HomeMy WebLinkAboutFile 1 of 2 - Conditional Use Permit - CUP - 87-36 - Coastal �tpa�
REQUE"' FOR CITY C OUNC ACT X
IC►�ol
Submitted to: Honorable Mayor and City Counca l 04
Suanyinted by: Paul Cook, City Administrator i. e/ 7V
PraWed by: Douglas N. La Belle , Director , Co.-"unity Developme
Subject: APPEAL TO PLANNING COMMISSION'S DENIAL OF CONDITIONAL
USE PERMIT NO. 87-36 WITH SPECIAL PERMITS, COASTAL
DEVELOPMENT PERMIT NO. 87-28 AND TENTATIVE TRACT 12900
Consistent with Council Policy? hQ yr1 I l Ir1Mw Paliry ur Fxwptior�
Statement at Issue, Recomrrtdation, Anrlysis, I<unclinq Source. Aherr►stiw Actiorri, Attxl+mrna:
The subject appeal was continued from the April 18 , 1988 City
Council meeting in order to address further concerns expressed by
the City Council . The request is to develop a mixed-use
development , Town Square , situated on the north side of Orange
Street between Main Street to the east , and the realigned Sixth
Street to the west .
In order to better address Council ' s concerns , staff is recommending
that the appeal of Conditional Use Permit No . 87-36 with Special
Permits , Coastal Development Permit No. 87-28 and Tentative Tract
12900 be continued to the May 23 , 1998 City Council/Redevelopment
Agency meeting . '
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(0553d)
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CITY OF HUNTIN BEA
MW MAIN STREET CALIFOANIA
Of FICI Of TK OrY CLERK
May 24, 1988
Mola Development
17011 Beach Boulevat-d
Charter Centre . Suite. 1500
Huntington Beach. CA 92647
The City Council of the Cit of Huntin(lton Beac'i at its adjourned regular
meeting held May 23, 1908 , rant. : your appeal relative, to Conditional
Use Permit No. 87-36 with sp, ciol permits, Coastal Development Permit
No. 87-28 and Tentative Tract 17.900. This approval man based on revised
findings and conditions.
If you have any guestionn regarding this matter. please call our office
at 556-�227.
A. 1CIA M. WNTWOATH. Cl i1 CLERK.
By .
•Connie Brockmay , 0eput* City Clerk CMk'
AW:CH:Te
i
REQUEST FOR CITY COUNCt ACTION
r
Date >nx 3.1-_1&- aS11--
Submitted to: Honorable Mayor and City Council
Submitted by: Paul Cook, City AdministratorN - ,
Preperedby: Douglas N . La Belle, Director , Community Develnpmen
Subject: APPEAL TO PLANNXNG COMMISSION ' S DENIAL OF CONDITIOt1ItL
USE PERMIT NO . 87-36 WITH SPECIAL PERMITS, COASTAL
DEVELOPMENT PERMIT NO . 87-28 AND TENTATIVE TRACT 12900
(CONTINUED FROM APRIL 4 , 1988 CITY COUNCIL MEI:TI11C)
Consistwit with Council Policy? X Yes ( I New Policy or Exorption
5tateno t of Issue, Racommendetion, Analysis, Fundinq Source, Alternative Actiam, Attar wvwts:
raT&T1NM-Qr-11=a.
Presented for your consideration are revised plans in response to
concerns raised by the City Council relative to the height and bulk
of the buildings , parking and aesthetics of the block wall along
Orange Avenue . This appeal request filed by the co-applicant, Kola
Development Corporation , was continued from the March 21 and April
4 , 1988 City Council meetings in order to prepare revised plans to
address these concerns .
Staff recommends that the City Council approve the revised plans
dated April 11, 1988 , and approve Conditional Use Permit No . 87-36
with Special Permits , Coastal Development Permit No . 87-28 and
Tentative Tract 12900 based on findings and conditions of approval
attached to the report .
Revised plans , in response to the concerns Expressed by the City
Council at the March 21, 1988 meeting are being presented . The
I.asic layout of the project is similar to the original plan. These
changes reflect a better project for the site and one that is more
comp:,cible with the existing residential uses to the west . The
major changers include:
1 . Eliminate one unit from the stacked condominium portion of the
project along the Sixth Street building facade resulting in
greater undulation in the roofline. Overall. unit count drops
from 90 to 89 .
Z , Reducing the overall height of the stacked Condominiums along
Sixth Street by placing all of the parking semi-subterranean
which results in a height decrease from 46 tout to 36 feet (dl
feet to the roof pesky .
i
3 . Create a 10 loot building separation along Sixth Street
building facade for additional building masu breakup .
4 . Increase the amount of on-site parking spaces for the retail
portion of the development from 8 spaces to 15 spaces . Parking
for residential units remains the same ,
5 . Provide additional decorative grill sections within the 6 foot
high block call along Orange Avenue and a portion of Sixth
Street to create a more openness feeling . Provide more wall
movement (cut-outs ) in the wall for greater landscaping
possibilities .
6 . Make changes to the elevations of all of the structures to
create a more classical mediterranean style of architecture
( i . e . stuccoed arch frames above the Windows , small pane
windows , soften the chimney caps, etc . ) .
A revised zoning conformance table has been provided as an
attachment that indicates how the revised plan conforms with the
requirementa of the Downtown Specific Plan. As noted the four
special permit requests for this development have not changed and
are as follows :
1 . To permit a 26 foot wide vehicular accessway through the center
of the project in lieu of 28 feet .
2 . To allow deck areas of 66 square feet to 72 square feet in lieu
of 120 square feet for the two-bedroom condominium units .
3 . To permit a 6 foot high decorative block wall with landscape
cut-outs in lieu of the maximum 42 inches along Orange Avenue
and a portion of Sixth Street adjacent to the townhomes .
4 . To allow 5 foot-6 inch setback from one side of a townhome to
the ultimate alley right-of-way line in lieu of 10 feet .
The revised plans reflect a reduction in the bulkiness of the
project and are in stele with other buildings in the vicinity . The
Sixth Street building facade is not a flat , vertical wall; it has
movement with balcony projections and window insets and awnings as
well as the design of each unit being offset as it follows the Sixth
Street realignment curvature. All parking for the residential
portion of :rie project will be provided on-site which includes
narking for guests and residents ; 15 parking spaces ore provided
within the parking structure for commercial owners and employees;
17 spaces in front of the retail along Main Street are provided for
convenient customer parking ; arl ld spaces will be provided in a
parking structure on the south side of Orange within 500 feet of. the
retail portion of the project .
RCA - 4/14188 -2- (0401d)
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11U.IQ9MN?AL .rSTAMM:
The proposed project is exempt from environmental review because it
;.s in Conformance With the downtown Specific Plan Environmental
Impact Report, pursuant to Section 15182 of the California
EnvirorLmntol Quality Act.
Not applicable .
The City Council may co.,isider denying the appeal and upholding the
action of the Planning Commission by denying Conditional use Permit
No . 67--36 with Special Permits, in conjunction with Coastal
Development Permit No . 87-28 and Tentative Tract No. 12900 with
findings.
dT� a:
1 . Town Square Zoning Conformance Table dated April 11, 1988
2 . Staff Recommnded Findings and Conditions of Approval based on
the revised plans
3 . City Council Staff Report dated March 21 , 1988
dpL: Sh : k 1 s
RCA - 6t'iS/tt -3- (0401d)
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ZOIIN6 CAE TAKE
Aovisedt Plan
sictio I" JagMire frogs d Q1t14 Aprt1 8,._M
4.8.01(a) Permitted Uses CUP for Residontiol CUP for Mixed Use n/c
with CUP uses with Comerclal 0evolo"Wt
4.5.02 Parcel Si to 10,000 sq.ft. win. 161,172 not sq.ft. -1.c
(3.7 not at►os)
213,444 gross
sq.ft.
(4.9 gross acres)
4.3.03 Intinsitr (FAR) 2.25 max. (426,M .`aa .S5
sq.ft. ) 109,oss soft. Rol . 104.220 sq. ft. Ads.
.1LM sq.ft. Can. —12,M sq. A. Can.
119.06S sq.ft. total 118.220 14. ft. Total
D&Adlty 2S units/gross acre 18.4 units/gr. acre 19.2 units/gr. acre
( 122 tinits Ma•. ) (90 units) (89 units)
4.2.02 Min. Floor Area 1 bdrv: 650 sq. ft• 96S - IIn w ft . n/c
2 bdrv: 900 sq, ft. 116" - 1250 s4.rt. '+/-
3 Ldrm: 1150 sq.ft. 2025 - 22Y5 sq.ft . n/c
4.0.04 itldg. Molght Mas. 4 stories 2. 3. t 4 stories 2 L 7 stories; 31' in
t4() feet in holght) height (average roof
Pitch); 41l to reef peak .
4.8.05 Site Coverage No asaslow 39.5% of gross site n/c
area
Fr and setback 1S ft. fAin• 1S ft. to arcane• n/c
4.a.o6 Front y
?S ft. to bldg.
(all 3 levels)
4.8.07 Est. Yard setback 15 ft. nin. for 2S ft. to 4 level 15, to 3 level stacked
(Sixth Street) structures scw41ng on stacked co+vdos; condos; 15, to towookonaed
R
42 inches in height 15 ft. to tw+nhW41 loot. bldg. side); 0-5 ft.
(est. bldg. side); for 6 foot high docerativo
0-S ft. for 6 it. block mall
h11% decorative
block well*
*Special Permit lioemsts
Revised flan
suSioa Lit &Mj r@d ku riLIL.Am
tOrae Avenue) n/c
structures esceeding towmhoss«is; 0-5 ft.
42 inches in height for 6 ft. high
decorative block
wall*
(Accessway) 15 ft. win. 15 ft. for condos n/c
snd townhwes
(Alley) 10 ft. win. 5 ft.-6 in. to Ric
corner " silo of
"* townhowrs-
4.9.09 Upper Story setback 25 ft. min. 25 ft. nic
Ord. it 4th. levels)
4.3.10 Public Open Space S% of net site S.34 (8.600 sq.ft. ; R:c
(wised use area (5,059 sq.ft.) incorperstsd Into
devolopssent) the design of the
structure along
Main St. )
coon Optn Space 25% of residential 311 Ric
floor area
(27.271 sq. ft. ) (31.662 sq.ft. ) Ric
A.2.10(b) Private Open Space:
GrourW uniis 3 kdrw: t0(i sq.ft. AN-low sq.ft. n/c
per wn i t
Above Ground Units 1 Mm: 60 sq.ft. 7d41S sq.ft. n/c
(Comdos) 2-3 Wes: 120 sq.ft. 66-72 sq.ft.-
4.2.12 Parking:
Residential 2 spaces/3 Mrs. unit
(townho•es) (16 units s 2) + 32 12 spaces
112 quest sface/ Ric
unit (16 units .
