HomeMy WebLinkAboutPub Hearing-Appeal of PC denial of CUP 92-17/CE 92-28/TT 146 City of Huntington Beach
2000 MAIN STREET CALIFORNIA 92648
OFFICE OF THE CITY ADMINISTRATOR
March 10, 1995
Mr. Chuck Damm, Director
South Coast District
California Coastal Commission
245 W. Broadway, Suite 380 71
P. O. Box 1450
Long Beach, California 908024416 = 4
Dear Mr. Damm:
Re: Commission Appeal#A5-HNB93-234, Local Permit#CDP 92-14
As co-applicant, the city of Huntington Beach Redevelopment Agency hereby requests that the
California Coastal Commission hearing on the above referenced subject be heard in Huntington
Beach on May 9-12. City policy has been to have any items of local importance be heard in
the Southern California area or, if possible, scheduled in the local jurisdiction. Because-of the
importance of the hearing, the Agency requests that this item be heard in Huntington Beach.
If any additional information is requested, please contact Ray Silver, Acting Director of
Redevelopment at(714.) 536-5582. We thank you for your consideration in this matter.
Sincerely,
Michael T. Uberuaga,
Executive Director/Redevelopment Agency
MTU:pf
vxc: Ray Silver, Acting Director of Redevelopment
Melanie S. Fallon, Community Development Director
Jon T. Coultrup, Coultrup Development Companies
Telephone (714) 536-5202
APPROVED BY CITY COUNC
REQ E FOR CITY COUNCIP ACTION
A2z ,-�: � .
CrrycL x Date July 6, 1993
Submitted to: Honorable Mayor and City Council Members
Submitted by: Michael T. Uberuaga, City AdministratorOW
Prepared by: Michael Adams, Director of Community Developmen
Subject: APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL
USE PERMIT NO. 92-17 WITH SPECIAL PERMITS, CONDITIONAL
EXCEPTION (VARIANCE) NO. 92-28, TENTATIVE TRACT MAP NO.
14666 AND COASTAL DEVELOPMENT PERMIT NO. 92-14
Consistent with Council Policy? = Yes [ ] New Policy or Exception
Statement of Issue, Recommendation,Analysis, Funding Source,Alternative Actions,Attachments:
STATEMENT OF ISSUE•
Transmitted for City Council consideration is an appeal filed by
Coultrup Development Co. of the Planning Commission' s denial of
Conditional Use Permit No. 92-17 with Special Permits, Conditional
Exception (Variance) No. 92-28, Tentative Tract Map No. 14666 and
Coastal Development Permit No. 92-14 . The entitlements are to
permit the development of 80 residential condominium units along `
with new and rehabilitated commercial buildings totalling
1 approximately 40, 000 square feet in size with 15, 000 square feet of
restaurant space, 12, 000 square feet of retail space and 10, 000
square feet of office space.
RECOMMENDATION:
Motion to:
"Uphold the appeal of Conditional Use Permit No. 92-17 with Special
Permits, Conditional Exception (Variance) No. 92-28, Tentative Tract
Map No . 14666 and Coastal Development Permit No. 92-14 with findings
and conditions of approval . "
ANALYSIS:
On August 18, 1992, the Planning Commission denied all related
entitlements for the Coultrup/Redevelopment Agency Main-Pier Phase
II project.
This action was appealed to the City Council and scheduled for the
September 21, 1992 meeting . Council action at the September 21,
1992 meeting was to continue this item in order for the applicant to
address the design concerns of the Planning Commission. The project
at that time consisted of 80 residential condominium units and
approximately 48, 000 square feet of retail, office and restaurant
uses .
a '
�`10 5/85
T
At the October 5, 1992 meeting, Council directed staff to develop
findings and conditions of approval which could allow for the mixed
use project without commercial uses along Pacific Coast Highway
between 5th and 6th Streets . Council further requested that the
applicant prepare a complete set of plans in conformance with the
issues raised by the Council.
The._project was then continued to October 19, 1992 in order to give
the,:applicant more time to prepare the information requested by
Council . At this meeting an additional continuance was requested by
the applicant. On November 2, 1992, a revised set of drawings were
submitted to staff for review. This resubmittal reduced the project
intensity to approximately 46,000 square feet of commercial
activity, but increased the amount of public open space. The
redesign also addressed the architectural compatibility of the
residential and commercial portions of the project, in order to
achieve the "predominately visitor serving orientation with the
public amenities" as required by code.
