redevelopment area. Councilwoman Winchell appealed
the action so that the project may be considered in conjunction with
General Plan Amendment No . 90-3 and Zone Change No. 90-3 , which are
also before the Council for action.
RECOMMENDATION•
Planning Commission and staff recommend the following motions :
That the City Council A - "APPROVE NEGATIVE DECLARATION NO. 90-23" ;
B - "APPROVE CONDITIONAL USE PERMIT NO. 90-12 WITH SPECIAL PERMITS,
AND TENTATIVE TRACT NO. 14357 WITH FINDINGS AND CONDITIONS OF
APPROVAL (OUTLINED IN ATTACHMENT #1) "
Planning Commission Action, on October 2 , 1990:
MOTION TO APPROVE NEGATIVE DECLARATION NO. 90-23 :
AYES: Leipzig, Bourguignon, Shomaker, Ortega, Mountford.
NOES: Kirkland
ABSENT: Williams
ABSTAIN: None
MOTION TO APPROVE CONDITIONAL USE PERMIT NO. 90-12 WITH SPECIAL
PERMITS:
AYES: Leipzig, Bourguignon, Shomaker, Mountford
NOES: Ortega, Kirkland
ABSENT: Williams
ABSTAIN: None
P10 5/85
MOTION TO APPROVE TENTATIVE TRACT 1.4357:
AYES: Leipzig, Bourguignon, Shomaker, Mountford
NOES: Ortega, Kirkland
ABSENT: Williams
ABSTAIN: None
ANALYSIS:
APPLICANT:
Huntington Beach Redevelopment Agency and Bijan Sassounian, Sea View
Village.
APPELLANT:
Councilwoman Winchell
PROJECT LOCATION:
South side of Talbert Avenue west of Joyful Lane, and south of. Happy
Drive between Jolly Lane and Joyful Lane.
PROJECT DESCRIPTION:
The proposed project consists of a 135 unit condominium complex on
two sites, which total 5 .3 gross acres (see attached area map) . The
sites are being developed as one integrated complex, with centrally
located common recreation areas . One 55-unit building is located on
the northerly portion of the site, and one 38-unit and one 42-unit
building are located on the southerly site.
The units are one and two bedroom flats, some of which incorporate
dens or lofts . They range in size from .955 square feet to 1,355
square feet . The development is 50% three story and 50% two-story.
The two-story e]iements are primarily located along the southernmost
property line adjacent to the R1 development. Additional 2 story
elements are clustered along the Talbert Avenue frontage, along the
main recreation area, and along the westerly property lines of both
parcels (also adjacent to residential) . The common recreation area
includes a club house, a swimming pool, and barbecue facilities . A
secondary recreation area on the southerly portion of the site
between buildings 2 and 3 includes a spa. Assigned secured parking
for unit owners and guests is provided in subterranean structures
beneath each corresponding building. Five special permits are
requested. A detailed description of each request and staff ' s
analysis are contained in the attached Planning Commission Staff
Report dated September 5, 1990. It should be noted that the need
for a sixth special permit request relating to building bulk has
been eliminated by project modifications .
RCA 11/5/90 -2- (7456d)
The proposed project density is 30 units per gross acre, and is
therefore, dependent upon the concurrent General Plarr Amendment from
Medium Density Residential to High Density Residential, and Zone
Change from R4-SR, (Q)R2-PD, and R2-SR to R4-PD (High Density
Residential-Planned Development) .
ISSUES•
At the first Planning Commission hearing on September 5, 1990, a
number of concerns were raised by the Planning Commission and the
public. These included:
1. The density of the proposed project .
2 . Setbacks, building heights, and landscaping along the southerly
property line adjacent to R1 property.
3 . Deficiency in the number of required guest parking spaces
beneath each building .
4 . Concerns that the affordable units would be for first-time
buyers only, excluding seniors from the project .
In response to these concerns, the applicant made several changes to
the project, including reduction of unit count from 140 to 135,
decreasing the number of three story elements in the overall
project, thereby creating additional two-story elements , and
providing a plan for intensified landscape buffers between the
project and adjoining residential uses . The decrease in unit count
and redistribution of one-bedroom and two-bedroom units allowed all
guest parking and resident parking to be placed in the structure
beneath its corresponding building.
AFFORDABILITY•
As part of the agreement between the developer and the Redevelopment
Agency, the developer has agreed to make available 82 units for
moderate income ,buyers . Specifically, sixteen units will benefit
from first trusO. deeds through the Southern California Home Finance
Authority' s single family bond _issue 1990 Series B, from which the
Redevelopment Agency has purchased a commitment . These loans may be
assumed by a qualified buyer or prepaid.
In addition, all 82 - of the assisted units will benefit from a second
trust deed loan made by the Agency from Housing set aside funds .
These loans will bear five percent interest for a twenty year term,
but payments will be deferred. If a unit is sold, the Agency will
collect the principal and deferred interest, plus participate in 50
percent of the equity for the first five years and on a _declining
basis in the sixth through twentieth years . All such income to the
housing set aside fund must be used to further assist housing.
RCA 11/5/90 -3- (7456d)
This represents over two million dollars in Agency housing set aside
funds committed to this project and will enable 52 of- the units to
be affordable to households earning less that one hundred percent of
the County' s median income ($49 , 100 . 00) while another 30 units will
be affordable to households at just 107 percent of the median income
($52, 537 . 00) . The sales price of the affordable units will range
from $155, 900 to $176, 900 . The price for market rate units will
range from $189 , 900 to $205, 900 .
The developer will offer the affordable units for the initial 120
days of the sale period exclusively to either first time buyers or
senior citizens . Furthermore, at the end of this period, the
Redevelopment Agency may purchase the option to keep these units
available under these circumstances for another 120 days by paying
the interest on the developer ' s loan.
SUMMARY.
Staff supports the proposed project because 1) the design of the
project is compatible with the surrounding land uses, and completes
the development of the neighborhood in the Talbert-Beach
Redevelopment Area. 2) The project is in conformance with the
standards and intent of the Huntington Beach Ordinance Code for
Planned Residential Developments . 3) It will provide assured
affordable housing for first time buyers and senior citizens in the
City of Huntington Beach, thereby fulfilling goals outlined in the
Housing Element of the General Plan. 4) It will also help to
satisfy the State requirement for use of Redevelopment set aside
funds for affordable housing. 5) The project conforms with the
Housing Element by providing a variety of housing types .
ENVIRONMENTAL STATUS:
Pursuant to the environmental regulations in effect at this time,
the Department of Community Development advertised draft Negative
Declaration No. 90-23 for public review and comment twenty-one (21)
days prior . to the hearing. The Draft Negative Declaration is
attached to this" report, and all proposed mitigation measures have
been incorporated as conditions of approval on the project . Prior
to any action on Conditional Use Permit 90-12 with Special Permits
or Tentative Tract 14357, it is 'necessary for the Council to review
and act on Negative Declaration No. 90-23 .
FUNDING SOURCE:
Non Applicable
ALTERNATIVE ACTION:
The City Council may deny Conditional Use Perinit No. 90-12 with
Special Permits and Tentative Tract 14357 with findings .
t
RCA 11/5/90 -4- (7456d)
C
ATTACHMENTS
1. Findings and Conditions of Approval
2. Letter of Appeal
3 . Area Map.
4 . Planning Commission Staff report dated September 5, 1990
(includes Negative Declaration No. 90-23) .
5 . Planning Commission Staff report dated October 2, 1990 .
MTU:MA:LP: lp
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P
_ T
RCA 11/5/90 -5- (7456d)
huntington beach department of community development
S'A F f
REPORT
TO: Planning Commission
FROM: Community Development
DATE: October 2, 1990
SUBJECT: CONDITIONAL USE PERMIT NO. 90-12 WITH SPECIAL PERMITS/
TENTATIVE TRACT NO. 14357/NEGATIVE DECLARATION NO. 90-23
(IN CONJUNCTION WITH GENERAL PLAN AMENDMENT NO. 90-3 AND
ZONE CHANGE NO. 90-3)
APPLICANT: Redevelopment Agency/ EXISTING
Bijan Sassounian ZONE: R2-SR (Senior
2124 Main Street, Ste. 170 Medium Density Residential)
Huntington Beach, CA 92648 R4-SR (Senior High Density
Residential)
PROPERTY City of Huntington Beach (Q)R2-PD (Qualified Medium
OWNER: Redevelopment Agency/ Residential with a Planned
Sea View Village Community Suffix)
2124 Main Street, Ste. 170
Huntington Beach, CA 92648 PROPOSED ZONE: R4-PD (High
Density Residential-Planned
Development)
REQUEST: 140 unit condominium with
special permits, and 5 EXISTING GENERAL PLAN:
lot subdivision for Medium Density Residential
condominium purposes . and High Density Residential
PROPOSED GENERAL PLAN: High
Density Residential
LOCATION: South side of Talbert Ave. ,
west of Joyful Lane; south EXISTING USE: Vacant
of Happy Drive between Jolly
Lane and Joyful Lane. ACREAGE: 5 . 1 acres (gross)
4 . 14 acres (net)
1. 0 SUGGESTED ACTION:
Approve Negative Declaration No. 90-23, Conditional Use Permit
No . 90-12 with Special Permits, and Tentative Tract 14357 with
findings and suggested conditions of approval .
Xftl
A-F M-23C
2 . 0 GENERAL INFORMATION:
The Planning Commission continued this item from the September 5 , 1990
meeting in order to allow the applicant to address concerns raised by
the Planning Commission and the public. These included :
1. The density of the proposed project .
2 . Setbacks, building heights, and landscaping along the southerly
property line adjacent to R1 property.
3 . Deficiency in the number of required guest parking spaces within
each building .