.9) - i 12 spaces
+'etal : to 41 provided within
twil►esr portion of
site
-Special persrit Reg 4ts
�I
k1wiKed Plan
SrK11!!i list!! 'fail r!!I 1L1R4[2� Qai�i.AQL11.J. tau
Residential 1-1/2 spaco/l bdnm.
(co++dos) unit (55 units .
1 .5) a 12.5 12.5 spaces n/c
2 spacos/2 bor*. unit
(18" units • 2) • 36 34.0 spaces n/c
1/2 quest space/unit
(7S•• units a .5)•36.5 spaces n/c
Total : 155 'L (151 provided n/c
withir parking
structure and 4
off central hub)
RESIDENTIAL
TOTALS: 195 197 n/c
Camorcial 1 spacelZrA sq.ft. 50 spaces proviOeo 50 spaces provided
( 10.000 divided by (17 on Plain Street: (15 spaces "-sits
200) - 50 15 on-oito. includes within parking for cam*.
y spaces in parking voloyees i owners;
structure L addi- 11 spaces on Plain St.
t1 ono Is spaces as by diagonal striping;
rocommorAod by staff. and 11 provided in on
IR prfti0od in off-site parking
off-site parking structure within 'SOO
structure within ft. of the retail space).
500 f t . of retail)
4.2. 15 Main Vehicular Min, 21 ft. in 26 ft -ft n/c
Accescway width
4.2.20 Refuse Collatti" Must be within Provided ►./c
Area W, ft. of each unto.
• Special Permit Requests
••Reflacts deletion of one -nit
I
ATTACHIMM 1
REVISED APRIL 11 , 1988
STAfr REMIMMOATIQh
Staff recommends that the City Council approve Conditional Use
Permit No. 87-36 with Special Permits , Coastal Development Permit
No . 87-28 and Tentative Tract 12900 for the revised plans dated
%pril 11, 1988 , with the fnllowinq findings and conditions of
approval :
FINDINGS rUR APPIROV CQNIZIT.I_ NAL USL PERMIT AQ, 87-36 :
I
1 . The proposed mixed-use residential/commercial development
(89 residential units and 10, 000 square :oot commmercial ) will
not have a detrimental effect upon the general health, welfare,
safety and convenience of persons residing or working in the
vicinity; or will not be detrimental to the value of the
property and improvements in the vicinity.
2 . The proposed mixe3-use residential/commercial development is
compatible with existing and proposed uses in the vicinity
which includes existing and future uses within the District 6
area of the Downtown Specific Plan .
3 . The location, site layout and design of this mixed-use
residential/commercial development is property related to the
surrounding streets , and other structures and uses in the
vicinity in a harmonious manner .
4 . The proposed mixed-use residential/copsnercial Mevelopment is in
conformance with the adopted Downtown Design Guidelines .
5 . Architectural features and general appearance of the proposed
mixed-use residential/commercial development shall enhance the
orderly and harmonioub development of the Downtown Specific
Plan area .
6 . The proposed mixed-use residential/commercial development is
consistent with the goals and policies of the Huntington ®each
General Plan .
FINDLEG£ �Q$..1�'.PEQVAL_-�p tAL PERMITS
1 . The following four special, permits for deviations to the
requirements of the Downtown Specific plan promoter a better
liming environment and provide maximum use of the land in terms
of site layout and design:
a . A r4duced private balcony area for the two bedroom units of
68 to 72 square fret in lieu of 120 square feet .
1101. 0
b . A 26 foot wide vehicular accessway in lieu of 28 feet .
c . A 6 foot high decorative block mall in lieu of 42 inches
with landscape pockets along a portion of Orange and Sixth
Street .
d . A 5 foot-6 inch setback from une townhome to alley
right-of-way in lieu of 10 feet .
2 . Approval of the four special permits will not be detrimental to
the general health, welfare, safety .end convenience of the
neighborhood in general nor detrimental or injurious to the
value of the property or improvements in the neighborhood .
3 . The special permit requests are consistent with the objectives
of the Downtown Specific Flan in achieving a development
adapted to the parcel and compatible with the surrounding
environment .
4 . The special permits are consistent with the policies of the
Coastal Element of the City ' s General Plan and the California
Coastal Act .
FIM U,GS EQR &PPROVAL - TFNTATIyE TBAC.T X L__J2 JQ_Q :
1 . The proposed 17 lot subdivision for condominium purposes of
this 3 . 7 net acre site zoned Downtown Specific Plan, District 6
(Mired-Use Aesidential , Commercial and Office) is proposed to
be constructed having 18 . 2 units per gross acre and 10, 000
square foot commrcial .
2 . The property w&s previously studied for this intensity of land
use and determined adequate at the time the mixed-use land use
designation, and Downtown Specific Plan, District 6 toning
designation was placed on the subject property .
3 . The General Plan is designed for providing for this type of
land use as well as settiny forth provisions for the
implementation for this type of housing and commercial activity.
4 . The site is relatf.voly f :at and physically suitable for the
proposed density and type of development .
5 . Tentative Tract No . 12900 is consistent with the goals and
policies of the Huntington Beach General Plan.
UlQlwcs rQR APPROYAL_ - AST&k. Y T. T .87-28 :
1 . The proposed mixed-use ran idential/comearcia1 development
conforms with the plans , policies , requirements and standards
of the Huntington Reach Coastal glawnt .
2 . Coastal Development Permit No . 87-26 is consistent with the CZ
suffix and Lhe Downtown Specific Plan as well as other
provisions of the Huntington Beach Ordinance Code appiscabla to
the property.
3 . At the time of occupancy, the ptioposed mixed--use
residential/commercial development can be provided with
infrastructure in a manner that is consistent with the
Huntington Beach Coastal Element and Land Use Plan of the
General Plan .
4 . The proposed mixed--use resident ial/coimtercial development
conforms with the public access and public recreation policies
of Chapter 3 of the California Coastal Act .
�.QXMIOS 4F AMOVIL.=.SQI'!j?1TLON"USE PEBAIT Q, 97--3-6 :
1 . The site plan, floor plans and elevations received and dated
April 11, 19880 shall be the conceptuall;� approved layout with
the following modifications :
a. The balconies on the first level of the 74 unit stacked
flat project shall be extended 2 to 4 feet and the second
level balconies extended approximately 2 feet to create a
layered cake effect along the Sixth Street frontage .
b. Colors and materials depicted on the elevations as reviewed
and approved by the Design Review Board .
c. Depict all utility apparatus , such as but not limited to
backflow devices and Edison transfurmers , on they 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 Convaunity Development
Director .
2 . Prior to issuance of building permits, the following shall be
completed :
a . A Landscape an:i Irri.gatior: Plan in accordance with the
Downtown Design Guidelines shall be submitted to the
Uepa rtment of Coe ;4jnity Development and Public works for
review and approval .
b. A Rooftop Mechanical Equipment plan indicating screening of
all rooftop mechanical equipment delineating the type of
material proposed to screen said equipment shall be
reviewed and approved by the Community Development
Department .
C. A,n affordable housing agreement plan to provide affordable
housing in the Coastal tone shall be submitted for review
and approval by the Community Development Department . Tho
plan shall provide for 20 percent of the housing units Ala
units) either on-sit* , or the equivalent number off-site
within throve miles of the coastal Bone, for persons of low
or moderate income hr1useholds as per the provisions of
Government Code Section 65590 (d) .
d . A detailed soils analysis shall be prepared by a registered
Soils Engineer rnd together with a grading plan shall be
submitted to the Public works Department for review and
approval . This analysis shall include on-site soil
sampling and laboratory testing of materials to provide
detailed recommendations regarding grading , chemical and
fill properties , foun3ations, retaining wal .s , ntreets , and
utilities .
e. Hydrology study shall be aubrnitted to the Department of
Public works for approval .
f . Street drainage modifications shall be approved by the
Department of Public works .
g . Pursuant to Article 87 of the Huntington Beach Fire Coda, a
fire protection plan shall be submitted to and approved by
the Fire Marshal . This plan shall include, but not be
limited to:
( 1 ) Phased installation of fire sprinkler system during
construction .
( 2 ) On-site security during construction .
(3 ) Completion of Public works improvements prior to
construction .
(4 ) On-site roa&.4ays provided as all -weather driving
surfaces during construction .
h . Submit a Parking Management Plan for review and approval by
the Comunity Development Department which contains parking
space designations for residential tenants , and . a~,'.nimum
of 15 parking spaces with''n the parking mtrcture
designated for commercial tenant/employee parkins .
i . Final Tract Map for the subject site shall be accepted by
the City Council and recorded with the County Recorder 's
Office.
J . A ropy of the revised plan pursuant to Condition No . 1 of
this report as record for the conditional use permit file
shall be submitted .
i
�. The following Public Works Department requirements shall be
Complied with :
a . The developer shall construct all required perimeter street
and alley improvements except for the realigned Sixth
Street .
b. Ott-site water facilities shall be located in vehicular
acces,rrays and dedicated to the City.
C. Water mains shall be constructed in the perimeter struts
as required by the Water Department . ran off-site water
main in Fifth Street from Main to east of Main shall
be constructed connected to existing main ,
d . The security gate at the project entry on Orange shall be
for residents only and shall be redesigned to include a
turn--around so vehicles , which cannot gain accen s, do not
back onto Orange Avenue .
i
e . All security gate configurations shall be submitted to the
Public Works Department and Fire Department for approval
prior to installation .
f . Any enhanced street materials and landacape improvements
shall be per the Downtown Design Guidelines .
4 . The following Fire Department requirements shall be complied
with :
a . The realignment and construction of Sixth Street shall be
completed prior to the start of combustible construction .