The project was once again continued from the November 16, 1992
meeting and then to the December 21, 1992 meeting, at which time the
project was tabled to allow for additional negotiations between the
property owners and the Redevelopment Agency.
In May negotiations on a new Disposition and Development Agreement
between Coultrup Companies, the property owners and the
RedevelopmentAgency staff were concluded. This allowed for the
Council on June 7, 1993 to remove from the table and set for public
hearing the appeal on Conditional. Use Permit No. 92-17 and all
related entitlements . Council set the hearing - date for July 6, 1993 .
The Plan
In the course of negotiation of the Disposition and Development
Agreement with the Redevelopment Agency and in an effort to respond
to both the Planning Commission and Council concerns the project has
been redesigned. The new design was submitted in part by the
applicant and received on June 23, 1993, additional materials were
submitted on June 24, 1993 . r
The plan proposed additional reductions in the amount of commercial
square footage. The plan proposed both new and rehabilitated
buildings totaling approximately 40, 000 square feet of activity.
The plan proposes no changes to the 80 unit residential portion of
the project .
The issues raised by Council in October have all been addressed
including:
• Architectural compatibility of the commercial and residential
structures .
• Public amenities .
• Fifth Street view corridor.
• Compatibility with the Worthy property.
RCA 7/6/93 -2- (7033d)
Parking
The matrix below identifies the new parking demand based upon the
June 23, 1993 plans:
Parking
Required
Proposed Gross by Current Parking
Commercial Sq. Ft . Code Proposed
PCH Bldg. - Retail 6,246 31
- Restaurant* 6,000 60
- Office 6, 660 27
Main St. Bldg - Retail 5, 050 25
- Restaurant* 91000 90
- Office 3 ,310 13
Subtotal 36,266 246 52
Abdelmuti
Project (as built)
Retail 13, 953 70
Restaurant 2, 798 28
Office 30 ,299 121
Subtotal 47, 050 219 4
Existing Gross Parking Parking
Commercial (Lane) Sq. Ft. Required Required
Retail 3 ,500 18 5
Total 86, 816 483 61
*An additional 3, 500 square feet is proposed in deck area
RCA 7/6/93 -3- (7033d)
r .
i T
Conditional Exception (Variance for Parking Shortfall)
Coultrup Abdelmuti Lane Total
Parking Required
by Code 246 219 18 483
Parking Provide
with Project 52 4* 5 61
Parking Shortfall 194 215 13 422
Other Parking
On-Street New 23
Lost 25
-5
Other 10
Coultrug Abdelmuti Lane
Grandfathered
Credits 60 86 6 152
265
*Note: The parking shortfall for the Abdelmuti project was covered by
the following condition:
"Prior to issuance of Certificates of Occupancy all code required
parking and loading spaces shall be constructed and available for
the project. The spaces shall be- available either within a
Main-Pier Phase II parking structure or in combination with a 65
space temporary parking lot and off-site parking spaces within 350
feet . Certificate of Occupancy may be released as parking spaces
become available. "
Although the overall Main-Pier Phase II project is 265 spaces short of
code required parking, the project is in conformance with the City' s
draft Master Plan of Parking. Upon adoption by the City and Coastal .
Commission of the Downtown Parking Master Plan this project and the
remainder of the downtown core area will be considered parked.
The revised plans reflect minimal changes to exterior appearance of
the project. However, any additional changes which may be proposed
prior to the issuance of building permits should be reviewed by the
City' s Design Review. Board.
The revised plans do reflect significant modifications. The scope of
the project and land use intensities have changed. The new submittal
was not complete nor was it received with sufficient lead time to
complete a new plan check. Therefore, the suggested findings and
conditions of approval are comments on the November 2, 1992 set of
plans . The June 24, 1993 drawings can be used as evidence that the
suggested changes in the November 2, 1992 design can be accommodated.