4 . Concerns that the affordable units would be for first-time buyers
only, excluding seniors from the project .
In response to the action taken by the Commission, the applicant has
met with staff several times, and proposes the following modifications
to the site plan and affordable housing program.
Building Heights
The applicant has reduced a total of 50% of the project to two stories
in height . All units that abut the R1 property to the south have been
reduced to two stories and a maximum of 25 feet in height .
Other two story portions of the project have been clustered around the
Talbert Avenue frontage, the main recreation area, and the westerly
property lines of both parcels (also abutting residential) . This
modification represents an increase in two-story elements from 40% of
the project as previously proposed to 50% of the project .
Density
As a result of the reduction in height, a total of 5 units have been
removed. The project will now contain 135 units, for an overall
density of 30 units per gross acre.
Setbacks
The Planning Commission expressed concern with the special permit
request to reduce the setback along the R1 property, from 30 feet to
an average of 20 feet to the building walls with a minimum of 10 feet
6 inches to the patio walls .
The applicant has maintained the setbacks as originally proposed, and
has provided figures illustrating the building setbacks and
corresponding open space between the buildings and the property line .
The figures compare the impacts of the applicant ' s proposal as
compared to a typical R1-type development, similar to that on the
adjoining property. Plan A (the proposed project) shows more
available open space between the building face and the property line
than Plan B (Single Family Homes) at the 30 foot and 40 foot setback
Staff Report - 10/2/90 -2- (7295)
lines . It should be noted that Plan A (proposed project) shows
measurements from the building face, not from patio walls or decks ,
which project further into the setback areas . The figures are
attached to this report .
Landscaping
The applicant has hired the architectural landscaping firm of Peridian
to prepare a landscape plan for the site, which includes a densely
planted buffer between the project and adjacent residences . A
description of the proposed plant materials, their initial sizes at
planting, and their growth rates are included in a descriptive sheet
prepared by Peridian and attached to this report . A conceptual
landscape plan will be displayed at the Planning Commission meeting on
October 2, 1990 .
Parking
The Planning Commission had expressed concern that, although the
required resident parking was provided on-site beneath each
corresponding building, the on-site guest parking was unevenly
distributed among the buildings .
Due to the removal of five units from the project and the
redistribution of one-bedroom and two-bedroom units, the required
resident and guest parking is now fully provided in the structure
beneath its corresponding building . The required and provided parking
is now as follows :
Bldg 1 Bldg 2 Bldg 3
Res . Guest Tot . Res . Guest Tot . Res . Guest Tot .
Required 104 28 132 77 21 98 71 19 90
Provided 105 28 133 77 21 98 71 19 90
Difference +1 0 +1 0 0 0 0 0 0
Project Total
Res . Guest Tot .
Required 252 68 320
Provided 253 68 321
Difference +1 0 +1
Senior Housing
The developer will offer 34 one-bedroom units and 48 two-bedroom units
as affordable, for a total of 82 units (60% of the project) . The
Planning commission expressed concern that the affordable units in the
project should be available to senior citizens . To accommodate the
Planning Commission' s concerns, the developer will offer the affordable
units for the initial 120 days of the sale period exclusively to either
first time buyers or senior citizens . Furthermore, at the end of this
period, the Redevelopment Agency may purchase the option to keep these
units available -under these circumstances for another 120 days by paying
the interest on the developer ' s loan.
Staff Report - 10/2/90 -3- (7295)
Other basic terms of the developer ' s agreement with the Redevelopment
Agency remain essentially the same. These are briefly outlined in the
staff report dated September 5 , 1990 .
3 . 0 RECOMMENDATION:
Staff recommends that the Planning Commission approve Negative
Declaration 90-23 Conditional Use Permit No . 90-12 with Special Permits,
and Tentative Tract No. 14357 with the following findings and suggested
conditions of approval :
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 90-12 :
1 . The location, site layout, and design of the proposed 135 unit
condominium project properly adapts the proposed structures to
streets , driveways, and other adjacent structures and uses in a
harmonious manner.
2 . The access to and parking for the proposed 135 unit condominium
complex does not create an undue traffic problem, because the
parking structure has been shown to be safe and efficient and the
surrounding streets have adequate capacity to accommodate the
traffic generated.
3 . The planned residential development for 135 units does conform to
the provisions contained in Article 915 except for the special
permit requests, which improve the quality of the project (see
Special Permit Findings for Approval) .
4 . The proposed 135 unit project will not be detrimental to the
general welfare of persons residing or working in the vicinity;
and property and improvements in the vicinity of such use or
building, because the project is properly buffered from such uses
by streets and setbacks .
5 . The proposed 135 unit condominium will be compatible with the
Huntington Beach General Plan and Zoning upon adoption of General
Plan Amendment No. 90-3 and Zone Change 90-3 .
FINDINGS FOR APPROVAL - SPECIAL PERMITS:
1. The following special permits promote a better living environment
by adapting the Planned Residential Development requirements to
better suit the 135 unit condominium complex, which are
compatible with the surrounding area:
a . To allow a 7 to 10 foot front setback along Joyful Lane and
the north side of Happy Drive in lieu of minimum 15 foot
setback, for pool fencing and the common clubhouse building .
b. To allow a minimum rear setback of 10 ' 6" with 20 foot average
to the building face in lieu of a 30 foot setback along R1
zoned property.
Staff Report - 10/2/90 -4- (7295)
C. To reduce side-by-side building separation for Building 1
from 55 feet to 20 feet .
d. To allow 50% of the project to be one story less than the
remainder in lieu of requiring one third of the units in each
structure to be one story less .
e. To allow an average dimension of 75 feet for the main
recreation area in lieu of 100 feet .
f . To allow 15% to 20% ramp slopes into the underground parking
structures in lieu of a maximum 10% slope on ramps with no
adjacent parking, and maximum 5% slope on a 16 foot
transition ramp at intersections with streets .
2 . The requested deviation for ramp slopes to the parking structure
is acceptable because:
a . A traffic study prepared by a traffic engineer has been
submitted which documents the impacts of the request .
b. The deviation will not adversely affect the circulation and
safety of the site structure, use, or adjacent use.
C. The deviation will result in a more efficient circulation
pattern and parking layout .
d. The deviation will enhance the general appearance of the
development and its surroundings .
e. The deviation will not be detrimental to the general public
health, safety, welfare or convenience, or injurious to
property values in the vicinity.
4 . The requested special permits provide for maximum use of
aesthetically pleasing types of architecture, landscaping, design
and building layout, by allowing for efficient on-site
circulation, buffering adjacent land uses, and allowing for a
centrally located recreation area.
5 . The requested special permits will not be detrimental to the
.general health, welfare, safety and convenience, nor detrimental
or injurious to the value of property or improvements of the
neighborhood or of the City in general . The special permit
requests incorporated into the project design will reduce project
impacts to adjacent properties .
6 . The requested special permits are consistent with the objectives
of the Planned Residential Development standards in achieving a
development adapted to the terrain and compatible with the
surrounding environment.
Staff Report - 10/2/90 -5- (7295)
t
FINDINGS FOR APPROVAL - TENTATIVE TRACT NO. 14357 :
1 . The size, depth, frontage, street width, and other design
features of the proposed 5 lot subdivision for 135 .condominium
units are in compliance with the standard plans and
specifications on file with the City as well as in compliance
with the State Subdivision Map Act and the supplemental City
Subdivision Ordinance.
2 . The analysis for General Plan Amendment No . 90-3 and Zone Change
No . 90-3 has determined that this intensity of land use (High
Density Residential - Maximum 35 units per gross acre) is
appropriate for this site.
3 . The General Plan has set forth provisions for High Density
Residential Development and affordable housing, as well as
setting forth objectives for the implementation of this type of
use.
4 . The site is relatively flat and physically suitable for the
proposed density of 30 units per gross acre.
5 . Tentative Tract No . 14357 for a 135 unit condominium complex is
consistent with the goals and policies of the Huntington Beach
General Plan because it provides a means of affordable housing
for first time homebuyers in Huntington Beach.
CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 90-12 :
1 . The site plan, floor plans, and elevations received and dated
July 26, 1990, shall be the conceptually approved layout, with
modifications to density, parking arrangement, and building
heights as presented to the Planning Commission on October 2,
1990 . Final approval of building form, colors and materials
shall be subject to review and approval by the Design Revi.ew
Board.
2 . The developer shall offer 34 one-bedroom units and 48 two-bedroom
units as affordable to moderate income buyers . During the
initial 120 days of the sale period the affordable units shall be
offered exclusively the either first- time buyers or senior
citizens . At the end of this period, the Redevelopment Agency
may purchase the option to keep these units available under these
circumstances for another 120 days by paying the interest on the
developer ' s loan.
3 . Prior to submittal for building permits, the applicant/owner
shall complete the following :
a. Submit three copies of the site plan to the Planning Division
for addressing purposes .
Staff Report - 10/2/90 -6- (7295)
f
b. Depict all utility apparatus, such as but not limited to
backflow devices and Edison transformers, on the site plan.
They shall be prohibited in the front and exterior yard
setbacks unless properly screened by landscaping or other
method as approved by the Community Development Director .
C. Floor plans shall depict natural gas and 220V electrical
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; and low-volume
heads shall be used on all spigots and water faucets .
d. If foil-type insulation is to be used, a fire retardant type
shall be installed as approved by the Building Department and
indicated on the floor plans .
e. The 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,
prepared under the supervision of a person experienced in the
field of acoustical engineering, with the application for
building' permit(s) .
f . Elevations shall depict colors and building materials as
approved by the Design Review Board.
g . All rooftop mechanical equipment shall be screened from any
view. Said screening shall be architecturally compatible
with the building in terms of materials and colors . If
screening is not designed specifically into the building, a
rooftop mechanical equipment plan must be submitted showing
screening and must be approved.
h. If outdoor lighting is included, energy savings lamps shall
be used. All outside lighting shall be directed to prevent
"spillage" onto adjacent properties and shall be noted on the
site plan and elevations .
i . A detailed soils 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 . The Design Review Board shall review and approve the
following :
(a) The final building form, colors and materials .