I
b . All street improvements , watcer mains, and fire hydrants
shall be completed and installed prior to the start of
combustible ronstruction.
c . All buildings in the project shall be protected by an
automatic fire sprinkler system throughout all areas .
d . The fire flow required for this project is 3 , 500 gallons
per minute and must be determined adequate . The
underground water main system shall be capable of supplying
the fire flow .
e. Seven (7) fire hydrants are required for this project and
locations shall be determined by the Fire Department .
f . roadways within this project shall be designated fire lanes
and posted as such.
l
q . Emergency access gate and minizius 24 foot wide driveway
with decorative surface treatment shall be provided from
the and of the townhouse driveway onto Sixth Street .
h. Zm?rgency access gate andwa1kw ay shall be provided from
Sixth Street to the stairway of the parking structure .
i . Zmergency man -gate shall be provided from the on-site
accessway to the alley behind the existing structures .
j . Security gates shall be provided with an cimergency access
system approved by the fire Department .
k . The parking structure shall be provided with an autor"tic
fire sprinkler system throughout , fire alarm system, and
combination standpipe system pursuant to fire code
standards .
1 . The condominium/retail structure shall be provided with:
( 1 ) Automatic fire sprinkler system throughout all areas ;
( 2) Combination standpipe system pursuant to fire code
standards ;
(3) Automatic fire alarm system pursuant to fire code
standards , with a graphic display annuciator panel to
be approved by the Fire Marshal ; and
(4 ) Elevator(s) shall be a minimum 6 feet-6 inches wide,
4 feet-3 inches deep, with 42 inch opening.
5 . The strictures on the subject property, whether attached or
detached , shall be constructed in compliance with the State
acoustical standards sat forth for units that lie within the
60 CNEL contours of the property. Evidence of compliance shall
consist of submittal of an ac-austical analysis report , prepared
under the supervision of a person experienced in the field of
acoustical engineering , with the application for buildtnq
permit (s) .
6 . The development shall comply with all applicable provisions of
the Ordinance Code, Building Division, and Tire Departtmant .
7 . Natural gas shall be stubbed in at the locations of cooling
facilities , water heaters , and ce:trol hw.` inq units .
8 . Low-volume heads shall be used on all spigots and water faucets .
9 . If lighting is included in the parking lot , high-pressure
sodium vapor lamps shall he used for energy savings . All
outside lighting shall be directed to prevent `spillage" onto
adjacent proportion .
10 . All queast parking spaces shall be designated as such by
providing "Guest Parking' on the surface of each stall .
11 . All building spoils , such as unusable lumber, Mire, piper, and
other surplus or unrsable material , shill be disposed of at an
off-site facility equipped to handle them.
12 . A planned sign program shall be approved for all signing . Sold
program shall be approved prior to the first sign request.
13 .. A total of le off-street parking spaces for commercial parking
shall be identified in a parking structure or surface parking
within 500 feet of the retail portion of the project prior to
issuance of a building permit . Such parking shall be eosrpleted
prior to the issuance of a Certificate of occupancy .
14 . Pursuant to Section 4 . 2 . 12 . f of the Downtown Specific Plan, all
existing on-street parking removed as a result of this project
shall be replaced on a one-for-one basis within walking
distance of the site prior to issuance of a Certificate of
Occupancy .
CADITIO S Ot ,&PPROV&L - TENTATZ.,Tg&OLIQ, 2290 :
1 . The tentative map, received and dated iFebrunry Z , 19e8, shall
be revised to reflect the following :
a . Typical Main Street cross-section .
b . The corner radii at Main and Sixth and orange end Sixth to
33 feet .
c . Two and one-half feet of alley dedication and a typical
alley cross section .
d . Show sidewalk widths .
e . Depict public sidewalk and easement width on Main Street .
2 . The diagonal parking within the public right-of-way on Main
Street shall be reviewed and approved by the public works
Department .
3 . parksony landscaping ( including public right-of-way) shall be
maintained by the developer/homeowner 's association.
4 . A copy of the Covenants , Conditions and Restrictions (CCWs)
for the subdivision addressing the conditions ',irein, Article i
915, and Condition 2 (h) of Conditional Use r. 4riplt No . 87-30, I
shall be submitted for review and approval by the Conownity
Developarent Department and the City Attorney's Office In
accordance with Article 915 prior to final acceptable of Map go
12900 by City Courrci 1 and recordation of asid Tract Map.
REOM*fi FOR CITY COUNCt ACTION
Dote /
Subtr hvW tw Honorable
onor ble Mayor and City Council
SubrMtwlby: Paul Cook, City Administrator 1
Prep - by: Douglas N. La Belle, Director , Community Develo Znk
Subject: APPEAL TO PLANNING COMMISSION ' S DENIAL OF CONDITIONAL
USE PERMIT NO. 87-36 WITH SPECIAL PERMITS, COASTAL
DEVELOPMENT PERMIT NO . 87-28 AND TENTATIVE TRACT 12900
Consistent with Council Policy? ad Yr ( New Policy a ExoWion
Statwrttrnt of Imme, Recommendation. Analysis, FurvJinq Source, Alternative Actions, AttsaWwts:
Continued from the March 21 , 1988 City Council meeting is an appeal
filed by the co-applicant , Mola Development Corporation , to the
Planning Commission ' s action to deny Crnditionel Use Permit No.
87-36 with Special Permits , in conjunction with Coastal Development
Permit No . 87-28 and Tentative Tract No . 12900 . The request is to
i d- development consisting of 0 condominiums 74
develop a m mixed-use used clop nt consis nq 9
stacked flats and 16 townhomes) and 10 . 000 squire feet of retail
space on a 3 . 7 acre site within the Downtown Specific Plan Area ,
District 6 , Commercial/Office/Residential . This item ,,-as continued
in order for the applicant to address concerns raised at the meeting
relative to the height and bulk of the buildings , parking and
aesthetics of the blockwall along Orange Street .
A two week continuance to the April 18 , 1988 City Council meeting is
recommended in order to allow the applicant additional time for
preparing revised plans in response to the concerns expressed at the
City Council .
At the March 21 , 1988 City Council meeting , comments concerning bulk
and height of the four level building fronting Sixth Street, parkinq
and details of the blockwall along Orange Street were made. Statf
is currently working with the applicant to address these concerns .
1 . Request for Council Action dated March 21 , 1988
DMt: 8H: kla
"Duo
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REOUtb t FOR CITY COUNC ACTION
DM
Honorable Major and City Council
ittwdby: Paul Cook , City Administratorx�,
Fv :adhy: Douglas N . La eA: le, Director , Community Develop[
fit: APPEAL TO PLANNING COMMISSION' S DENIAL OF CONDIT
USE PERMIT NO. 87-36 WITH SPECIAL PERMITS, COASTAL
DEVELOPMENT PERMIT NO. 87-28 AND TENTATIVE TRACT 12900
C wivwnt with Council Policy? M YM ( ( New Policy m ExcWtion
Statefrwnt of Issue. RecomrmvWation. Analysis, Fundinq Source. Alt~ive Actkwa. Attedmmes:
BTbT�»'T OF I&SUE:
Transmitted for your consideration is an appeal filed by the
co-applicant , Mola Development Corporation, to the Planning
Commission ' s action to deny Conditional Use Permit No. 87-36 with
Special Permits, in conjunction with Coastal Development Permit No .
87-28 and Tentative Tract No . 12900 . The request is to develop a
mixed-use development consisting of 90 condominiums (74 stacked
flats and 16 townhomes) and 10 , 000 square feet of retail space on a
3 . 7 acre site within the Downtown Specific Plan Area , District 6 ,
Commercial/Office/Residential .
� pLAPiNING CQi�I��IQN:
Action and recommendation on March 1 , 1988 :
MOTION BY PIERCE, SECOND BY LEIPZIG, TO DENY CONDITIONAL USE PERMIT
NO. 87-36 WITH SPECIAI, PERMITS , COASTAL DEVELOPMENT PERIIIT NO. 87-28
AND TENTATIVE TRACT NO. 12900 WITH FINDINGS, BY THE FOLLOWING VOTE :
AYES : Pierce , Leipzig , Schumacher , Livengood
NOES : Silva , higgins , Bourguignon
ABSENT : None
ABSTAIN: None
F I ND INC.5 FOR DXK I AL -_C=JnQXAJt 1 u.E---E MI_T._�l9� B.Z_-3 6 :
1 . The proposed mixed-use residential/commercial development is
incompatible with existing and proposed uses in the vicinity
which includes existing and future uses within the District 6
area of the Downtown Specific plan. In order for the
development to meet the intent of the Downtowr: Special Plan it
must be included in a Master plan .
tea�
IMT10__i=_DIIAL B II TS:
I. The special permits for deviations to the requireaarnts of the
Downtown Specific Plan will not promote a better living
environment and provide maximum use of the land in terms of
site layout and design .
Z . The special permit requests are inconsistent with the
objectives of the Downtown Specific Plan in achieving e
development adapted to the parcel and compatible with the
surrounding environment .
FX NQrraS FOR DLrNM - TEa&TrYJ TR1CI NQ, 13900:
1 . Tentative Tract No . 12900 is inconsistent with the goals and
policies of the Huntington Beach General Plan and does not meet
the intent of the Downtown Specific Plan.
fINDDIGS ME DENIAL. - CO&SIAL EVELOMET @ERMIT�.Q?�:
1 . Coastal Development Permit No . 87-28 is inconsistent with the
CZ suffix and the Downtown Specific Plan as well as other
provisions of the Huntington Beach Ordinance Code applicable to
I
the property.
STAFF RECQWMNDA=QN:
Staff recommends that the City Council reverse the decision of the
Planning Commission and approve the appeal br approving Conditional
Use Permit No . 67-36 with Special Permits , in conjunction with
Coastal rmvelopment Permit No. 87-28 and Tentative Tract No. 12900
for 89 r*wIdential units and 10, 000 square feet of commercial based
on findings and conditions of approval as outlined on Attachment
No. 1 .
AN& I$
Applicant : Nola Development Corporation/City of Huntington
Beach Redevelopment Agency
Appellant : Nola Development Corporation
Location: 3 . 7 net acre site (4 . 9 gross acres) situated on the
north side of Orange Street betw**n Main street to
the east and the realigned Sixth Street to the west .