'yZ
RCA 7/6/93 -4- (7033d)
r
NVIRONMENTAL STATUS:
Environmental Impact Report No. 89-6 and an addendum was certified
by the City Council on November 19, 1991 for the Main pier Phase II
project. The second phase of the development project is covered
through the certified EIR and addendum. The environmental impact
report and its addendum analyzed project impacts in the areas of
Land Use Compatibility, Aesthetics, Earth Resources, Historic
Resources, Light and Glare and Parking. It also analyzed
alternatives to the proposed project, including a no project
. alternative, development at a reduced intensity and alternative
project locations .
The Planning Commission adopted a statement of overriding
considerations to address the unavoidable adverse impacts created by
light and glare and impacts to historic resources . The significant
adverse impacts of light and glare are attributed to the standard
lighting practices for new development including interior and
exterior building lighting and street lighting that will be visible
from adjacent areas and structures . Impacts to historic resources
are a result of th demolition of existing buildings on-site. The
other impacts of land use compatibility/aesthetics, Earth Resources
and Parking were determined to be mitigable to a level of
insignificance. The appropriate mitigation measures are
incorporated into project conditions of approval .
FUNDING SOURCE:
Not applicable.
ALTERNATIVE ACTIONS:
1. Motion to:
"Refer Conditional Use Permit No. 92-17 with Special Permits,
Conditional Exception (Variance) No. 92-28, Tentative Tract Map
No. 14666 and Coastal Development Permit No . 92-14 to the
Planning Commission for consideration and recommendation" ; or
2 . Motion to:
"Deny the appeal and uphold the Planning Commission' s denial of
Conditional Use Permit No. 92-17 with Special Permits,
Conditional Exception (Variance) No. 92-28, Tentative Tract Map
No. 14666 and Coastal Development Permit No. 92-14 with
findings" ; or
3 . Motion to:
"Continue in order to provide the Council with additional
information. "
RCA 7/6/93 -5- (7033d)
r ,
ATTACHMENTS•
1. Site plan, floor plan and elevations dated June 24, 1993
2. Suggested Findings and Conditions of Approval based upon the
November 2, 1992 plans
3. RCA dated June 7, 1993
4. RCA .dated December 21, 1992
5. RCA dated November 16, 1992
6. RCA dated October 19, 1992
7. RCA dated October 5, 1992
8. RCA dated September 21, 1992
MTU:MA:SH:kjl
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ATTACHMENT NO. 2
REVISED FINDINGS AND CONDITIONS OF APPROVAL
" CONDITIONAL USE PERMIT NO, 92-17 WITH SPECIAL PERMITS/
CONDITIONAL EXCEPTION (VARIANCE) NO. 92-28/
TENTATIVE TRACT MAP NO, 14666/
COASTAL DEVELOPMENT PERMIT NO. 92-14
SUGGESTED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 92-17:
1. As conditioned, the proposed project will meet the City' s General
Plan and zoning land use policies of- the Coastal Element and the
Downtown Specific Plan thereby, ensuring project conformance based
on the following:
a. The proposed developments ratio of visitor serving commercial
area (36,266 square feet) to residential area (83,313 square
feet) is 30% to 70%. This can be justified with the addition
of the existing Lane/Terry property (3, 500 square feet
commercial) and the previously approved Abdelmuti development
(47, 000 square feet commercial and office) which provides a two
block ratio of 51% to 49% visitor serving commercial and office
to residential .
b. Proposed project meets the requirement, Section 4 . 5 . 01(c) , that
at least one-third (1/3) of the total floor area to be devoted
to visitor-serving commercial uses .
c. Proposed project meets the Specific Plan requirement of Section
4 . 5 . 01(d) that residential uses are allowed in conjunction with
visitor-serving for a full block or larger project up to
one-half (1/2) of the floor area may be devoted to residential
uses .
d. Proposed project meets the Specific Plan requirement of Section
4 . 5. 01(d) that the residential units in the project are located j
further than 125 feet of Main Street .
i
e. Proposed project phasing meets Section 4 . 5 . 01(e) of the
Specific Plan due to the fact that the residential portion will
not be issued a occupancy permit until the commercial portion
is complete.
f . Proposed project meets Section 4 .5. 01(f) as a consolidation of-
two (2) blocks with one (1) block utilizing non-priority
residential uses in a separate structure from the second block
visitor-serving commercial uses and providing substantial
public open space and pedestrian access amenities to maintain a
predominately visitor-serving orientation based on the
following:
Attachment No. 2 -1- (7080d)
1) The proposed project provides a public open space amenity
which is substantially greater than the minimum requirement
of 10% or 18,322 square feet .