Staff Report - 10/2/90 -7- (7295)
(b) Balconies along the southernmost property.
(c) Pool fencing shall be of wrought iron or other
see-through material .
k. The site plan or reference page shall include all conditions
of approval imposed on the project printed verbatim.
1 . The final site plan shall note the location of 100 cubic
feet of storage area per unit .
4 . Prior to issuance of building permits , the applicant/owner shall
complete the following :
a . A Landscape Construction Set must be submitted to the
Departments of Community Development and Public Works and
must be approved. The Landscape Construction Set shall
include a landscape plan prepared and signed by a State
Licensed Landscape Architect and which includes all
proposed/existing plant materials (location, type, size,
quantity) , an irrigation plan, a grading plan, an approved
site plan, and a copy of the entitlement conditions of
approval . The landscape plans shall include intense
landscape buffers as presented to the Planning Commission on
October 2, 1990, and shall be in conformance with Section
9608 and Article 915 of the Huntington Beach Ordinance
Code. The set must be approved by both departments prior to
issuance of building permits . Any existing mature trees
that must be removed shall be replaced at a 2 to 1 ratio
with minimum 36-inch box trees, which shall be incorporated
into the project ' s landscape plan.
b. A grading plan shall be submitted to the Department of
Public Works for review and it must be approved (by issuance
of a grading permit) . A plan for silt control for all water
runoff from the property during construction and initial
operation of the project may be required if deemed necessary
by the Director of Public Works .
C. Hydrology and hydraulic studies shall be submitted for
Public Works approval .
d. All applicable Public Works fees shall be paid .
e. Final Tract Map shall be accepted by the City Council,
recorded with the Orange County Recorder and a copy filed
with the Department of Community Development .
f . An interim parking and/or building materials storage plan
shall be submitted to the Department of Community
Development to assure adequate parking is available for
employees, customers, contractors, etc. , during the
project ' s construction phase.
Staff Report - 10/2/90 -8- (7295)
g . Prior to issuance of building permits, a water plan shall be
submitted to the water department . The plan shall detail
measures which the project shall implement to reduce peak
hour water usage.
5 . The Public Works Department requirements are as follows :
a . Private driveways shall be of radius-type construction, per
Huntington Beach Standard 211 A and B. .
6 . Fire Department Requirements are as follows :
a . An automatic fire sprinkler system shall be approved and
installed pursuant to Fire Department regulations . Shop
drawings to be. submitted to and approved by Fire Department
prior to installation.
b. Service roads and fire lanes, as determined by the Fire
Department, shall be posted and marked.
C. Fire access lanes shall be maintained. ' If fire lane
violations occur and the services of the Fire Department are
required, the applicant will be liable for expenses incurred.
d. Three fire hydrants shall be installed prior to combustible
construction, and at locations specified by the Fire
Department .
e. The applicant shall meet all applicable local, State and
Federal Fire Codes, Ordinances , and standards .
f . A Class III wet standpipe system (combination) will be
installed to comply with Huntington Beach Fire Department
and Uniform Building Code standards .
g. A fire alarm system will be installed to comply with
Huntington Beach Fire Department and Uniform Fire Code
standards .
h. Fire extinguishers will be installed and located in areas to
comply with Huntington Beach Fire Code standards .
i . Elevators will be sized to accommodate an ambulance gurney
(Minimum 6 ' 8" wide by 4 ' 3" deep, minimum 42" opening.
j . Security gates will be designed to comply with Huntington
Beach Fire Department Standard No . 403 .
k. Address numbers will be installed to comply with Huntington
Beach Fire Code standards .
1 . Submit to Fire Department for approval a Fire Protection
Plan containing requirements of Fire Department
Specification No. 426 .
Staff Report - 10/2/90 -9- (7295)
M. Applicant shall pay for "Opticom" traffic system at Beach
and Talbert .
7 . The development shall comply with all applicable provisions of
the Ordinance Code, Building Division, and Fire Department .
8 . 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.
9 . Installation of required landscaping and irrigation systems shall
be completed prior to final inspection/within twelve (12) months .
10 . During construction, the applicant shall :
a . Discontinue construction during second stage smog alerts .
b. Wet down areas in the late morning and after work is
completed for the day.
C . Use low sulfur fuel ( . 05% by weight) for construction
equipment .
11 . Construction+shall be limited to Monday - Saturday 7 : 00 AM to
8 : 00 PM. Construction shall be prohibited Sundays and Federal
holidays .
12 . Should any cultural materials be encountered during the initial
site survey or during grading and excavation activities, all
activity shall cease and the archaeologist shall be obtained to
determine the appropriate course of action.
13 . During cleaning, grading, earth moving or excavation, the
applicant shall :
a . Control fugitive .dust by regular watering, paving
construction roads, or other dust preventive measures .
b. Maintain equipment engines in proper tune.
14 . Prior to initiation of construction, police and fire departments
shall be notified and the departments shall be kept informed
about duration and extent of construction throughout the process .
15 . Public Works Department shall provide alternate routes for
traffic during the construction phase, if necessary. Adequate
signage shall be provided to warn motor vehicles, bicyclists and
pedestrians of construction.
16 . This conditional use permit and tentative tract shall not become
effective until General Plan Amendment No . 90-3 and Zone Change
No. 90-3 have been approved by the City Council and are in effect .
Staff Report - 10/2/90 -10- (7295)
17 . This conditional use permit shall become null and void unless
exercised within one (1) year of the date of final approval , or
such extension of time as, may be granted by the Planning
Commission pursuant to a written request submitted to the
Planning Department . a minimum 30 days prior to the expiration
date.
CONDITIONS OF APPROVAL - TENTATIVE TRACT 14357:
1 . The tentative tract map received and dated July 26, 1990, shall
be the approved layout with the following modifications :
a . "Notes" shall be revised to reflect correct zoning and
General Plan designation.
2 . At least 60 days prior to recordation of the final tract map,
CC&R' s shall be submitted to and approved by the City Attorney
and the Department of Community Development . The CC&R' s shall
reflect the and maintenance of all common areas by the
Homeowners ' Association.
3 . This tentative tract shall not become effective until General
Plan Amendment No. 90-3 and Zone Change No. 90-3 have been
approved by the City Council and are in effect .
4 . Landscaping and enhanced pavement within the right-of-way as
shown on the approved site plan shall be maintained by the
Homeowners Association pursuant to an approved agreement with the
City Public Works Department
5 . On-site sewers shall be private.
6 . The water system shall be located in vehicular travel ways and
dedicated to the City.
7. The developer will be responsible for the payment of the Water
Master Plan fee, September, 1990 .
8 . The developer will be responsible for the payment of the Traffic
Impact fees if in place at the time building permits are issued.
9 . The project shall accept all contributory drainage from
properties to the south, which shall be accommodated through the
site in a manner to the satisfaction of the Department of Public
Works .
10 . Construct full Public Works improvements to the centerline of
Talbert Avenue.
11. The on-site sewer and water systems shall be shown on a City
approved utility plan, showing all water services, fire hydrants,
fire services, , and backflow devices .
Staff Report - 10/2/90 -11- (7295)
12 . Developer shall submit water system hydraulic calculations to
ensure system adequacy and line sizing .
13 . The water system shall be looped, with no dead ends , and shall be
installed per the Public Works Department ' s standards ,
ordinances, and policies .
14 . Developer shall dedicate vehicular access rights to the City
except at access points approved by the City.
4 . 0 ALTERNATIVE ACTION:
The Planning Commission may deny Conditional Use Permit No. 90-12 with
Special Permits and Tentative Tract No . 14357 with findings .
ATTACHMENTS:
1. Revised Site Plan depicting location of 2-story units, and
revised parking calculations .
2 . Figures depicting setbacks-Plan A, Plan B
3 . Landscape description, Landscape plan and Section drawing showing
landscaping at R1 property line
4 . Staff Report_dated September 5, 1990
HS:LP:kjl
Staff Report - 10/2/90 -12- (7295)
l' r
---
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PROJECT ENTRY
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SIKdE FAMILY RESIDENCE
BUILDING 3 BUILDING 2
38 UNITS L 42 UNITS
SUMMARY:
Site Aree: ..S ecra:(gross) KEY
1.19 Derr.(net)
Total LMltt:ISS
Density: 30 D.Uduere 2SiORY ELEMENTS
LOFT UNIT @ TOP FLOOR
PLAT Ali:
Plm � elan 1 etm z also 1 Totot THREE SI'ORIFS
A II.DW.I l� 12 to a 25
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TECHNICAL SITE PLAN adze Md3 mxi hwg
SEA VIEW VILLAGE
SEAVIE-W ENTERPRISES INC . _
2124 MAIN STREET,SUITE 170 SUBMITTEDDATE 2MAR." '
HUNTINGTON BEACH,CA 92648 R�EZVISION Dpp1A1TES pAANUN(]11.IM 3
(714).960-5505 lOB6NUMBERV1119.I99 PEY,SED:P/TS/W
CUP NUMBER:CUP W121ZC W 3
BUILDING SET BACK AND CORRESPONDING OPEN SPACE
(in square footage)
20' Setback 30' Setback 40' Setback
Plan A
(proposed project) 8,000 11,184 12,892
Plan B
(7 dwelling) 8,000 8,650 9,300
The above numbers do not reflect an additional 880 square feet of easement
between property line and southerly residential fencing.