On March 1 , 1986 , the Planning Commission denied Conditional Use
Permit No . 87-36 with Spacial Permits , in conjunction, with Coastal
Development Permit No. 07-28 and Tentative Tract No. 12900 which is
a request to construct a dixed-use development consisting of 90
condominium (74 stacked flats and 16 townhomes) and 10 , 000 square
fiat of retail space. The primary focus of the Town $quote Project
SCA - 3/21/44
is on main street Which contains the street-level co some rcial with
two 1etel■ Of condaftir,;ivaas above and this main vehicle acconsway to
the site . tnt"Cate+d with the cossrercial are 74 stacked
condominium configursted in two and three levels utove one level of
parking . At the southwest corner of the site ,. Orange and Bizth
Street, there are 16 three-bedroom townhomes . Contemporary
mediterranean is the architectural style consistent with the
Downtown Design Guidelines . Elevations and site plan are attached
to the Planning Commission staff report . A zoning conformance chart
is contained on pages 4 , 5 and 6 of the Planning Comission staff
report attached .
Development; of the project will result in the closure of Fifth
Street north of Orange Avenue to Main Street . This cumbined with
the realignment of Sixth Street (previously approved pursuant to
Circulation Element Amendment 84-1 and Precise Plan of Street
Alignment 86-1) will improve traffic and circulation, create a
better controlled intersection, redice street right-of-uty area and
provide better utilisation of land . The existing intersection at
Fifth and Main is awkward and creates poor circulation patterns .
The multi-angled street patterns in the District 6 area were created
by early subdivisions as attempts tc blend the diagonal Townlot
street patterns with the east--west Oldtown streets . The proposed
intersection at realigned Sixt-'y Street and Main Street creates a
better street transition , conforms to today' s standards and affords
better accoissib: lity. in addition, the amount of land area devoted
to street right-of-way in this area is excessive. Inefficient and
remnant land parcels exist as a result of the multi-angle
intersection . This project will correct the awkward intersection
situation.
There are four special permit requests with this development as
follows :
( 1) Te allow deck areas of 68 square feet to 72 square feet in lieu
of 120 square feet for the two bedroom eond►minium units .
(2) To permit a 26 foot wide vehicular accessway through the center
of the project in lieu of 28 feet .
(3) To permit a 6 foot high decorative block wall with cut-outs for
landscaping in lieu of maximum 42 inches along Orange Avenue
and Six1.h Street adjacent to the townhome portion of the site .
(4) To allow a 5 foot -6 inch setback from one side of a taw+nbowe to
the ultimate alley right-of-way line in lieu of 10 foot .
i
W1 - 3- �OliSd)
The teduced balcony space In adequate for the two-bedroom
0004ommiNiusi units since the emmNphasio on the project is on can ce
open space and sminiotm comsmmwn open space area requirement is
eaceeded by 6 percent or approximstaly► 6, 200 square feet . The
vehicular accessway has been reviewed by Public works and Tire
Department and is adequate for the site at 26 feet in lieu of 26
feat; it will provide adequate circulation on site .
The higher wall surrounding the private patio areas of the townhomrres
along Orange and Sixth Street creates a buffer for noise and
provides security. To soften the impact of the wall , landscape
pockets are provided. The reduced setback for one townhome adjacent
to the alley is offset by the front driveway setback which
accommodates two parking Spaces. in addition, the allay will be
infrequently used generating minimal traffic and noise.
There were three primary concerns by the Planning Commission of the
proposed Town Square Project which includes : the bulkiness of the
fo%%r level structure on Sixth Street , inadequate on-site commeercial
parking, and that the project does not conform with the intent of
District 6 of the Downtown Specific Plan .
0,Yi.lding Bulk
The residential portion of the project has been designed so that the
more intense development of the site ( three stories above first
level garage structure) is along the north half of the project ,
closer to the library and the proposed cultural center area to the
north, and furthest away from the single family homes to the west.
The smaller scale portion of the project , which consists of
two-story townhomes , is at the southwest corner of the site which is
closest to the adjacent residential neighborhood to the west . This
represents a design in proportion to the adjacent westerly
residential neighborhood. The building is not a flat vertical wall
along Sixth, it has movement with balcony projections and cut-outs ,
recessed windows , and awnings as well as each unit being offset as
it follows the Sixth Street realignment curvature. Up to four feet
of berminq and planters at the base also add to soften the height of
the buildinq .
Pgrkimg
All required parking for the residential portion of the project will
be provided on-site which includes parking for quests and
residents . There is concern over inadequate commercial tenant
parking within the condominium parking structure. Staff is
recoswnding that one condominium unit be deleted and the perking
structure be expanded within the subterranean structure below the
proposed retail space area. At least eight note spaces "hick will
accommodate parking for commercial employees and operators con be
added. The loss of one unit will provide 2 surplus spaces which,
wf/en c"bima4 with the proposed 6 spaces and existing d spaces. will
provide a total of It on-site spaces for cosssercial tmnaent/empla"a
parking.
WA - 3MISd -4-
I
I• Addition, there are 17 spaces along Main itreot which will be
created as a result of restriping far angled parkiags these comebiNA
with the 15 spaces within the parking structure will provide more
then adequate parking for the co mime rcia1 use. The spacer along Mein
Street will be for convenient customer parking and on-site parking
will be provided for the tenants and employees . The remaining
parking re,4uireweent of 18 spaces will be met in an off-site parking
facility surface parking lot or parking structure) within
reasonable walking distance of the project which is to be designated
by the Redevelopment Agency prior to final occupancy of the
development . The proposed parking structure ' s relationship to the
projected commercial portion will afford a more active pedestrian �
experience. Currently, the City and Redevelopment Agency are
actively acquiring properties south of Orange between fifth and Main
Street for a future parking structure. It should be noted that the
project is conditioned so that it cannot go forward (building
permits issued) until these parking issues are resolved .
Another concern relative to parking is the amount of on-street
parking spaces which will be elisinated as a result of Fifth Street
vacation . There will be 15 spaces displaced which can be wade up by
an interim parking plan on the east side of Sixth Street , or
additional off-site parking facilities either by the library, or at
the southeast corner of Orange and Sixth Street . An required by the
Downtown Specific Plan, depletion of existing on-street parking
spaces resulting from any development proposals , street
realignments , street vacations , etc. roust be replaced on an equal
basis . This replacement can be achieved by restriping other streets
to provide additional parking or installing an off -street parking
lot or structure .
A2#=1 i s Plan
The overall concept of the Town Square Project does conform with the
goals and objectives of district 6 (Commercial/Residential/Office
uses ) of the Downtown Specific Plan . In addition, the Town Square
Project will not preclude the development of additional comsrercial
activities elsewhere within the district . The district was designed
to allow a range of commercial intensities from neighborhood
commercial , Wastrion-oriented commercial to general commercial
uses . The Town Square Project is 4 . 9 gross acres which represents
22 percent of the entire District 6, which is 23 gross acres .
The project is sensitive to the commercial aspects that are
encouraged in the district by continuing thee Main Street retail
activity along the Kain Street frontage with residential above. The
retail level along !Bain Street will have a common sidewalk colonade
which includes a public open spice amenity or plasm . The opposite
side of Main Street contains existing commercial and soy recrcle
into other or perhaps larger types of neighborhood oriented shopping
and service facilities . The existing commercial along Main Street
adjacent to the Town Square Project is bring considered for a facade
rehabilitation by the Redevelopment 1lgaeWr. If accomplished, a
common architectural theme for all commercial buildings along the
MCA 2121/S• -S- (S1Sl )
emit side of Ifain Street between Orange and Sixth street mold
siault . It rbould be noted that the site layout and design of ?+are
dquAts does Rot preclude the possibility of integratief this
comsercial property into the Town Square project sbould it recycle
with new buildings.
The proposed project is exempt from environmental review because it
is in conformance with the Downtown Specific Plays Environmental
Impact Rep+,)rt, pursuant to Section 1S182 of the California
Environmental Quality Act .
Aot applicable.
The City Council may consider denying the appeal and upholding the
action of the Planning Commission by denying Conditional Use Pewit
No . 87-36 with Special Permits , in conjunction with Coastal
Development Permit No . 87-28 and Tentative Tract No . 12900 .
C8
1 . Staff Recommended Findings and Conditions of Approval
2. Appeal letter from Nola Development Corporation dated March 2
PP i� p
1968
3 . Staff Report dated March 1 , 1968
DNL: SH :k1a
MCA - V21/911
ATTACHNOW 1
STAEl�
Staff recommends tha+. the City Council approve Conditional Use
Permit No. 87-36 with Special Permits , Coastal Development Permit
No . 87-28 and Tentative Tract 12900 with the following findings and
conditions of approval :
FIIDI11Gs FDR APPROVAL - ff
.DITIONAL USE IT So, e7-36 :
1 . The proposed mixed-use residential/commercial development
(89 residential units and 10 ,000 square foot coneiercial ) will
not have a detrimental effect upon the general health, welfare,
safety and convenience of persons residing or working in the
vicinity; or will not be detrimental to the value of the
property and improvements in the vicinity,
2 . The proposed mixed-use residential/cormwreial development is
compatible with existing and proposed uses in the vicinity
which includes existing and future uses within the District 6
area of the Downtown Specific Plan .
3 . The location, site layout and design of this mixed!-use
residential/commercial development is property related to tta
surrounding streets , and other structures and uses in the
vicinity in a harmonious manner .
4 . the proposed mixed-use residential/commercial development is in
conformance with the adopted Downtown Design Guidelines .
5 . Architectural features and general appearance of the proposed
mixed-use residential/commercial development shall enhance the
orderly and harmonious development of the Downtown Specific
Plan area .
6 . The proposed mixed-use resident ial/cormaercial development is
consistent with the goals and policies of the Huntington beach
General Plan .
FIIIDIM "PROVAL - _SP. PERMIT$:
1 . The following threti special permits for deviations to the
requirements of the Downtown Specific Plan promote a better
living environment and provide maximum use of the land in terns
of site layout and design :
a . A reduced Private balcony oraa for the two bedroom units of
68 to 72 square feet in lieu of 120 square feet .
(�
b. A 24 foot wide vehicular accessway in lieu of 241 feet .
C. A 6 foot high decorative block wall in lieu of 62 inches
with landscape pockets along a portion of Grange and sixth
street.
d . A 3 foot-6 inch setback from one townho" to alley
right-of--way in lieu of 10 rett .
2 . Approval of the three sperit,l permits will not be detrimental
to the general health, welfare,, safety and convenience of the
neighborhood in general nor deirimental or injurious to the
value of the property or improvements in the neighborhood.
3 . The special permit requests are consistent with the objectives
of the Downtown Specific Plan in achieving a development
adapted to the parcel and compatible with the surrounding
env ro:umnt .