2) The proposed project provides a number of pedestrian access
amenities such as wide walkways, benches, bike racks, upper
story deck areas .
3) The proposed project provides a predominantly visitor
. serving orientation with the public amenities and proposes
. to maintain .these characteristics with an integration of
similar building materials and architectural details in both
the commercial and residential portions of the project.
SUGGESTED FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO.
92-28 :
1. Due to the fact that the subject development is a portion of a
larger two block project, there are exceptional and extraordinary
circumstances or conditions applicable to the land, buildings and
premises involved that do not apply generally to the property of
class of uses in the same district.
2 . The conditional exception (variance) to allow parking areas to be
provided at a later date in conjunction with a larger parking
management plan is - necessary for. the preservation of substantial
property rights .
3 .. The granting of a conditional :excep.t.ion .(variance). to. a.11ow
parking areas to be provided att -a later date i-n conjunction with a
parking management plan will not. be :ma-terial.ly -.detr.imental .to the
public health, safety and welfare .or .inj-urious to .the--.conforming
land, property or improvements in the neighborhood of the property
for which the conditional exception (variance) is sought.
4 . The applicant is willing and able to carry out the purposes for
which the conditional exception (variance) is sought and will
proceed to do so without delay.
5 . Sufficient conditions of approval have been phased on the project
to ensure that the code required amount of parking will be
provided.
6 . The project will comply with the Certified EIR No. 89-6 and
addendum by providing long term parking needs for the proposed
project by one of two methods, either through participation in a
shared downtown parking plan or providing new parking facilities
on-site or within 350 feet of the project, within three years of
the first Certificate of Occupancy.
Attachment No. 2 -2- (7080d)
SUGGESTED FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP 14666 :
1. The proposed consolidation and division of parcels and alley
vacation for purposes of commercial/office and residential uses
is in compliance with the size and shape of property necessary
for that type of development.
2 . The General Plan has set forth provisions for this type of land
use as well as objectives for implementation of this type of use.
3 . The property was previously studied for this type of land use
(mixed commercial/office/residential) at the time the land use
designation of Downtown Specific Plan, District No. 3 .
4 . The proposed map is consistent with the previously approved
Tentative Parcel Map No. 91-235 which is a portion of this two
block project area.
.'SUGGESTED FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT
NO. 92-14 :
1. As conditioned, the proposed development conforms to the plans,
policies, requirements and standards of the Huntington Beach
Coastal Element of the General Plan.
2 . As conditioned, Coastal Development Permit No. 92-14 is
consistent with the. CZ . (Coastal Zone) suffix, the Downtown
Specific Plan as well as .other provisions of the Huntington
Beach Ordinance code applicable .to- the property.
3 . As conditioned, the proposed mixeduse project with commercial
and office uses and 80 condominium units.: shall 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 . As conditioned, the proposed mixed use project conforms with the
public access and public recreation policies of Chapter 3 of the
California Coastal Act. r
SUGGESTED FINDINGS FOR APPROVAL - SPECIAL PERMITS:
1. The following special permits promote a better urban environment
by adapting the Downtown Specific Plan, District No. 3
requirements which enhance the area and provide a compatible
project with the surrounding area:
a. A reduction of the required front setback along Pacific Coast
Highway and Main Street will allow the project to be more
compatible with the previously approved project.
b. A reduction of the required upper story setbacks along
Pacific Coast Highway and Main Street and interior property.
line, will allow the project to be consistent with the
previously approved project.
Attachment No. 2 -3- (7080d)
c. A reduction of the required side yard setback along Fifth
Street will allow the project to be consistent with the
previously approved project.
2 . The requested special permits provide for maximum use of
aesthetically pleasing types of architecture and building
layout, and promote a pedestrian/urban atmosphere.
.3 . The requested special permits will not be detrimental to the
general health, welfare, safety and convenience, and not
detrimental and injurious to the value of property and
improvements of the neighborhood or of the City in general. The
building bulk, building mass and overall project design are
properly addressed and will not be a detriment to the
surrounding neighborhood.