PLAN A
40' - 2, - - - - - - - -
2' 2'
30' - - 5, 9 3 5 5,- 3 9' 5,
20' - - - - - - - ----
0'
EASEMENT 880[/1 400'
PLAN B
54 10
50'
20'
MIN
N
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400'
.AREA OF [ 1 _ (3.75) (3.75) = 14.0625[/]
SEA VIEW VILLAGE
135 Condominiums
The intent of the landscaping in the perimeter setbacks is to provide:a dense planted
buffer between and a pleasant evergreen view from both the existing residenses aAd---_`1.-
the proposed condominiums.
A combination of trees and shrubs have been selected which will in a short tine:grow =-:
into a continuous visual screen both at eye level - for the ground floor.reviews'_ as ; .
well as at a height of 10' to 20', for the second floor views of both the homes"and the:" -`
new condominiums.
The proposed new perimeter wall will be six feet high concrete block-and will be.'
covered with evergreen and flowering vines. Flowering vines will also be planted to-',,
grow on existing walls.
Trees and shrubs have been selected that are the same as or similar to existing
adjacent plantings. All suggested trees and shrubs are evergreen and most are
flowering. A brief description of each,with initial sizes and anticipated sizes after one
year are listed below. Approximate spacings are shown on the plan.
INITIAL
PLANT DESCRIPTION SIZE 1 YEAR
Bristane Box Fast growing tree with 24" box
(Tristania Conferta) light green leaver and 10'-12'x4'5' 12'-14'x7'-8'
interesting trunk.
Drought tolerant.
Red Ironbark Very fast growing tree 15 gallon
(Eucalyptus siderorylon) with pink flowers and T-8'x2'-T 12'-14'x6'-7'
dark reddish bark.
Drought tolerant. -. .
Silver Dollar. Gum Very fast growing tree 15 gallon
with silver gray leaves. T-8'x2'-3' 12'-14'x6'-7'
Drought tolerant.
Leyland Cypress Extremely fast growing 15 gallon
(Cupressocyparis conifer with. striking . 67-Tx2'-Y 10'-12'x4'-5'
Leylandi) gray-green dense foliage 5 gallon
Drought-:tolerant. 4-4-l/2'x1'-2' 8'-10'x3'-4'
Carolina Cherry Fast growing shrub with 15 gallon
glossy dark:green::dense`/ 51-67xT-Y 7'-8'x3'-4'.
foliage Drought_aolerant. 4'-5'x1-1/2'=2' 6'-Tx3'=4' .
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ELEVATOR BLDG. VERGREEN ACCENT TREES
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EVERGREEN VERTICAL SCREEN TREES AS BUFFER
J_T (SEE PLAN FOR SPACING)
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4 COVERED WITH FLOWERING VINES
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GROUNDCOVERS
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BUILDING 3(BUILDING 2 SIM.) m LANDSCAPE BUFFER EXISTING RI PROPERTY
BUILDING 3 SECTION
(BLD'G 2 SIM.)
huntington beach department of community development
STA f f
REPORT
TO: Planning Commission
FROM: Community Development
DATE: September 5, 1990
SUBJECT: CONDITIONAL USE PERMIT NO. 90-12 WITH SPECIAL PERMITS/
TENTATIVE TRACT NO. 14357/NEGATIVE DECLARATION NO. 90-23
(IN CONJUNCTION WITH GENERAL PLAN AMENDMENT NO. 90-3 AND
ZONE CHANGE NO. 90-3)
APPLICANT: Redevelopment Agency/ EXISTING
Bijan Sassounian ZONE: R2-SR (Senior
2124 Main Street, Ste. 170 Medium Density Residential)
Huntington Beach, CA 92648 R4-SR (Senior High Density
Residential)
PROPERTY City of Huntington Beach (Q)R2-PD (Qualified Medium
OWNER: Redevelopment Agency/ Residential with a Planned
Sea View Village Community Suffix)
2124 Main Street, Ste. 170
Huntington Beach, CA 92648 PROPOSED ZONE: R4-PD (High
Density Residential-Planned
Development)
REQUEST: 140 unit condominium with
special permits, and 5 EXISTING GENERAL PLAN:
lot subdivision for Medium Density Residential
condominium purposes . and High Density Residential
PROPOSED GENERAL PLAN: High
Density Residential
LOCATION: South side of Talbert Ave. ,
west of Joyful Lane;. south EXISTING USE: Vacant
of Happy Drive between Jolly
Lane and Joyful Lane. ACREAGE: 5 . 1 acres (gross)
4 . 14 acres (net)
1 . 0 SUGGESTED ACTION:
Approve Negative Declaration No . 90-23, Conditional Use Permit
No. 90-12 with Special Permits, and Tentative Tract 14357 with.
findings and suggested conditions of approval .
A-F M-23C
2 . 0 GENERAL INFORMATION:
Conditional Use Permit No . 90-12 is a request by Seaview Village and
the City of Huntington Beach Redevelopment Agency for a. 140 unit
condominium complex, pursuant to Section 9150 . 1 of the Huntington
Beach Ordinance Code. Six special permit requests have been filed, as
follows :
1 . To reduce the front yard setback along Joyful Lane and the
north side of Happy Drive to a minimum of 7 feet for pool
fencing, and 10 feet for an accessory building . Section 9150 . 7
requires a minimum 15 ' setback with an average of 20 ' .
2 . To reduce the rear setback along R1-zoned property to a minimum
of 10 ' 6" for patio walls with an average of 20 feet to the
building face. Section 9150 . 9 would require a 30 ' setback from
R1-zoned property for this project .
3 . To reduce the side-by-side building separation for Building 1
to 20 feet . Section 9150 . 10(d) requires a minimum 55 feet for
this project .
4 . To allow 40% of the total project to be one story less than the
remainder--of the project . Section 9150 . 12 (c) requires that one
third of the units in each multi-story structure be one story
less than the remaining units in the structure.
5 . To allow an average dimension of 75 feet for the :main
recreation area . Section 9150 . 14 (f) requires a 100 foot
average dimension.
6 . To allow 15% 'to 20% ramp slopes into the parking structure.
Section 9601. 6 requires a maximum 10% slope on ramps with no
adjacent parking, and a 16 foot long transition ramp with a
maximum 5% slope at intersections with a public street .
Tentative Tract No . 14357 is a five lot subdivision to accommodate the
construction of 140 condominiums .
This conditional use permit and tentative tract map are contingent
upon approval of General Plan -Amendment No . 90-3 and Zone Change 90-3 ,
which are being requested concurrently. The General Plan Amendment
and Zone Change must be acted upon before any action on this request .
3 . 0 SURROUNDING LAND USE ZONING AND GENERAL PLAN DESIGNATIONS:
North of Subject Property:
GENERAL PLAN DESIGNATION: Medium Density Residential
ZONE: R2 (Medium Density Residential)
LAND USE: Mixed Office/Residential
Staff Report - 9/5/90 -2- (6989d)
East of Subject Property:
GENERAL PLAN DESIGNATION: General Commercial
ZONE: C4 (Highway Commercial)
LAND USE: Retail Center
South of Subject Property:
GENERAL PLAN DESIGNATION: Low Density Residential and
General Commercial
ZONE: R1 (Low Density Residential) and
C4 (Highway Commercial)
LAND USE: Single Family Homes , Vacant
West of Subject Property:
GENERAL PLAN DESIGNATION: Medium Density Residential and High
Density Residential
ZONE: Q-R2-PD (Qualified Medium Density
Residential-Planned Development)
and R4-SR (High Density Residential
-Senior Residential)
LAND USE: Residential Apartments and Condominiums
4 . 0 ENVIRONMENTAL STATUS:
Pursuant to the environmental regulations in effect at this time,
the Department of Community Development advertised draft Negative
Declaration No . 90-23 for public review and comment twenty-one (21)
days prior to the hearing. No comments, either verbal or written
were received with regard to the proposed negative declaration. The
Draft Negative Declaration is attached to this report, and all
proposed mitigation measures have been incorporated as conditions of
approval on the project .
5 . 0 COASTAL STATUS: Not applicable.
6 . 0 REDEVELOPMENT STATUS:
The project is located in the Talbert-Beach Redevelopment Project
Area . As part of the agreement between the developer and the
Redevelopment Agency, the developer has agreed to make available 82
units for moderate income, first time buyers . The general
provisions of this program .are discussed in the analysis section
below.
7 . 0 SPECIFIC PLAN: Not applicable.
8 . 0 SUBDIVISION COMMITTEE:
On July 26, 1990, the Subdivision Committee met to discuss Tentative
Tract 14357 . Representatives of the Planning Commission, Fire
Department , Public Works Department, and Community Development
Department were present . The proposed conditions of approval were
discussed, and are incorporated in the recommendation section of
this report . The Committee expressed concern with the proposed
parking plan, and recommended that :
Staff Report - ,9/5/90 -3- (6989d)
1 . All resident parking be provided under its corresponding
building .
2 . Guest parking should be located on-site, rather than on the
street .
3 . No tandem parking should be considered.
The architect has revised the plans to incorporate these suggestions .
The Committee voted unanimously to recommend approval of Tentative
Tract 14357 to the Planning Commission, noting that this
recommendation did not necessarily reflect their concerns with the
conditional use permit and site plan.
9 . 0 DESIGN REVIEW BOARD:
The Design Review Board analyzed the proposed colors , materials, and
building elevations on August 2, 1990 . The Board made suggestions
to reduce the building bulk and soften roof profiles, but remained
concerned with the overall form of the building and with the
proposed Special Permits . The Board recommended that the Planning
Commission impose a condition sending the elevations back to the
Design Review Board for final approval of form, materials, and
colors .