4 . The special permits are consistent with the policies of the
Coastal Ele Ant of the City ' s General Plan and the California
Coastal Act .
UNDI196 FOR AP'PR4 =T �T11TiY .TRAC2 �4,_ 12 9 0 Q
i
1 . The proposed 17 lot subdivision for condominium purposes of
this 3 . 7 net acre site toned Downtown Specific Plan , District 6
(Hixed.••Uae Residential , Commercial and Office) is proposed to
be constructea having 18 . 4 units per gross acre and 10,000
square foot commercial .
i
2 . the property was previously studied for this intensity of lams
use and determined adequate at the time the mined-use land use
des :gnation, and Downtown Specific Plan, District 6 toning
designation, was placed on the subject property .
3 . The General Plan is designed for providing for this type of
land use as well as setting forth provisions for the
implementation for this type of housing and coaarercial activity .
4 . The site is relatively flat and physically suitable fcar the
proposed density and type of development .
S . Tantative Tract No . 12900 is cnnsistent with the goals and
policies of the Huntington Beach General Plan.
112MY 2 ..AFERM" DZ1thLaP —x T l.11-2r
1 . The proposed mixed-use reeidentia1Jeoewerelal development
conform With thw pleas, policies , coquiremnts and standards
of the Nuat ington loath Coastal 1114mwt.
3. Coastal Dowelo"Mat hrmit Na. 87-26 is consistent with the CS
MHz and the Downtown specific plan as well as other
provisions of tb6 Nuntindton beach Ordinance Code applicable to
the property.
3. At the time of occupancy, the proposed 'wixed-use
residential/egs a rcial development can be provided with
infrastructure in a scanner that is consistent with the
huatington Beach Coastal Element and LorA use Plan of the
General plan.
g . The proposed mixed-use residential/commorcial development
conforms with the public access and public recreation policies
of Chapter 3 of the California Coastal Act .
t IOrb blr��, - I NO, 2 7-3 i :
1 . The site plan, floor plans and elevations received and dated
February` 17, 1996 , shall he the conceptually approved layout
with the following modifications :
a . A Oozioum of e9 residential unit,, shall be shown by
deleting one unit .
b. The parking structure shall be expanded to include on
additional eight commercial designated parking spaces .
c . The balconies on the first level of t:.e 74 unit stacked
flat project shall be extended 2 to 4 feet and the second
level balconies extended approximately 2 feet to create a
layered cake effect along the Sixth Street frontages.
d . The stairway from the condominium stacked flat building
fronting Sixth Street shall be provided with a 90 degree
turn so as the stairway is soaeewhat screened by the railing
from the view of Sixth Street .
e . Colors and materials depicted on the elevations as reviewed
and approved by the Design Revi9w board .
f . Depict all utility apparatus , such as but not limited to
backflow devices and Edison transformers , an the site
plan. They shall be prohibited in the front and exterics
Yard setbacks unless properly screened by landscaping or
other mathod as approNnd by the COMUnitr aevelopwat
Director.
2 . prior to issuance of building permits, the following shall be
comp 1 eted:
a. A Landscape g ward irri atioa plan in &ccordsace with the
Downtown Design Guidelines shall be submitted to the
Dopert"Ot of cos pity Divelopwent sod Public works for
review and spreaval .
r
b. A Rooftop Mechanical tquipmgnt plan indicating acts"inq of
all rooftop menhanical equipment delineating the type of
Nsteriai proposed to screen said equipsment shall be
covie" and approved) by the Comimunity Development
Department .
C . An affordable housing agreement plan to provide affordable
housing in the Coastal Zone shall be submitted for mview
and approval by the Community Development Department . TM
plan shall provide for 20 percent of the bousing units ( 18
units) either on-site, or the equivalent number off-site
within thrice stiles of the coastal *one, for persons of lone
or moderate incon a households as per the provisions of
Government rode Section 65390(d) .
d. A detailed soils analysis shall be prepared by a registered
Soils Rngineer and toq#Nther with a grading plan shell be
submitted to the Public Works Department for review and
approval . 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 .
e . Hydrolugy study shall be submitted to the Department of
Public Works Ear approval .
f . Street drainage m•,difications shall be approved by the
Department of Public Works .
g . Pursuant to Article 87 of the Huntington Beach fire Code, a
fire protection plan shall be submitted to and approved try
the Fire Marshal . This plan shall include, but not be
limited to :
( 1) Phased installation of fire sprinkler system during
construction .
( 2) On-site security during construction,
(3) Completion of Public Works improwwonts prior to
construction.
(s ) On-site roadways provided as all-weathor driving
surfaces during construction.
h. Submit a Parking Management Plan for review and approval by
the Coommunit* Development Department which contains parktaq
space designations for residential tenants, and a winisaja
of 15 parking spaces within the parking structure
designated for comswercisl tenant/employee parking .
! l�
r
. .....
i . Final tract Nap for th7 xubject site shall be accepted by
the City Council and recorded with the County Smeorderos
Office.
j . A copy of the revised plan pursuant to Condition No. 1 of
this report as record for the conditional use permit file
shall be submitted .
1 . The following Public Works department requirements shall bo
complied with:
a. The developer shall construct all required perimetar street
and alley improvements except for the realigavd Sixth
street .
b. On-site water facilities shall be located in vehicular
accessways and dedicated to the City.
c . Water mains shall be constructed in the perimeter streets
as required by the Water Department. An off-site water
main in rifth Street from Main to alley *&at of Main shall
be constructed connected to existing main.
d . 'the security gate at the project entry on Orange shall be
for residents only and shall be redesigned to include a
turn-around so vehicles , which cannot gain access , do not
back onto Orange Avenue .
e. All security gate configurations shall be autmitted to the
Public Works Department and Fire Department for approval
priox to installation .
f . Any enhanced street materials and landscape improvements
shall l7pe per the Downtown Design Guidelines .
4 . The following Fire Department requirements shall be complied
with :
a . The realigneent and construction of Sixth Street shall be
completwi prior to the start of combustible construction.
b. All street improvements, rater mains, and Eire hydrants
shall be completed and installed prior to the start of
combustible construction.
c. All buildings in that project shall be protected by an
onto"tic fire sprinkler system throughout all areas.
d. The rite flow required for this project is L 300 gallows
per minute and must be deters+ift0d adequate. TL.e
undereroubd water main systeis shall be capable Of aap}ttirI
the fie* flow.
*. "V*G (7) fire k"torts are required for this project MW
locatiows shall be dsrterwined by the fire aep►artment .
t. Roadways within this protect shall be designated fins ISO"
and ported as such.
g. Rs»r940CY access gate and minimum 34 foot wide drivway
with decorative surface treatment shall be provided from
the end of the t.orwnhauss driveway onto Sistb street .
h. ftergeney access gate end walkway shall be provider!! from
Sisth Street to the stairway of the parking structure.
i . Margeney swan-gate shall be provided from the on-site
accessway to the alley behind the existing structures .
j . Security gates shall be provided with an emergency access
system approved br the fire department .
k. the parking structure shall be provided with an automatic
fire sprinkler system throuwhout , fire alarm system, and
combination standpipe system pursuant to fire code
standards .
1 . The condominium/retail structure shall be provided with :
(1) Automatic fire sprinkler system throughout all areas;
( 2) Combination standpipe systems pursuant ::o fire code
standards ;
( 3 ) Automatic fire alarm system pursuant to fir` code
standards, with a graphic displar annuciator panel to
be approved by the Eire Marshal ; and
(4) Elevator(s) shall be a minimum 5 feet-9 inches wide,
4 feet-3 inches deep, with 42 inch opening .
5. The structures on the subject property, whether attached or
detached, shall br constructed in compliance with the state
acoustical standards not forth for units that lie within the
60 CMM contours of the property. tvidence 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
perarit (s) .
d. The development shall comply with all applicable provisions of
the Ordinswe Code, Building Division, and fire Departmet.
7. Natural gas shall be stubbed in at the locations of cookiaS
facilities* water hestoes, mad central heatias sits.
S. low-setlasts bawls shall be Used as all spigots and stir faweeli.
Is it lighting is included is the parking lot , higM-ptes+wte
"Riwns vervMing
taiae i rha l l be di irecteed to preweest us�11WO "to
adjacent properties .
. 10 . All 4uest parking spaces shall be designated as such by
providing OGuest. parking' as the surface of each stall.
11. All building spoils, such as unusable lumber, vice, pipe, ass
other surplus of unusable nateyrial, shall be dispeesed of at as
off-site facility equipped to handle theesn.
11. A planned sign program, shall be approved for all signing . said
program shall be approved prior to the first sign request.
13. A total of 18 off-strait parking spaces for cowwercial parking
shall be identified in a parking structure or surface parking
within 500 feet of the re::ai l portion of the project prior to
issuance of a building permit .
14 . pursuant to Section 4 .2 . 13. f of the Downtown specific plan, all
existing on-stroot parkinq removed as a result of this project
shall be replaced on a one-for-one basis within walking
distance of the site prior to issuance of a Certificate of
Occupancy.
a Of &EPR LY&i+ TT.Y1TAllyz X,CT sow �9QQ :
1 . The tentative map, received and dated February 1 , 194e, shalt
be revised to reflect the following :
a. Typical Main Street cross-section .
b. The corner radii at !lain and Sixth and Oranga and Sixth to
33 feet .
c. Two and one-half feet of alley dedication and a typical
alley cross section .
d . Show sidewalk widths .
e . Depict public sidewalk and sasesient width on Main Street.
2. The diagonal parking within the public right-of-May one Main
Street shall be reviewed and approves! -",y the public storks
Department .
S . Parkway landscaping ( including public right-of-Kay) shall be
saintained by the developer/h "awner ' s association.
7
a
1 "'
... 2 . 12
d, a of t" C"S"ata, Comitiowa SPA amtriotiows t �
tom mW divislow 6"traalsd the oo1rditio.a beraino Article
9160 od QowOittaw l(b) 0f Coiditloaal Use Pendt f. 417-36o
oM►r11 be aabwitted for review and apprcmal by the aitF
Development DwpartMat and the City AttorMW'• Cf f iOo it
SzoordaMe with Article 915 prior to liaal acc*ptablo of clop Do
12900 by City Council and recordation of said Tract Nap.
i
C
Ns a y +
M
Nola
Dcmk"mLr..r�•
r
March 2, 1988
Ms. Alicia Wentworth
City Clerk
City of Huntington Beach
e 2000 Main Street
Huntington beach, California
Re: Huntington Beach Planning Comaission
f Decision to Deny Conditional Use Permit 0871P 6
With 5peciL1 Permit/Coastal Development Permit
#87`2.&1Tintj Jye Tract l p 11,29Q4
Dear Madam Clerk:
Nola Development Corporation hereby appeals the denial
by the Huntington Beach Planning Commission of the above-
referenced items Which were heard on March 1 , 1988 , as item C-3 .