4 . The requested special permits are consistent with the objectives
of the Downtown Specific plan, District 3 standards in achieving
a development compatible with the surrounding environmental.
The proposed project provides a better living environment and an
aesthetically pleasing project through design implementation,
and promotes a pedestrian/urban atmosphere.
SUGGESTED CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO, 92-17/
COASTAL DEVELOPMENT PERMIT NO, 92-14 :
1. (Revised)The site plan, floor plans and elevations dated
November 2, 1992 shall beMr�/�d�Ir�r� i�f�XX /��S�S�dt6�¢I/Xz4d�
01YX redesigned to reflect the following modifications:
a . (New)The layout for block 104 shall reflect two new
separate common wall buildings- adjacent to Pacific Coast
Highway, not to exceed three stories in height and four
new/rehabilitated separate common wall buildings adjacent to
Main Street, not to exceed two stories in height.
The uses within these buildings shall be limited as follows:
Retail Restaurant Office
i
P.C.H. Buildings:
Lot 10 (Bagstad) 4,725 3,000 3,950
500*
Lot 11 (Cracchiolo) 1,521 3,000 2,710
1,500*
Attachment No . 2 -4- (7080d)
is
Main Street Buildings:
Lot 5 (Mase) 2,525 1,200 710
500*
Lot 6 (Draper) 2,525 1,200 650
500*
Lot 7 (Alfonso) 2,400 1,850
Lot 8 (Mulligan) 4,200 100
500*
i
Total 11,296 15,000 9,970
3,500*
Total Project 39,766
* Outdoor Dining
The layout for block 105 shall reflect a maximum of 80
residential units.
b. . (New)The property lines on the site plan and floor plan
shall be revised to reflect post -dedication locations .
C. Relocate trash enclosures from parking area to recessed
areas adjacent to the rear of the Main Street and Pacific
Coast Highway buildings .
d. z, Provide short term parking opportunities along the rear of
the Pacific Coast Highway building.
d. (New) The building depth of the Main Street buildings shall
be no greater than the largest existing building
(approximately 100 feet) on the site.
e. (Revised)Widen the sidewalks along the rear of the Main
Sreet and Pacific Coast Highway buildings by providing a
minimum three (3) foot rear building setback from full
seven and one-half (7-1/2) feet alley right of way
dedication.
f. Provide 7 . 5 foot alley dedication on the east and south
sides of alley, 7. 5 on the west and north sides of alleys,
4 foot Main Street dedication (lots 4-9 of tentative map) ,
5 foot Pacific Coast Highway dedication (lots 1, 9, 10 and
11 of the tentative map) and a 2 . 5 foot Sixth Street
dedication (lots 1 and 2 of the tentative map) .
Attachment No. 2 -5- (7080d)
g. (New)The store front windows on the Main Street commercial
building shall be recessed minimum 2 ' .
Ml ,(�d��b�/0�l�/�P�Xf��g�/Ld/LM�/kf���Y`/Xes6�Xg/r6P/PMe
P�r�tPX�/Qdz(�:�/kiX¢JMt6��/l��IiCX�IX�fa�/�M24XX/b�/�S�`d:6Xdr�¢I/Pfr6�i/PM�
P��XPYr�/fCr6��L/YiX�JM�b��/PY`r6rlPa�aJr��/PMr�/�P24XY`�24��/gM�4XX/H��6�/ai
Y'er��ga`rid/�f�I��I�Xdg�d/Zgl'/�/Zgl'/Xa��IdX�taJ,l -
i.. (New)The floor plans shall depict a maximum of 15, 000 sq.
ft. of restaurant space between the Pacific Coast Highway
and Main Street buildings .
j . (New)All outdoor deck areas shall not .be used exclusively
for dining purposes in conjunction with any specific
restaurant use; the deck areas shall be for public use.
k. (New)The elevations shall be revised as follows :
Roof pitches on both commercial buildings to match that
of the Phase I (Abdulmuti) commercial building .
(Revised)The second story of the Pacific Coast Highway
building shall have a minimum 20 ' balcony/deck area
along the OXYZY'06 face fronting Pacific Coast Highway,
except that the building bay adjacent to the Phase 1
project may be enclosed.