10 . 0 ISSUES AND ANALYSIS:
Site History:
On October 6, 1986, the City Council approved Zone Change No . 86-2,
Conditional Use Permit No . 86-2 , and Negative Declaration No . 86-2
for the southerly portion of the subject site (south of Happy Drive
between Joyful Lane & Jolly Lane) . A Zone Change from (Q)R2-PD to
R2-SR and an 89-unit senior residential complex were approved,
including a 50% density bonus for low and moderate income
households . Several extensions of time were granted for the
conditional use permit by the Planning Commission, however, no
building permits were ever issued, and the approval expired on
January 30, 1990 . Under the current zoning and General Plan
designation on the site (including Senior Residential Suffixes) , a
maximum of 125 units could be constructed.
Project Description:
The proposed project consists of a 140 unit condominium complex on
two sites, which total 4 . 5 gross acres (see attached area map) . The
sites are being developed as one integrated complex, with centrally
located common recreation areas, and shared guest parking . One
60-unit building is proposed on the north site, and one 36-unit and
one 44-unit building are proposed on the south site.
The units are one and two bedroom flats, some of which incorporate
dens or lofts . They range in size from 955 square feet to 1; 355
square feet . The development is primarily three story, with the
portions of the project facing Talbert Avenue and facing the R1
Staff Report - 9/5/90 -4- (6989d)
zoned property to the south being -limited to 2 story. The common
recreation area includes a club house, a swimming pool, and barbecue
facilities . A secondary recreation area includes a spa .
Assigned secured parking for unit owners is provided in subterranean
structures beneath the corresponding building. Guest parking i.s
also provided in the underground structures, and is distributed
throughout the project .
The proposed project density is 31 . 1 units per gross acre, and is
therefore, dependent upon the concurrent General Plan Amendment from
Medium Density Residential to High Density Residential , and Zone
Change from R4-SR, (Q)R2-PD, and R2-SR to R4-PD (High Density
Residential-Planned Development) .
The following is a zoning conformance chart which compares the
project to the development standards of Article 915 (Planned
Development) :
SECTION ISSUE REQUIRED PROVIDED
9150 .4 Density (net+7 . 5%)
units -(maximum) 35/ac (157) 31. 1/ac (140)
bedrooms (maximum) 53/ac (238) 52 .4/ac (236)
9150 . 5 Max. Site Coverage 50 46 .4% (84 , 819 sf)
(91, 258 sf)
9150 . 6 Maximum Height 35 ' to 35 ' to midline of
midline of highest roof
highest roof
9150 . 7 Front Setback 20 ' , or .Talbert-avg . 20 ' to
9150 . 8 Ext . Side Setback Min. 15 ' bldg .
w/20 ' avg . *Joyful -7 ' to pool
fence, 30 ' to bldg .
.Happy (So . side) 15 '
- min. 20 ' avg .
*Happy (No . side) 10 ' to
rec. bldg. , 70 ' to bldg.
9150 . 8 Int. Side Setback 10 ' , or .West-12 ' to 33 '
9150 . 9 Rear Setback if adjac. to . South (adj . to R1)-.
R1, 10 ' + *1016" to patio,
l ' per 2 . 5 ' avg. 20 ' to bldg.
of bldg
length over
25 ' (30 ' for
Bldgs . 2 & 3)
*Requires Special Permit
Staff Report - 9/5/90 -5- (6989d)
SECTION ISSUE REQUIRED PROVIDED
9150 . 10 Building Separation
b) Rear-to-rear 20 ' +5 ' per 25 '
(Bldgs . 2 & 3) Story in
excess of 1=
25 '
d) Side-to-side 10 ' +5 ' per *20 '
(Bldg . 1) unit in
excess of 2
in either
structure=55 '
g) Between unit 10 ' 32 '
and accessory
bldg.
h) Between unit 15 ' min. 15 ' to
and unenclosed on-street parking
parking
9150 . 12 Building Bulk
a) Max. units 6 Max. A before
Side-by-side building curves
b) Front offset 4 ' per 2 Min. 4 ' offset
units provided
c) Height 1/3 of units *40% of project
per structure is 2 story,
1 story less 60% 3, story
9150 . 13 Open Space
a). Min. Sq. Footage 400 sf/unit 69 , 600 sf
56, 000 sf
c) Private -ground lbr . Min. . sf and dim. met
200 sf for all units
10 ' m.d.
-ground 2 br.
250 sf
10 'm.d.
-upper 1 br
60 sf
6 ' m.d.
-upper 2 br .
120 sf
6 ' m.d.
*Requires Special Permit
Staff Report - 9/5/90 -6- (6989d)
SECTION ISSUE REQUIRED PROVIDED
f) Max. enclosed 15% of open 1, 024 sf
rec. area space=8,400sf
g) 4 or more .no credit of no credit
acre project site private for for private
common space
. 20 ' min. 20 ' min. dim.
dim. for
common open
space
9150 . 14 Main Rec. Area
f) Min Size 10, 000 sf 15 , 722 (primary)
50 'min. dim. plus 3 , 488 (sec . )
100 ' avg . dim Total=19210 sf
50 'min. dim. ,
*75 ' avg. dim.
1) Amenities 2 Pool, Spa, Clubhouse
Bar B Q
2) Location min. 20 ' min. 20 ' to unit
from unit
3)Clubhouse Req'd min. 7 sf/ 1024 sf
unit=980 sf
9150 . 15 Min F1 . Area
1 bdrm 650 sf 955 to 1120 sf
2 bdrm 900 sf 1110 to 1355 sf
9150 . 18 e) Storage Space 100 cubic ft . To be provided as
condition of approval
g) Trash Areas . w/in 200 ' Trash chutes within
200 ft .
PROPOSED PARKING CODE
9601. 5 Stall Dimen. 9 ' x 19 ' 9 ' x 19 '
adjac. to walls 12 ' x 19 ' 12 ' x 19 '
Aisle Width 25 ' 25 '
*Requires Special Permit
Staff Report - 9/5/90 -7- (6989d)
SECTION ISSUE REQUIRED PROVIDED
9601 . 6 Parking Structures-
Max. slopes
Ramp w/o parking 10% *15% - 20%
ingress/egress 16 ' long *16 20%
transition
w/5% max.
slope
9602 .3 No . Spaces
1 brdm 1 . 5+ . 5/du=88 330 Total
2 brdm 2+ . 5/du =240 (see chart
Total 328 below)
The following chart addresses the on-site resident and guest parking
provided on a building by building basis .
Bldg . 1 Bldg. 2 Bldg . 3
Res . Guest . Tot . Res . Guest . Tot . Res . Guest . Tot .
Required 109 30 139 82 22 104 67 18 85
Provided 110 24 134 84 14 98 70 28 98
Difference +1 -6 -5 +2 -8 -6 +3 +10 +13
Project Total
Res . Guest . Tot .
Required 258 70 328
Provided 264 66 330
Difference +6 -4 +2
As can be seen from this analysis, all required resident parking has
been provided for each building, and the total number of spaces for the
project has been met . However,' Buildings 1 and 2 are short 5 spaces
and 6 spaces, respectively, for guest parking . Building 3 provides 13
extra guest spaces . Staff has determined that this layout is
acceptable because the guest spaces for each building will be open and
accessible to guests of any unit, and can be shared. There are also 39
on-street parking spaces available in front of the project along Happy
Drive and Joyful Lane.
* Requires Special Permit
Staff Report - 9/5/90 -8- (6989d)
Affordability:
As part of the agreement between the developer and the Redevelopment
Agency, the developer has agreed to make available 82 units for
moderate income, first time buyers . Specifically, sixteen units will
benefit from first trust deeds through the Southern California Home
Finance Authority' s single family bond issue 1990 Series B, from which
the Redevelopment Agency has purchased a commitment . These loans may
be assumed by ,a qualified buyer or prepaid .
In addition, all 82 of the assisted units will benefit from a second
trust deed loan made by the Agency from Housing set aside funds . These
loans will bear five percent interest for a twenty year term, but
payments will be deferred. If a unit is sold, the Agency will collect
the principal and deferred interest, plus participate in 50 percent of
the equity for the first five years and on a declining basis in the
sixth through twentieth years . All such income to the housing set
aside fund must be used to further assist housing.
This represents over two million dollars in Agency housing set aside
funds committed to this project and will enable 52 'of the units 'to be
affordable to households earning less that one hundred percent of the
County' s median income ($49 , 100 . 00) while another 30 units will be
affordable to households at just 107 percent of the median income
($52, 537 . 00) . The sales price of the affordable units will range from
$155, 900. to $176, 900 . The price for market rate units will range from
$189 , 900 to $205, 900 .
The developer has also agreed to reinvest "excess profits" , as defined
in the agreement, to assist higher income households in purchasing the
larger units in the project .
Special Permits :
The following section describes the applicant ' s requested special
permits, and staff ' s analysis of each. Section 9150 . 21 of the
Huntington Beach Ordinance Code states that the Planning Commission may
grant deviations from the provisions of the Planned Development
section, in whole or in part, upon the following findings that the
proposed development will :
a. Promote better living environments;
b. Provide better land . planning techniques with maximum use of
aesthetically pleasing types of architecture, landscaping, site
layout and design;
c. Not be detrimental to the general health, welfare., safety and
convenience, nor detrimental or injurious to the value of
property or improvements of the neighborhood or of the city in
general;
d. Be consistent with the objectives of the planned residential
development standards in achieving a development adopted to the
terrain and compatible with the surrounding environment .