Some of the reasons advanced in justification of this
appeal are that the Planning Coxaission 's decision was not based
upon appropriate findings of fact ; that the Planning Commission
improperly determined the project was inconsistent with the
Specific Plan contrary to Staff 's findings brought forward at the
meeting that the Nola project was in full compliance.
We would most appreciate your calandaring this appeal
at the next available Council meeting and advising the
undersigned in glitiea as to when that appeal will be heard,
including date, time and place sty that we any be available in
person to answer any questions that the Council might have. We
are enclosing our check in the amount of $165. 02 to cover the
�t7tl hrd D4#•1�+0�1.-r Cr+�e M�1e 1��+M�Mcw��r C1��1�4Ai+t71i)M1�CMI
�s
f
r
AL ici4 Wentworth
cwt of the appeal as prescribed by the city clerk'• Office. If
tyre in any problem, we would appreciate receiving iaftediate
ward.
i
I r t Y Yours,
Fr nk J. Nola
FJx:kc
Enclosure
cc: Mike Adams
Peter E. von Elton
'timothy N. Roberta
Richard Harlow
I
r' 4
q� •�
AL-
ff
Itapoltic
T0: planning Commission
I1: commai ty Deve lopnreet
DATA: 1lerch 1, lost
�IW896-W CMITIONAL US! JP IT 80. i7-36 WITH BPKUZ
11-I NITUCOAETAL DRVXWV M ITT No. t 7_2SojMWM?tWg
TRACT 00. 12900
APntCANT: Peale Development Corp./
City of Huntington beach Webruery 17, 1968
Redevelopment Agency
:
RAMST: To construct a wised use April 17, 1988
Qevelopment comprised of
74 stacked condominiums, ,M: Mown Spocitic
16 townhouse condominiums plan-District 6
and i0, 000 square test of (CO amsercial/Otfici/
teteil space with spociel Residential )
Permits and 17 lot sub-
division for conftninium Mired-Use
purposes .
"Ai. M: Commercial/
North of orange Street Vacant Property
between realigned Sixth
Street and Main Street . AcLaum: 3. 7 not #ergs
4 . 9 gross acres
1 Q T �ZN
Approve Conditional Use Permit no . 87-26 for df residential units
and 100000 square feet of eomoarcial with Special Permits, Coastal
Development ftrrmit No . 07--28 and Tentative Tract no . 12900 with
findints Sad conditions of approval .
1-a I=:
Conditional Use permit Ro . 87.44 with Special hrsrits, Coastal
Development F ndt No. 17-28 and Tlentotive tract No. 13900 is s
request to develop a mixed-uses development consisting of to
cooda"n t asss (74 stacked coadomi s i ws! and is towsho ass) end 10.W
square, loot got Retoi i space on a 2 . 7 acre *its within the aometiwo
Specific Plan aria, District G. Tbece are tome special pemit
requests set.+ted to driveway aisle wridth, asiftnt of below •
tot aem a of the 6606a uninm writes. sis Poet hi d Warealwo
well err "W o te:r ier side yards, aaa sotbeaft Cram allow*
!Ae reevest is a joust appliestieA owls ftwlopect evewouss
a" the iI"W"t Agency of ty of mantlsgtosi fteebt
As- ALM
ohm h
d! Ll�Wt PrIMMi
L p' " =810"T ION: Ni Nd-use
Downtown Specific plan, District •
LAW tom: City Library
t�Sact 1►s a nexter:
PT AX aMSIONATIOM: Miled-use
:an: Downtown specific Plan. District i
IAIM DSZ: cone rc i a 1
th of su iect Praperti :
Qi RAL PUN 015IONAVON : Mi sad-us•
SM: Downtown Specific Plane District S
LAND USR: Couwa r c i a l
Mot of ,subjgmt Praaecty:
1321! " PLAN DESIGRATION: Medium Density Residential
Son: Townlot Specific plan
LAM VSE: Single family homer
rho proposed project In exempt from envi ronmeata 1 review be+couse it
is in conformance with the Downtown Specific Plsn taviroamental
Report, pursuant to Section 15162 of the California tavironarntal
Q 811ty Act .
5,-9 COUT L OArus:
The proposed wined-use project is subject to approval of a coastal
development permit because it is located within coastal none
boundaries under a non-appealable area. Prior to any aetton on
Conditional Use Permit No. 87-36 and Tentative Tract 12900 ft is
.►ecossary for the Planning Commission to review and act on Coastal
Development Permit no . 57-26 . Coastal Development Permit No. 87-29
mar be approved or conditionally approved only after it bee bam
found to be is confonmace Frith the Coastal !lament of the General
Plan by making the followiaq f iadtargs :
(a) &AS. That the development project proposed b? the CW �
application cost*"" with the please policies, require"siets
and standards of the Crustal Slem ot.
r ►� flat the COP • l iestiom is O"W isteat
with the Ca sulfis, the bane NOIR iettlet of spWitte piaw
as well so otter provisions o[ tke Mratisoton now* Rees eft s
CWo apliaable to tics pteperttys
y
Tbot at the time of oawpear,� the proposed
dieolopmewt can be proved" with isi cast rveture is a cars wr
that is comintest with C-LW;
na•t.t r . that the dvlelopment �torins Witb
the public scCess and public recreation policies a! CENptet 3
of the California Coastal Act $
�0.._ s:
TM proposed sized-use project is within the Downtwo Redevelopment
leajeet Ores , The Redevelopment Agency has Conceptual17 approve
the mized use concept for residential and commoreial . in order to
create architectural consistency. the Agowy is considering faced*
Improvements to the existing cosansrcial buildings along Main Street
adjacent to the Town square Project .
On February 9, 1934o the Subdivision Committee set to discuss the
proposed tract sip in conjunction with the sized-use development to I
determine whether said sap complies with the Subdivision Map Act.
the Subdivision Article of the Huntington Beach Ordinance Coda and
the Huntington Beach General Plan. Representatives from the Fire
Department, Public works Department, Community Development
Department and Planning Commission were present . The Committee
expressed concern of the lack of quest parking in the townhmes area
- of the development and reccmmnded additional parking be provided.
The Comitts* acted to recommend approval of Tentative Tract No.
12900 to the Planning Commission.
AA 2 :
The Design Review Board on February 17, 1988 , reviewed the proposed
elevations and materials board of the proposed mixed- use development
for conformance with the Downtown Design Guidelines . They felt that
the building orientation and arrangement and architectural design
features represents a contemporary, mediteranean style of
architecture . The Board did rteomsend that the first and second
level balconies along the Sixth Street side of the stacked
condominiums extend out further then the upper level balconies to
create additional offset in the building facadt. in addition, they
recommend thst the stairway off Sixth Street to the stacked
condtwainiums be turned at a 90 degree angle so the Mall of the
stairway in effect screens the steps. 't cir comsnts have bow
Incorporated into the conditions of approval .
The subject property is located within District B of the Moan*
Spstific Flan and subject to the development staalard• tit that
plan. The lol.14wing is a zoning Cosfors*W* table:
state N"Ort - VIM -3- jdldxda
t�
Imlia
4 . 8 .01(s) Psmitted Uses l'71! for 8ai4eatial CUt for pia" Use
With CUP uses with sroial Dow 166amt
4 .8 .02 parcel Site 100000 sq.tt. aria. 161* 172 aft sq. ft .
(3 . 7 not acres)
212#444 gross
sq . ft.
(4 . 9 O r&$$ sc yes)
4 . 8 . 03 Intensity (FAIR) 2 . 25 max. (426#664 . 56
sq . ft . ) 1090085 sq. ft . Res.
o_000 sq. ft . Can.
119008S sq . tt . Total
Density 25 units/gross acre 18 .4 units/gr . acre
( 122 units wax. ) (90 units)
4 . 2. 02 Min. Floor Area I bdro: 650 sq. ft. 465 - 1120 sq.tt.
2 bdrm: 900 sq. ft . 1160 - 1250 sq.ft.
3 bdrm. 1100 sq. ft . 2025 - 2225 sq. ft
4 . 8 . 04 Bldg . Height Max. 4 stories 20 3, h 4 stories
(48 foot in height)
4 . 8 . 05 Site Coverage No maximum 39 .5% of gross site
aria
4 . 8 . 06 Front yard setback 15 ft . Min . 15 ft . to accede
(Main Street) 25 ft . to bldg .
(all 3 lwels)
4 . 6 . 07 Ezt . Yard setback 15 ft . min. for 25 ft . to 4 level �
(Sixth Street) structures exceeding stacker! condos;
42 inches in height 15 ft . to tow homes
(ext , bldg. side) ;
0-5 ft. for 6 ft .
high docorstive
block wall*
eLpecial Permit Requests
Staff Report - 3/1/88 -4- 1,0101d)
1
(mange Avows) 1! M Mn. ter 15 f t . Istao to
stsme at" *=*Also las�1r0r1rS1 0-3 ft.
43 IWhe• in heilht for t ft* high
6werstive blealk
walla
(ACcisi`rar) Is ft. aim. is ft. for 00edor
and t
(Allay) 10 ft. min. 5 ft.-$ is. to
corner and ride of
ono towshowe
4 .6 .09 Upper Story setback 25 ft . min. 2S ft .
Ord . S 4th. levels)
4 . 8 . 10 public Open Space 5% of not site 5. 3% (80600 sq.ft . t
(mixed use area ($vast sq. it . ) incorporated into
development) the design of tbo
structure along
Main at . )
4 .2 . 10(a) Coaraon Open Space 25% of residential 31%
floor area
( 27, 271 sq. ft . ) (33v6$2 sq. Et. )
4 . 2 . 10(b) Private Open Space:
Ground Units 3 bdrm; 300 sq . tt . 600-1000 sq. f t .
(To" homes) per unit
Above Ground Units 1 bdrm: 60 sq . Et. 78-$5 sq. ft .