The third level of- the Pacific Coast Highway building
facing Pacific Coast Highway _shall be setback to align
with the Abdulmuti building third level setback.
The Main Street roof line shall -match the building
setback.
1 . (New)The plans shall reflect all new and rehabilitated
construction; PId portions of the existing buildings may
remain.
M. (Revised)Reduce the height of the surface level screen
wall for the residential parking to a maximum of LdX¢JMP/,(B�
eight and a half (8 - 1/2) feet from top of curb to top of
first level slab along Pacific Coast Highway frontage and to
a maximum of r6X¢JXk1tff, eight and a half (8 - 1/2) along
the Walnut Avenue frontage.
n. Vacate Block 105 alley and indicate minimum 28 foot wide
driveway area, trash area and landscape buffer between
Worthy historical building and the residential project and
indicate use for either passive or active recreational open
space, subject to the approval of the Community Development
Director.
Attachment No. 2 -6- (7080d)
2 . (Revised)Prior to issuance of building permits, a parking plan
depicting the temporary and permanent location of all required
parking spaces, either on-site or off-site within 350 ' of the
project boundaries shall be submitted for review and approval by
the Planning Commission and City Council . Said parking shall be
in place prior to the issuance of any
Certificate of Occupancy. 14XX/fr���f$f�eI/�Sgf)CXMaJ/gM�4XX/b�
X�I/�SXz4�r�/z6icfMi'�i/fM�C�f /gfg/tiff. /Rld Fit Mg/of/fM�/Ygg�f�4�t��/rdf/fK�
fX�`gf/2��`fXfX@gf�/r6f/O���[�Sgri� This condition may be waived
if the project complies with any new alternative parking
standards adopted by the City within the next three years.
3 . (Revised)All fidgggid new uses other than retail-commercial
and ,office use shall be subject to a separate conditional use
permit as required by the Downtown Specific Plan. XXX
�gXgff g�/�d�ti�f�X24X/gg�g/dg/gXf�/t�iX�/Y�Xd�Xf�/Xgfd/fM�/M�sbX�
�dggftg�f�d/�dt�n'I�f�XgX/bdf X¢IX�I¢Jg/pfd�Yd�d/fMgf/fM�/�I�y6
b�IgX�f�gg/Xfr��f/v3d rig/�Idf/r�g����I/X1d�G/df/fM�X�`/r��fXgf�Crl�J/b�IiCX�IY�i�
Xf�g/g�Iel/g��fdpfXgf�/��f�SX:�g/Aft/rd]�fAa'�I�d.
4 . Improve Pacific Coast Highway and Main Street to the same
standards conditioned upon the approved Phase I (Abdulmuti) ,
Main Pier II project.
5 . Provide street paving patterns of Main Street, Pacific Coast
Highway and. Walnut to match the approved Phase I (Abdulmuti)
project of Main Pier II .
6 . Provide alley improvements to meet . second block -Main Street
design requirements .
7. All mitigation measures outlined in EIR No. 89-6 shall be
complied with in accordance with the mitigation monitoring
program.
8 . A phasing program shall be submitted to the Community
Development Director for review and approval. Commercial
construction shall commence prior to or concurrent with any
residential construction.
9 . Prior to submittal for building permits, the applicant/owner
shall complete the following:
a. Submit three copies of the revised site plan to the Planning
Division for addressing purposes . If street names are
necessary, submit proposal to Fire Department for review and
approval .
b. Depict all utility apparatus, such as but not limited to
backflow devices and Edison transformers, gas and water
meters, 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 .
Attachment No. 2 -7- (7080d)
c. Floor plans for new construction shall depict natural gas and
220V electrical shall be stubbed in at the location of
clothes dryers; natural gas shall be stubbed in at the
locations of cooking facilities, water heaters, and central
heating units; and low-volume heads shall be used on all
spigots and water faucets .
d. All new residential 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) .
e. All new 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.
f . (Revised)Outdoor lighting shall be provided and shall be
high-pressure sodium vapor lamps or similar 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 . The walkway .-to the
south of the Main Street building ,shall be . lighted.
g. Prior to issuance of building permits .for the construction of
the residential portion, Deve.loper shall provide the City
".With an Affordable Housing program to be approved by the
,-Director of Community Development and in accordance with
provisions of the City' s adopted Housing Element and
Redevelopment Law. The affordable housing program shall
provide for the development of not less than 12 residential
units which will be available at affordable housing costs to
persons and households of low and moderate income, with not
less than 5 of those units units available at "affordable
housing costs" to "very low income" households as defined by
the Department of Housing and Urban Development (H.U.D. ) .