Staff Report - 9/5/90 -9- (6989d)
1 . To allow a 7 to 10 foot front setback along Joyful Lane and the
north side of Happy Drive in lieu of minimum 15 foot setback, for
pool fencing and the common clubhouse building .
The proposed special permit is for accessory structures only. The
actual dwelling unit setback for all front/exterior side yard
setbacks ranges from an average of 20 feet south of Happy Drive, to
70 feet north of Happy Drive. . Staff supports this special permit
request because it allows the recreational area to be centrally
located between the two sites, and because the recreation building,
which is set back 10 feet, encroaches only along approximately 36%
of that particular street frontage. The remaining encroachment
consists of pool fencing . Staff is recommending that this fencing
be of an open or see-through type, such as wrought iron, to reduce
the impacts from the right-of-way.
2 . To allow a minimum rear setback of 10 ' 6" with 20 foot average to
the building face in lieu of a 30 foot setback along R1 zoned
property.
This request applies along the southernmost property line, where
the site abuts developed R1 property. The code requires a minimum
setback. of 10 feet, plus one foot for every 2 . 5 feet of building
length exceeding 25 feet . The maximum building length facing R1 is
75 feet, therefore, a 30 foot setback is required.
To compensate for the reduced setback, the applicant has reduced
the building height to 2 stories along most of the southerly
property line . The only place that a 3 story structure will abut
R1 property is in Building No. 2, for two unit lengths . However,
the adjoining R1 structure is set back at least 30 feet from the
property line on that side. Staff supports this request because
the trade off for reduced number of stories along the property line
renders the project sufficiently similar to the adjoining lower
density residences as to be compatible. Staff is also recommending
that balconies be railed with opaque material , in order to reduce
views from second story units to the adjacent R1 property.
3 . To reduce side-by-side building separation for Building 1 from 55
feet to 20 feet .
"Building 1" is actually composed of 2 U-shaped structures .
Section 9150 . 9 (d) of the Huntington Beach Ordinance Code requires
10 feet between side-by-side buildings, plus 5 feet for each
dwelling unit in excess of two in either of the structures . Since
each building is composed of 11 "stacks" of units, a total of 55
feet is required between the structures . Staff supports this
request because the U-shape of the buildings and the reduction of
building profile along Tablert Avenue to two stories meets the .
intent of the building separation requirement, which is to soften
the building mass . The two structures are connected by a central
elevator and essentially function as one building .
Staff Report - 9/5/90 -10- (6989d)
4 . To allow 40% of the project to be one story less than the remainder
in lieu of requiring one third of the units in each structure to be
one story less .
Staff supports this request because it allows the two story
elements of the project to be clustered along the southerly
property line adjoining R1 single family homes , and along Talbert
Avenue. This configuration reduces impacts to the most sensitive
adjacent land use and reduces the building profile along Talbert .
However, it requires that two-story elements make up 23% of
Building 1, 25% of Building 2, and 75% of Building 3 (40% of the
total building mass) . Staff supports this request because the
overall total number of 2 story units exceeds that required by code
and the proposed configuration provides better visual buffers from
adjoining properties and rights-of-way.
5 . To allow an average dimension of 75 feet for the main recreation
area in lieu of 100 feet .
Staff supports this request because it allows the main recreation
area to be centrally located between the north and south portions
of the project . The applicant also meets the minimum required
dimension of... 50 feet, and exceeds the minimum required area by
5, 722 square 'feet (total main recreation area - 15, 722 square
feet) . In addition, a secondary recreation area is provided
totalling 3 ,488 square feet .. The common open space areas
(including landscape areas, courtyards , setbacks, etc . ) , exceeds
the total common open space required by 13 , 600 square feet (total
provided - 69 , 600 square feet) .
6 . To allow 15% to 20% ramp slopes into the underground parking
structures in lieu of a maximum 10% slope on ramps with no adjacent
parking, and maximum 5% slope on a 16 foot transition ramp at
intersections with streets .
The applicant requires a steeper slope on the entry ramp into the
garage because the parking aisles within the structure are level .
Section 9605 . 1(h) of the Huntington Beach Ordinance Code allows the
Planning Commission to grant deviations by special permit for such
items as ramp slopes, based- on the following findings :
a . A traffic study prepared by a traffic engineer has been
submitted which documents the impacts of the request .
b. The deviation will not adversely affect the circulation and
safety of the site structure, use, or adjacent use.
c. The deviation will result in a more efficient circulation
pattern and parking layout .
d. The deviation will enhance the general appearance of the
development and its surroundings .
Staff Report - 9/5/90 -11- (6989d)
e. The deviation will not be detrimental to the general public
health, safety, welfare or convenience, or injurious to property
values in the vicinity.
The applicant has submitted. a report from Linscott, Law & Greenspan,
Traffic Engineers, which examines the circulation and ramp slopes . The
report recommends slightly revised ramp profiles, 'which the applicant
can meet without raising the height of the buildings . Staff supports
the request based on the traffic engineers report that the proposal
will provide for safe and efficient circulation.
Compatibility with Rl :
Staff has received phone calls from adjacent R1 homeowners who feel
that the proposal will not be compatible with their residences .
However, a combination of factors will reduce the impact of the
proposed high density development . These include the reduction of
height adjacent to R1 property to two stories when three stories are
usually allowed, the average of 20 feet setback to the building face,
and intensified landscaping . All parking will be subterranean, with
access from existing streets . This should reduce traffic and noise
impacts to a minimum. The main recreation area is separated from the
R1 homes by Buildings 2 and 3 , and by Happy Drive.
Summary: '
In conclusion, staff supports the proposed project because it will
provide assured affordable housing for first time buyers in the City of
Huntington Beach, thereby fulfilling goals outlined in the Housing
Element of the General Plan. It will also help to satisfy the State
requirement for use of Redevelopment set aside funds for affordable
housing . The design of the project is compatible with the surrounding
land uses, and completes the development of the neighborhood in the
Talbert-Beach Redevelopment Area . The project is in conformance with
the standards and intent of the Huntington Beach Ordinance code for
Planned Residential Developments .
10 . 0 RECOMMENDATION:
Staff recommends that the Planning Commission approve Negative . '
Declaration 90-23 Conditional Use Permit No . 90-12 with Special
Permits , and Tentative Tract No. 14357 with the following findings and
suggested conditions of approval :
FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 90-12 :
1 . The location, site layout, and design of the proposed 140 unit
condominium project properly adapts the proposed structures to
streets, driveways, and other adjacent structures and uses in a
harmonious manner .
_ T
Staff Report - 9/5/90 -12- (6989d)
2 . The access to and parking for the proposed 140 unit condominium
complex does not create an undue traffic problem, because the
parking structure has been shown to be safe and efficient and the
surrounding streets have adequate capacity to accommodate the
traffic generated.
3 . The planned residential development for 140 units does conform to
the provisions contained in Article 915 except for the special
permit requests, which improve the quality of the project (see
Special Permit Findings for Approval) .
4 . The proposed 140 unit project will not be detrimental to the
general welfare of persons residing or working in the vicinity;
and property and improvements in the vicinity of such use or
building, because the project is properly buffered from such uses
by streets and setbacks .
5 . The proposed 140 unit condominium will be compatible with the
Huntington Beach General Plan and Zoning upon adoption of General
Plan Amendment No . 90-3 and Zone Change 90-3 .
FINDINGS FOR APPROVAL - SPECIAL PERMITS:
1 . The following special permits promote a better living environment
by adapting the Planned Residential Development requirements to
better suit the 140 unit condominium complex, which are
compatible with the surrounding area :
a . To allow a 7 to 10 foot front setback along Joyful Lane and
the north side of Happy Drive in lieu of minimum 15 foot
setback, for pool fencing and the common clubhouse building.
b. To allow a minimum rear setback of 10 ' 6" with 20 foot average
to the building face in lieu of a 30 foot setback along R1
zoned property.
C . To reduce side-by-side building separation for Building 1
from 55 feet to 20 feet .
d. To allow 40% of the project to be one story less than the
remainder in lieu of -requiring one third of the units in each
structure to be one story less .
e. To allow an average dimension of 75 feet for the main
recreation area in lieu of 100 feet .
f . To allow 15% to 20% ramp slopes into the underground parking
structures in lieu of a maximum 10% slope on ramps with no
adjacent parking, and maximum 5% slope on a 16 foot
transition ramp at intersections with streets .
- t
Staff Report - 9/5/90 -13- (6989d)
2 . The requested deviation for ramp slopes to the parking structure
is acceptable because:
a . A traffic study prepared by a traffic engineer has been
submitted which documents the impacts of the request .
b. The deviation will not adversely affect the circulation and
safety of the site structure, use, or adjacent use.
C . The deviation will result in a more efficient circulation
pattern and parking layout .
d. The deviation will enhance the general appearance of the
development and its surroundings .
e. The deviation will not be detrimental to the general public
health, safety, welfare or convenience, or injurious to
property values in the vicinity.
4 . The requested special permits provide for maximum use of
aesthetically pleasing types of architecture, landscaping, design
and building layout, by allowing for efficient on-site
circulation, buffering adjacent land uses, and allowing for a
centrally located recreation area .
5 . The requested special permits will not be detrimental to the
general health, welfare, safety and convenience, nor detrimental
or injurious to the value of property or improvements of the
neighborhood or of the City in general . The special permit
requests incorporated into the project design will reduce project
impacts to adjacent properties .
6 . The requested special permits are consistent with the objectives
of the Planned Residential Development standards in achieving a
development adapted to the terrain and compatible with the
surrounding environment.
FINDINGS FOR APPROVAL - TENTATIVE TRACT NO. 14357:
1. The size, depth, frontage_ , street width, and other design
features of the proposed 5 lot subdivision for 140 condominium
units are in compliance with the standard plans and
specifications on file with the City as well as in compliance
with the State Subdivision Map Act and the supplemental City
Subdivision Ordinance.