(Condos ) 2-3 bdran : 120 sq. ft . 66-72 sq. ftof
4 . 2 . 12 parking :
Residential 2 spaces/3 bdrs:. unit
( townhosres) ( 16 units a 2) • 22 32 spaces
1/2 quest space/
unit ( 16 unite at
. 5) w • lQ spaces
Total : 60 !Z provided within
townhome portion of
site
*Special Permit Requests
I
staff Deport - 3/1/6e -5- (OYOId)
Residential 1-1/2 space/1 been.
(000606) unit (59 Ualts s
2 prafte/a b4m. wait
(1860 units s 1) = ai 26.9 spsses
1/2 quest Rpoce/uni t
(75** units s . S)46 .5 JULA spaces
Total : lds LU ( 131 provided
within parking
structure and 6
off central tub)
RZS I D15MT I AL
TOTALS: 195 197
Cofam+rrcial 1 space/200 sq. tt . 17 can Naln St . ;
( 100000 divided by li on-sit•
200) - SO ( includ:s 7 spaces
in parking struc-
ture and o44ltion-
al • $paces as
r id 1.7
Stott) $ li
provided in
oil-sitar parking
structure within
500 ft. of retail �I
TOTAL: SO provided
1 . 2 . 15 Main Vehicular Min . 25 ft . in 26 ft - *
Accesswar width
4 . 2 . 20 Refuse Collection Must be within Provided
Area 200 ft . of each unit
w Spacial Permit Requests
**Reflects deletion of one unit
Staff Report - 3/l/88 -6- (O101d)
i
noweeaLvaL;
The prisrarT focug of the lows iquore Project is on Ii1sin street Nblelk
contains 100000 square lent of street level Commercial with two
levels of coadwsiniame &how and the vein "Wola see" r- to -the
site. ltat" rated with the c immoiCiai are 74 startled coMMMUMAMWN
conf isurated In two and three levels above ow level or Parking.
The units auto oft grad two bedrooms consist in fine frasr 0 00010
feet to 1 , 2Sd mare feet. M you enter the proieet o!t WIN Went
there is a large recreational area (13, 000 square feet with pool and
spa) botrw"n the stacked flats and the It t a propomw slow
Orange Avenue. The townhomes range In sine Brow 2, 025 sguar• feet
to 2 , 225 square feet , three bedrooms and are all two stories with
attached garages . Contemporary mediterraneaa is the architectural
style consistent with the Downtown Design Quridelines .
parking:
Parking for the project is provided in four on-site areas and one
off-site area to be determined at a later date . The primary parking
area if located at grade level of the condominium building with a
subtecraneam parking level below. A total of 158 spaces (121 Spares
for residents * 33 for quests, and 4 for comaercial tenants) are
provided. Seventeen parking spaces are created along !fain street bX
restriping for angled spaces which will be available for short-term
customer parking. A two-car garage is attached to each towahome and
10 uncovered quest spaces are available. four of the t0wnhoQ*4 have
a two-car drivmway for additional parking. in addition, theme ago
four guest spaces in the center of the site .
There it conceca over inadequate commercial tenant parking is the
condominium parking structure . staff is tocommianding that one
condominium unit be deleted and the perking structure be expanded to
include at least 6 more spaces to accommodate parking for commercial
employees . The loss of one unit will provide three surplus spaces .
sight spaces combined with the existing lour carsrmercial spaces and
three surplus spaces, as a result of the deletion of one residential
unit , will provide a total of 15 on-site spaces for cos■sercial
tenant/employee parking. fifteen plus 17 spaces provided along Rain
as a result of restriping for angled parking provides 32 spaces.
The remaining parking requirement of 1s spaces will be meet in as
off-site parking facility (surface parking lot or parking structure)
within reasonable walking distance to be determined by the
Redevelopment Agency prior to final occupancy of the development .
i
6,21kCial pe rests:
Theca are four special permit requests with this de+Ieloprmeat as
follows :
( 1) To allow deck areas of 60 square feet to 72 square feet in lieu
of 120 squat* feet for the two bedroom condominium units .
Staff Report - 3/1/01 -7- (aldld)
(S) To permit a 24 loot wide vehicular soce,Sefty thgou" the ametor
of they project In lieu of 24 feet.
(S) To permit a 0 foot high dimaorative bleak well with Cot-out@ log i
l&adscapisg io lieu Of MUlsnsst dt iwQlroo along Oros deefte
and iistM Street adi aceat to the towmal�anms parties 0 of
Ct) TO slloW a d loot-6 inch estbook tzom oeu old* of a tlMolbems to
the ultimate slier right-01- or lists is lieu of 10 feet.
The redUced balcony space is adequate for the tyro-bedroom
condominium Unit■ since the emphasis on the project is ow coma" i
open spice and minimum common open apace area requ i resment is
exceeded by 6 percent or approximately 6, 200 squire test. The
vehicular accesaway has been rivis -in by Public Marks and giro
Department and is adequate for the site at 26 feet in lieu of 26
feet; it will provide adequate circulation on site .
The higher wall surrounding the private patio arias of the towshoses
along Orange and Sixth Street creates a buffer for noise and
provides security. To soften the impact of the wall, landscape
packets are provided. The reduced setback for one townhoms adjacent
to the allay is offset by the front drivewer setback which
accommodates two parking spaces. in addition, the alley will be
infrequentir used generating minimal traffic and noise.
►: 0
The overall concept of the Torn Square Project does conform with the
goals and objectives of District i of the Downtown Specific Plant and
doom not preclude the development of additional commarcial
activities elsewhere within the District . The District coaiists of
approximately 22 gross acres; the Town Mpanre Project is 4 . 0 gross
acres. This represents approximately 21 percent of the entire
District 6 area. The design and scale of the new development is
sensitive to the adjacent residential neighborhood to the west by
providing two-story tow homes at the southwest corner of the site.
in addition, tha project is sensitive to the commercial aspects that
are encouraged in the district by continuing the (lain Street retail �
activity along the Main Streit frontage with residential above. The
retail level along Main Street will have a common sidewalk colosade
which includes a public open space amenity. The opposite side of
Bain Street contains existing coansarcial and may recycle Into other
or perhaps larger types of neighborhood orioated shopping and
service facilities.
The existing comwmsrcial along Main Streit adjacent to the town
Square project is being considered for facade rehabilitatioe by the
Redevelopment Agency. If accomplished , a common architectural tbeine
for all commercial buildings along the west side of Hain Street
between Orange and Sixth Street would result . It Should be noted
Stott Report - 3/1/Ss -6- (0101d�
that the site left a" Nei of !+�► saw rot p l the"Weihilit of int rati" thr o roi r iota the
WPOCO ptof at should it be r led with wMe i i"B.
The realiqunat of sixth street will be In 809ordowe with psecI"
PIGS Of WOO sl igWASAt t t-1 asmi the 9@MtWr dpeesi f is f140. It
will be coMploted prior to eccupowr of the "save project.
l
Staff rocowrwsad6 that the planning Comission approve itional
Des tenet Ma. 87--36 with special Per>mitat Coastal Devoloprwt
ftmit Do. 87-38 and Tentative Tract 13900 with the followlsmi
findings and conditions of approval :
s sot 82_;2s:
1 . The proposed wised-use residential/coimorcial developmost
(so residential units and 108000 square foot comwrcial) will
not have a detrisirntal effect upon the ral heelth, welfare,
safety s Ad convenience of persons rosid or wockis* is the
v:cinitys or will not be detrimental to the value of the
property anm:4 improvements in the vicinity.
2. The proposed mined-use residential/cco ercial development is
compatible with sainting and proposed mass in the vicinity
which includes existing and future uses within the District i
area of the Downtown Specific plan .
3 . The location, site layout and design of this mused-use
residential/commercial devvtoporaat is property related to the �
surrounding streets, and other structures and moss is the
vicinity in a harmonious i:wnner .
4 . The proposed mixed-use resident ial/comrmaorcial development is in
conformance with the adopted Downtown Design Guidelines.
S . Architectural features and general apopsarance of the proposed
mixed-use residential/com miercial development shall OWWWe the
orderly and harmonious development of the Downtown Specific
Plan area .
S . The proposed mixed-use residential/coswercial development is
consistent with the goals and policies of the Huntington /eoch
Qeae[a1 Qlan.
At
1. the following three special Voriits for deviations to the
requirssmnts of the Downtown specific Mama prawo►to a batter
living eetvi roumnt and provide wasiwumm use of the land In terms
of site layout and design:
a . A reduced private balcony ate& for the two bedroom units of
so to 73 square feet in lieu of 120 square Eeet $
Staff hepert - 3/1/80 -!• t 01o1d?
b. A 34 foot wide Vehicular 60 swaff in lies of As 11646
C. h i loet hillh 60016tieve block stall Is liw of 42 lase"
with lu dsaaper "Wh+sta slaw a putties of otaa* and fig"
at feet .
�. k S foot-4 inch setback from Or town to 6116►
right-ol-tray in lieu of 14 test .
3 . Approval of the three sperci a 1 permits will not be 60tlituatal
to the gesewral health, welfare, safety &ad Coearreislow" e9 t w
neighborhood in general not detrisiestal or injorieess to the
value of the property or i"tove ments is the seigNmrbood.
3 . Thee special permit requests are consistent with the objectives
of the Downtown Specific Plan in achieving a dsrvol t
adapted to the parcel and cowpatible with the surrousedis*
L eavi romwrnt.
l; 4 . The speecial peewits are Consistent With Of policies of the
Coastal 191"isnt of the City' s General plan and the Califorwis
Coastal Act. �
1 . The proposed Lv lot subdivision for coadowinies purpaseM of
this 3 .7 not auto sits Zoned Downtown dpescific PISA* District i
(Niserd-Uses Residential, Comorciai and 09110e) is ptoposed to
be constructed having 19. 4 units per eietoss acre and 10,000
square foot cowimercial .
2 . The property was previously studied for this intesSity of land
use and detatsined adequate at the tisees the seized-use laded use
designation, and Downtown Specific Plan. District el *swing
designation was placard on the subject property.
3 . The General Plan is designed for providing for this type of
land use as well as setting forth provision$ for the
ieerplameintation for this type of housiag and +coe sexciai activity.
4 . The site is relatively fiat and physically suitable for the
proposed density and type of develop"nt.
5 . Tentatively Tract No . 12900 is consistent with the stones arrd
policies of the Huntington beach General flan. a
1 . The proposed sited-use res ident i a 1/Cosseereci ele l deswlopwselrt
confocws With the plans$ policies$ requiramesms and stwWatebs
Of the Huntington beach coastal tleenelent.
dtaff lrefpolrt - S/1/Si iia- ei0101d)
�. *"*Sol D"sloomsmt ltltwlt No* 67-28 is consistent with t" es
media am the D*Mtam ties as well of exist
ptarltlaI ilea Itr�rtira� Meach Oe+tlsa aliMlf: to
the property*
3 , At the t im of 144cre for pts""d wia�ed-M srami�rtiat/dasmrrtCal aawoi+r r�rt can be 1pf"164 with
Infrastructure io a sM6zr t9t i; aonalstest wits too
I ASU too @am* Coastal sla mt, and issue We ply of the
Doses flan.
a. The proposed mixed-use res idewt i s l/cossertoi a l rlrwelopmeat
coafona with the public access sad public recteatiam policies
of Chapter 3 of the California Coastal Act.
1 . The site plan, floor plans sad elevations received sad dated
February 17, 1988, shall be the conceptually approved layout
with the following modifications :
a. A maximum of i9 residential units shall be spars by
deleting one unit .
b. The parking structure shall be •sparsded to include an
additional eight parking spaces.
c. The balconies on the first level of the 74 unit stacked
flat project shall be extended, 2 to d feet sad the second
level balconies extended approximately 2 feet to Create a
layered cake effect along the fixtb Street frontage.
d . The stairway from the condominium stacked flat building
fronting Sixth Streit shall be provided with a td degree
turn so as the stairway is somewhst screened by the railing
from the via" of Sixth street .
a . Colors and materials depicted on the elevations as reviews
and approved by the Design Review board .
f . Depict all utility apparatus, such, as but not limited to
backf lour devices and Edison tcansformotes on the site
plan. They shall be prohibited io the front and exterior
yard setbacks unless properly screamed by landscaping or
other method as approved by the C 14MMAIty DevalOpsrrrxt
Director .
2 . prior to issuance of building perrmits, the following shall be
completed:
a . A L89dWape mad Irrigation plan In cocoraaaode With the
Downtom Design Guidelines shall be submitted to the
Department of Commaity Development and Public Works for
review sad approval .
Staff noport 3/l/88 -ll- tolaid)
b. a llooftep Msebatrical auipmot Alas indicating setisa Sol et
all rooftop 0" aaiorrl "Wiest dolisnsatiol rho ty 0
oeterial proposed to "row said 090 t shall be
tevieosd and appto"A by they sits► 1lwelopoent
Department.
c. An attordable housing etc t ias to provide 699orio
hoed" in the coastal sow shei �
he awnitted log review
Sad approval by the Cv tnilr pwrridpftwt srtn t. "a
plan shall provide for 20 p twat of this bmwiwg Molts (14
runts) either on-sitar or the equivalent somber off-site
within three riles of the coastal sons, for versa" of low
or moderate income households as par the provisiess of
Government code section 65590(d) .
d. A detailed sails analysis shell be prepared by a registered
Soils tngineer and together with a orading PION shall be
subaitted to the public Marks department for review and
sp�itovsl . This analysis shall include on-situ sail
sampling and laboratory testing of materials to provide
detailed recoraaendations regarding grading , chemical aad
fill properties, foundations# retaining walls, streets, and
utilities .
a . Hydrology study shall be submi ttod to the Department of
Public Norks for approval .
f . Street drainage niodificstlans shall be approved b7 the
Department of Public Works .
g. Pursuant to Article 87 of the Huntington 906ek Fit* Code, a
fire protection plan shall be submitted to sad approved by
the Fire Marshal . This plan shall include, but not be
limited to:
( 1) Phased installation of fire sprinkler system during
construction.
( 2) Fyn--site security during construction.
(3) Completion of Public Works improvements prior to
construction.
(a) ou-site roadways provides as all-matter driving
eurfaces during construction.
h . Submit a Parking Management Plan for review said approval by
the Comwunity Developmunt Department which contains parking
space designations for residential tenants, wad a SWAM
of is parking spices within the parking structuto
designated for commercial tenant/soplayes parking .
staff Report - 3/1/64 `13- (Olold)
i . tins# Tfdat Iftip for this M*jeot Mritn Ss1i 60 sNeill Id AV
the Ci t7 C~11 "A re"t" Sift the Gummy
Owride.
A a of the revised plea �rfluent to Cedit#ft me Y of
this report an record for tc eewiitional No peoldt file
shs I Y be staff t teed.
3 . TM following lmbl is Works Depactssint tesitaftsts eMII be
i i complied with:
a. TM developer *bail construct all co"iced posiwmter street
and alley improvements ascspt for tho realign sixth
st reset.
b. On-site water facilities shall be located in vehicular
accesswap* and dedicated to the City.
c . Water mains shall be constructed in the perimeter streets
as required by the Water Department. An off -sit• water
main in filth Street from Main to alley east of Mein shell
be constructed coftsocted to existing wain.
4 . The Security gat* at tb* project entryon Or*&" *hall be
for residents only area shall be re�lgned to include a
turn-around so vehicles, which cannot grin acceas, do► spot
' back onto Otrng* Avenue.
*. All security gat* configurations shall be sutrritted to the
Public works Department and lire tlepattsrrrt tar approval
prior to installation.
E . Any enhanced street materials and landscape impro+remeAts
shall be per the Dowstome Design Ouideliwes .
4 . The following fire Department ceguiremmsnte. *ball be Complied
with:
a . The realignment and construction of Sixth dtreet shall be
completed prior to the start of combustible construction.
b. All street improvements, water mains, and fire hydrants
shall be completed and installed prior to the start of
combustible construction.
c . All buildings in the project shall be protected by an
automatic Eire sprinkler system throughout all areas.
d. !'he fire flow requirea for this project is 30500 gallons
per minute and Mist be determimA adulate. The
uadecgtowrd water Train system shall be capable of swpplg►ing
the fire flow.
staff Import - t/i/is -lt-- t0101d)
e. savem (7) fire h"rrats ate, rdpinn for tale Diet ad ,~
lemst ie " sha t x be twersssw by the n re s w nwat.
f . Reafteys within this ptoieot 26411 be dwif&stM (Ito ins
and posted is such.
0 . annewr access late and slalom td tee% wide driversy
with ifterstive surface trsstsimt shall be rovidsd free
the end of the townbou" driveway onto •istt dust.
h. axe rgewy access gate sad wra l kwor she l l be provided r trams
Sixth Street to the stairway at the parking struature.
i . paergency son-gate shall be provided from the ON-wit•
accesswway to the alley behind the existing structures .
j . security Votes shall be provided with as emergency access
system approved by the Fire Department.
k. The parking structure shall be provided with an outematic
firs sprinkler system throughout * Eire alms system, end
combination standpipe system pursuant to tiro code
standards .
1 . The condominium/rotail structure shall be provided with:
(1) Automatic fire sprinkler systesr throughout all areas;
(2) Combination standpipes system pursAsat to fits Cade
standards ;
( 3 ) Automatic fire alarm system pursuant to firs f,'od•
standards, with a graphic display aauuciator pearl to
be approved by the Eire Narshal= and
(4) Elevator(s) shall be a minims 6 feet-• inches wide, 1
s feet-3 inches deep, with 42 inch opening .
S. The structures on the subject property, whether attached or
detached, shall be constructed in complisWe with the state
acoustical standards Met forth fcz units that lie within the
So CWM contour* of ,- he property. gvidesce of cempliance shill
consist of submittal of an acoustical snalyula reports prepared
under the supervision of a person expeiriewresd in the field of
acoustical engineering, with the application for building
permit(s) .
6 . The developrsnnt shall c010917 with all applicable provisions of
the ordinance Code, Building Division, sod Fire Department .
7 . Matural gas shall be stubbed in at the locstiawrs of cooking
facilities, water heaters , and central heating units.
d . Low-volumn heads shall be used on all spigots and water toucets .
staff Itepotrt - 1/l/98 -14- (dlold)
r S. if lightl" is imolow, is the ruse let,
•odim wept Iowa gull be for suma WSW"
SW All
outs� 9h " spa l l be di root" lad pgo •pr i ls"" IN"
��a�rt prapesti�s.
10, All quest packing spools shell be drseiVr Md rs srsi b
Providing •ouest parklav• on the sortaw of stall.
11 . All bui ldiag spoilso seek of amble lsaer, Mir.. ifet old
otber Battles or urwsabli mtosisl, shell Ire dim pa et �
aft-site eecility equipped to beadle them.
1e . A plate sign program shell be opprovid for all sipnip, sold
program shall be approved prior to the first sign retttrest .
13. A total of IS off-street parking spa.:es shall be secossted for
within a parking structure or surface packing within roeemnabl•
walking distance prior to issuance of a Certificate of
Occupancy.
LIMATI
1 . The tentative slap, received and dated psbruarr 2, 1948, shall
be revised to reflect the following:
a . T"ical wain Street crass-sectios. i
`-' b. The corner radii of Hein aid Sixth asd Ores" sad Sixth to
33 feet.
c. Two and one-half feet of alley dedicatiom and a typical
alley cross section.
i
i
d . Show sidewalk widths .
e . Depict public sidewalk and easement width on chain Street.
2 . The diagonal Parking within the public right-of-way on Hain
Streit shall be reviewed and approved by the lrubl is Works
Department .
3 . Parkway landscaping ( including public right-of-way) shall be
Maintained by the developer/lrawoowner ' s esAociation.
4 . A copy of the Covenants, Conditions and Restrictions ((XMS)
for the subdivision addressing the conditions bersiso Attticlo
915 , and Condition 7(h) of Coaditiosal Use Vomit ro. 47-30,
shall be submitted for review and approval by the Qaseesysitr
"veloprat Department and the City Attorney's fitfice in
accordance witb Article 915 prior to final acceptable of leap So
12900 by City Council and recordation of said Tract Rea►.
State Report - 1/1/68 -13- (d141d)
ILA. s r
The pssadins cmoisaiou slay den? Coaditia"l use Versit No. 81-34 ~"
With 8Wi*1 terNits, Coastal OMrolaPOrt 1091t Ma. 67-24 04
TantatLve Tr*ct No. 12900 with f inrlirsga.
1 . Area wap
2. site Plans, floor plans and elevations dates Memory X7, loss
2 . Tentative Tract Map no. 12900 dated Memory 2, ilss
4 . Sixth Street Realignmat plan
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