Staff Report - 9/5/90 -14- (6989d)
r
2 . The analysis for General Plan Amendment No. 90-3 and Zone Change
No. 90-3 has determined that this intensity of land use (High
Density Residential - Maximum 35 units per gross acre) is
appropriate for this site.
3 . The General Plan has set forth provisions for High Density
Residential Development and affordable housing, as well as
setting forth objectives for the implementation of this type of
use.
4 . The site is relatively flat and physically suitable for the
proposed density of 31 . 1 units per gross acre.
5 . Tentative Tract No . 14357 for a 140 unit condominium complex is,
consistent with the goals and policies of the Huntington Beach
General Plan because it provides a means of affordable housing
for first time homebuyers in Huntington Beach.
CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 90-12 :
1 . The site plan, floor plans, and elevations received and dated
July 26, 1990, shall be the conceptually approved layout . Final
approval of building form, colors and materials shall be subject
to review anti approval by the Design Review Board.
2 . Prior to submittal for building permits, the applicant/owner
shall complete the following:
a . Submit three copies of the site plan to the Planning Division
for addressing purposes .
b. Depict all utility apparatus , such as but not limited to
backflow devices and Edison transformers, on the site plan.
They shall be prohibited in the front and exterior yard
setbacks unless properly screened by landscaping or other
method as approved by the Community Development Director.
C. Floor plans shall depict natural gas and 220V electrical
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; and low-volume
heads shall be used on all spigots and water faucets .
d. If foil-type insulation is to be used, a fire retardant type
shall be installed as approved by the Building Department and
indicated on the floor plans .
Staff Report - 9/5/90 -15- (6989d)
e. The 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,
prepared under the supervision of a person experienced in the
field of acoustical engineering, with the application for
building permit(s) .
f . Elevations shall depict colors and building materials as
approved by the Design Review Board.
g . All rooftop mechanical equipment shall be screened from any
view. Said screening shall be architecturally compatible
with the building in terms of materials and colors . If
screening is not designed specifically into the building, a
rooftop mechanical equipment plan must be submitted showing
screening and must be approved.
h. If outdoor lighting is included, energy savings lamps shall
be used. All outside lighting shall be directed to prevent
"spillage" onto adjacent properties and shall be noted on the
site plap and elevations .
i . A detailed soils 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 . The Design Review Board shall review and approve the
following :
(a) The final building form, colors and materials .
(b) Balconies along the southernmost property.
(c) Pool fencing shall be of wrought iron or other
see-through material .
k. The site plan or reference page shall include all conditions
of approval imposed on the project printed verbatim.
1 . The final site plan shall note the location of 100 cubic
feet of storage area per unit .
3 . Prior to issuance of building permits, the applicant/owner shall
complete the following :
a . A Landscape Construction Set must be submitted to the
Departments -of Community Development and Public Works and
must be approved. The Landscape Construction Set shall
include a landscape plan prepared and signed by a State
Licensed Landscape Architect and which includes all ,
Staff Report - 9/5/90 -16- (6989d)
proposed/existing plant materials (location, type, size,
quantity) , an. irrigation plan, a grading plan, an approved
site plan, and a copy of the entitlement conditions of
approval . The landscape plans shall be in conformance with
Section 9608 and Article 915 of the Huntington Beach
Ordinance Code. The set must be approved by both
departments prior to issuance of building permits . Any
existing mature trees that must be removed shall be replaced
at a 2 to 1 ratio with minimum 36-inch box trees, which
shall be incorporated into the project ' s landscape plan.
b. A grading plan shall be submitted to. the Department of
Public Works for review and it must be approved (by issuance
of a grading permit) . A plan for silt control for -;all water
runoff from the property during construction and initial
operation of the project may be required if deemed necessary
by •the Director of Public Works .
C . Hydrology and hydraulic studies shall be submitted for
Public Works approval .
d. All applicable Public Works fees shall be paid .
e. Final Tract Map shall be accepted by the City Council,
recorded with the Orange County Recorder and a copy filed
with the Department of Community Development .
f . An interim parking and/or building materials storage plan
shall be submitted to the Department of Community
Development to assure adequate parking is available for
employees, customers, contractors, etc. , during the
project ' s construction phase.
g. Prior to issuance of building permits , a water plan shall be
submitted to the water department . The plan shall detail
measures which the project shall implement to reduce peak
hour water usage.
4 . The Public Works Department requirements are as follows :
a . Private driveways shall be of radius-type construction, per
Huntington Beach Standard 211 A and B. .
5 . Fire Department Requirements are as follows :
a. An automatic fire sprinkler system shall be approved and
installed pursuant to Fire Department regulations . Shop
drawings to be submitted to and approved by Fire Department
prior to installation.
b. Service roads and fire lanes, as determined by the Fire
Department, shall be posted and marked.
Staff Report - 9/5/90 -17- (6989d)
C . Fire access lanes shall be maintained. If fire lane
violations occur and the services of the Fire Department are
required, the applicant will be liable for expenses incurred .
d . Three fire hydrants shall be installed prior to combustible
construction, and at locations specified by the Fire
Department .
e. The applicant shall meet all applicable local , State and
Federal Fire Codes, Ordinances, and standards .
f . A Class III wet standpipe system (combination) will be
installed to comply with Huntington Beach Fire Department
and Uniform Building Code standards .
g . A fire alarm system will be installed to comply with
Huntington Beach Fire Department and Uniform Fire Code
standards .
h. Fire extinguishers will be installed and located in areas to
comply with Huntington Beach Fire Code standards .
i . Elevators will be sized to accommodate an ambulance gurney
(Minimu"m 6 ' 8" wide by 4 ' 3" deep, minimum 42" opening .
j . Security gates will be designed to comply with Huntington
Beach Fire Department Standard No . 403 .
k. Address numbers. will be installed to comply with Huntington
Beach Fire Code standards .
1 . Submit to Fire Department for approval a Fire Protection
Plan containing requirements of Fire Department
Specification No . 426 .
M. Applicant shall pay for "Opticom" traffic system at Beach
and Talbert .
6 . The development shall comply with all applicable provisions of
the Ordinance Code, Building Division, and Fire Department .
7. 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.
8 . Installation of required landscaping and irrigation systems shall
be completed prior to final inspection/within twelve (12) months .
9 . During construction, the applicant shall :
a . Discontinue construction during second stage smog alerts .
b. Wet down areas in the late morning and after work is
completed for the day.
Staff Report - 9/5/90 -18- (6989d)
C. Use low sulfur fuel ( . 05% by weight) for construction
equipment .
10 . Construction shall be limited to Monday - Saturday 7 : 00 AM to
8 : 00 PM. Construction shall be prohibited Sundays and Federal
holidays .
11 . Should any cultural materials' be encountered during the initial
site survey or during grading and excavation activities, all
activity shall cease and the archaeologist shall be obtained to
determine the appropriate course of action.
12 . During cleaning, grading, earth moving or excavation, the
applicant shall :
a . Control fugitive dust by regular watering, paving
construction roads, or other dust preventive measures .
b. Maintain equipment engines in proper tune.
13 . Prior to initiation of construction, police and fire departments
shall be notified and the departments shall be kept informed
about duration and extent of construction throughout the process .
14 . Public Works Department shall provide alternate routes for
traffic during the construction phase, if necessary. Adequate
signage shall be provided to warn motor vehicles, -bicyclists and
pedestrians of construction.
15 . This conditional use permit and tentative tract shall not become
effective until General. Plan Amendment No. 90-3 and Zone Change
No . 90-3 have been approved by the City Council and are in effect .
16 . This conditional use permit shall become null and void unless
exercised within one (1) year of the date of final approval, or
such extension of time as may be granted by the Planning
Commission pursuant to a written request submitted to the
Planning Department a minimum 30 days prior to the expiration
date .
CONDITIONS OF APPROVAL - TENTATIVE TRACT 14357 :
1 . The tentative tract map received and dated July 26, 1990, shall
be the approved layout with the following modifications :
a . "Notes" shall be revised to reflect correct zoning and
General Plan designation.
2 . At least 60 days prior to recordation of the final tract map,
CC&R ' s shall be submitted to and approved by the City Attorney
and the Department of Community Development . The CC&R' s shall
reflect the and maintenance of all common areas by the
Homeowners ' Association.
Staff Report - 9/5/90 -19- (6989d)
l
3 . This tentative tract shall not become effective until General
Plan Amendment No . 90-3 and Zone Change No. 90-3 have been
approved by the City Council and are in effect .
4 . Landscaping and enhanced pavement within the right-of-way as
shown on the approved site plan shall be maintained by the
Homeowners Association pursuant to an approved agreement with the
City Public Works Department
5 . On-site sewers shall be private.
6 . The water system shall be located in vehicular travel ways and
dedicated to the City.
7 . The developer will be responsible for the payment of the Water
Master Plan fee, September, 1990 .
8 . The developer will be responsible for the payment of the Traffic
Impact fees if in place at the time building permits are issued.
9 . The project shall accept -all contributory drainage from
properties to the south, which shall be accommodated through the
site in a manner to the satisfaction of the Department of Public
Works .
10 . Construct full Public Works improvements to the centerline of
Talbert Avenue.
11. The on-site sewer and water systems shall be shown on a City
approved utility plan, showing all water services, fire hydrants ,
fire services, and backflow devices .
12 . Developer shall submit water system hydraulic calculations to
ensure system adequacy and line sizing .
13 . The water system shall be looped, with no dead ends, and shall be
installed per the Public Works Department ' s standards,
ordinances, and policies .
14 . Developer shall dedicate vehicular access rights to the City
except at access points approved by the City.
11 . 0 ALTERNATIVE ACTION:
The Planning Commission may deny Conditional Use Permit No . 90-12 with
Special Permits and Tentative Tract No. 14357 with findings .
ATTACHMENTS:
1. Area map
2 . Negative Declaration 90-23
3 . Site plans, elevations, and floor plans dated July 26, 1990
4 . Tentative Tract No . 14357 dated July 26, 1990
5 . Report from Linscott, Law & Greenspan, Traffic Engineers
6 . Letter from Marc Andre Bock dated August 20 , 1990
HS:LP: kjl
Staff Report - 9/5/90 -20- (6989d)
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HUNTINGTON BEACH PLANNING DIVISION
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s)UNITS 111y1
!PARKING SUMMARY: D
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M UNITS M UNITS
SUMMARY:
SITE AREA: 4.5 ACRES(GROSS) KEY
4.19 ACRES(NIM
TOTAL UNITS:14) 2 STORY FJ.DAENTS -
IOF r UNIT rn TOP FLCCR t
DFNSITV: 51.1 D.U/ACRE
THREE STURIFS
PLAN NIX:
DECKS AT WJrTUM FLOOR O
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HUNTINGTON BEACH,CA 92648 U,Te uc.1—
(714)960-5505 %D�"�°u e `�1
CUI nUMBER CUI q,},T,(;q.
TALBEKf AVENUE
PARKING SUMMARY: -
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2124 MAIN STREET,SUITE 170 suWIITED MTef Iu Ero
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2124 MAIN STREET,SUITE 170 SUW RTED D,TE•IUNE< '
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2124 MAIN STREET.SUITE I"
HUNTING"BEACH.CA 12W 16
HAPPY DRIVE
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SEA VIEW VILLAGE
S E A V I E W ENT E R P R ISE S I N C
2124 MAIN STREET,SUITE 170 warmau o.n..nnrw
HUNTINOTON BEACH,CA 92648 9,'ti`ear,�Mr�.,.,,�Jr. 17
(714)960-5505
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MAP Mo. �01357
(r � �a2E� '
IT'MITI l�i'DI1V o vB ° ° 0 c�JEs
LEGAL DESCRIPTION: 4° OWNER'S AUTHORIZATION:
THAT PORTION OF TRACT NO. 172.IN THE CITY Oi HUNTWOTON BEACHI,' I HEREBY ALRMINIZE THE P�IEPMA1gN ANp FLING
COUNTY Of ORANGE.STATE OF CALJFORNLI,AS SHOWN ON A ALAP OF THIS TENTATNE fyp
RECORDED IN BOOK 12.PACES 21 AND 22.OF YISCELUHEOUS YAPS,IN 7ALBERi AVE.
THE OFFICE OF THE COUNTY RECORDER OF SNO COUNTY.DESCRIBED AS ('�
FOLLOWS: fI
LOTS-107, 100. 113. 114. 112. 120. 125.126.131. 132. 137.138. SITE4( G L-12-1990
IA3. 144. I42.ANO ,50 Of BLOCK•A OF SAID TRACT. NUN UTE
LOTS 5,6, 11. 12. 17. 18.23.24.29.30.35.36.41.42.47.
4a 53.54.-2.6O,55.66.71.72.77.78.83.84.a9.90.95. ENGINEER:
26..AND 101 TIROUGH 150.INCLUSIVE.OF BLOCK-6 OF SM0 TRACT. Q
ffi MALL A FOREMAN.IHC.
LOTS 1.2,3.].a.9. 13. 14. 15. 19.20.25,26,31.32.37. ad
DR. 3170 REDHILL AVENUE
3e,4],71.45.49,50,51.55,56.3],61,62,6],6],dd.69, COSTA MESA CA 9262a-3428
J3,]4,]5. T9,b0.61,e2.e5.e6,67,66.91,92.93.94,97, ri1 (714)541-8777
103, 104. 105. 10e. 109.110. 111.112. 115. 116.
113
40. 141, 142.145. 127.(
40. 12e, OD 130.133. 134,WITH PREPARED UNDER THE SUPERVISION OF:
136,WESTERLY
.00 142.F L L46. IN,AND Ha 39 ALL O WITH .
THE OF SAID
e.00'f[ET D<LOTS 21.27,33.AND 39 ALL OF BLOCK
'C OF SAID TRACT.
EXCEPTING THEREFROM THE EASTERLY 16.00 FEET OF SNO LOTS et,88. ^/
4, 1 , 1]0, IJ6, 2 b,AND l OF G C LOP(- OF - VIDINTTY MAP S TRACT.
112. +,e. 1N N
ND TRACT. M.T.S.
ES R.1\YARIAND R.C.C. 3292 DALE -
OWNERS: -- -- -- --
1. SEA VIEW MtLACE, TALBERT n- Lui AVENUE
A CALIFORNIA GENERAL PARTNERSHIP ------- ----------_-n--- _-_-_-_ -•---- =7
2124 MAIN STREET.SUITE 170 _________-
--__----- --_
NUNTINGTOn BEACH,CA92e48
(714)960-55p5 2. CITY OF HUNRNGToN BUCK -
20DO MAIN STREET _ 'I
HUNTINGTON BEACH.CA 9264a I I 1
(714)960-8899 LEGEND
I
3. PEOCVELOVMENi AGENCY. - I - I
CITY OF HUNTINGTON BEACH _ I I -___ INDK•ATES EXISTING R/W
2000 MAIN STREET I t I I OR PROPERTY LINE
(uMGTO 1HN BEACH,CA 926" SJ L*� --- INOIUTES CENTERUNE
714)536-5_2 I 1 I - INDICATES PROPOSED R/W
1`LQ.P. OR LOT UNE
-•4. I EX:STI G CURB t CUTTER
TM ff580 ;I -- -- EX15TINc STORM DRNN
536/'1-'3 MIA EXISTING SEWER LINE- EXISTING WATER LINE
UNE
fXXInwC ELLEP CAS
E CONDUIT
SUBDIVIDER: = I ry PROPOSED SEWER LINE
PROPOSED WATER UNE
•) I I W I•...,J,• 2f SERER MANHOLE
SEA NEW EHTEPVR15E5,INC. 1 I I
2124 MAIN STREET.SUITE,70 'I I I l 1 -� 1 FIRE HYDRANT
MUNTING ON BEACH.CA 92548
(714)960-55C5 c
A PAD-34-.a�
AREA TABUiAT10NS:
LOT NO. NET ACRES UNITS
1_47 65
2 0.37 _ 8LX A
i 11.G 44 TRI72 SIP ( r P
5 ,.D4 36 1?J2122 AU+I III PIW49.3 :/ 4 ,},Ap�a•3 =1 BOlM-
TOTAL NET ACRES: 4.14 PROPOSED.__
TOTAL GROSS
ACRES: 4.5 STORY Or
r.wFNT 37.0
i TRAR_NO.B1VT �-�-1
GENERAL NOTES EASEMENT NOTE GRAPHIC SCALE
1.CAFE PREPARED: JUNE S. ION JOYFUL LANE MO HAPPY DRIVE ESTABUSHED
2.MU. 4.23 ACRES - B O4 Y EASEMENT DEEDS RECORDED AS ST.NO.
3. GENERAL PLAN DESIGNATION: MEDIUM DENSITY RESIDENTIAL 83-352375 DATED AUGUST 12. 1983 AND MST.
4. EXISTING 20NIHG: M1-A MO(0)R2-PO NO.87-WB429 GATED OCTOBER 30. 1987. ,01
5. PROPOSCD ZONING: Y1-A(0)RI-PO AND R4-SR(PppNG) OFFICIAL RECORDS OF ORANGE COUNTY. I Ie4R-p R
6. EXISTING USE;VACANT/SINGLE FAIRLY RESIDENCES
7. PROPOSED USE: MEDIUM/NIGH RESIDENTIAL
B. NUMBER OF LOTS: 5
S.ADJACENT LAND USES: NORM: RESIOENNL/UGHT INDUSTRY
EAST: COMMERCIAL S0.R\W R/W R/W
SOUTH:RESIOENNL ,
WEST: RESIDENTIAL --
10.ALL LOT CANES MO DIMENSIONS ARE APPROXIMATE A.
II.TOPOGRAPHY PRO`AOED BY Cm
2-P.U.E. --1 2*P.U.E
APcc C/AB
0.17' 0.17' I &G 0.17' ,
UTILITY PURVEYORS: PAVEMENT P<C �PAVEYEM
I.WATER: CITY OF HUNTINGTON BEACH SIDEWALK SIDEWALK Gy. PCC��
2.S CITY Of HUNTINGTON BEACH TYPICAL JECTION
3.STORYTORM DRAIN: CRY Of NUNTWGTOM BUCK E
. 4.GAS: SOUTHERN CALIFORNIA GAS
S.POWER: SOUTHERN CALIFORNIA EDISON TYPICAL SECTION TALBERT AVENUE JOYFUL LANE & HAPPY DRIVE
6.TELEPHONE: GENERAL TELEPHONE N.T.S. N.T.S.
].CABLE T.V.: PARAGON CABLE SERNCE
- "SEA .VIEW CONDOMINIUM"
J.N. 4193
-2(p-qo
Office of the City Clerk
did' City of-Huntingt on Beach
P.O.BOX 190
CALIFORNIA 92648
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Office of the City Clerk
City of Huntington Beach
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P.O.BOX 190 CALIFORNIA 92648
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-City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648 ,_„
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! City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648 4. `� { `,"�'
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P.O.BOX 190 CALIFORNIA 92648
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city of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648 i
Eie ac::h , Ca 926-4F.
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