The affordable housing program shall identify housing
proposals, locations and implementation strategies for the
development of new residential units designed for families of
low and moderate income. The Developer shall provide
affordable housing within the residential portion of the site
or provide affordable housing off-site. If all or a portion
of the affordable housing is to be provided off-site, one or
more of the following must occur prior to the issuance of
building permits of the construction of residential phase of
Main Pier Phase II .
Attachment No. 2 -8- (7080d)
1. Control of an off-site location acceptable to the City.
2. City approval of a development plan for an off-site
location.
3 . Prior to issuance of building permits, the applicant shall
identify a location for the replacement of units lost
through demolition. Said plan shall comply with Section
33413 . 5 of California Community Development Law. All
units must be replaced within four (4) years of approval
of this conditional use permit.
. ;h. The Design Review Board (and/or Community Development
Department) shall review and approve the. following:
1. All project revisions specified in -Condition of Approval
No. 1, as well as any subsequent .modifications of the
project design.
2 . The final landscape plan, including all landscape and
softscape.
i . The site plan shall include (or reference page) all
conditions of., approval imposed on the project printed
verbatim.
j . 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, ._ soil corrosion,
fill properties, -toxics,--foundat-ions-, - wal s, streets and
facilities .
10 . Prior to issuance of building permi.ts, . the applicant/owner shall
complete the following:
a. Submit copy of the revised site plan, floor plans and
elevations pursuant to Condition No. 1 for review and
approval and inclusion in the entitlement file. Said plan
shall include final design for 5th Street .
b. 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 be in conformance with
Section 9608, the Downtown Specific Plan and the Main Street
Improvement Plans 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.
Attachment No. 2 -9- (7080d)
c. All applicable Public Works fees shall be paid.
d. 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.
e. A planned sign program shall be submitted and approved for
. .all signing. Said. program shall be approved by the Planning
Commission and the Design Review Board.
f . -The major identification sign shall be removed or altered to
comply with Article 961.
g. All park and recreation fees shall be paid.
h. (New)Rd16ZA dzclr6AY On Street public parking spaces lost
as a part of this project shall be identified and replaced
i6idlifXt6 within each project area.
11. The Public Works Department requirements are as follows :
a. (Revised)Portions of Sixth Street adjacent to driveways and
intersections between. Pacific Coast Highway and Walnut shall
be red curbed.
b. The Developer will be responsible for the payment of the
Traffic Impact Fees which are due prior to issuance :of a
Certificate of 'Occupancy: for :any. commercial. or..residential
unit .
c. Low volume fixture heads and ultra-low flush toilets shall be
incorporated into- the potable water system.
d. 'The Developer shall use "drought tolerant" plants and turf
. for all common area landscaping.
12 . Fire Department Requirements are as follows :
a. Automatic sprinkler systems will be installed throughout to
comply with Huntington Beach. Fire Department and Uniform
Building Code Standards . Shop drawings will be submitted to
and approved by the Fire Department prior to installation.
b. A Class III wet standpipe system (combination) will be
installed to comply with Huntington Beach Fire Department and
Uniform Building Code Standards. Shop drawings will be
submitted to and approved by the Fire Department prior to
installation.
c. A fire alarm system will be installed to comply with
Huntington Beach Fire Department and Uniform Building Code
Standards . Shop drawings will be submitted to and approved
by the Fire Department prior to installation. The system
will provide the following:
Attachment No. 2 -10- (7080d)
Manual Pulls Annunciation
Water flow, valve tamper Audible Alarms
& trouble detection Graphic Display
24-hour supervision Smoke Detectors
d. Fire extinguishers will be installed and located in areas to
comply with Huntington Beach Fire Code Standards .
e..• Six hydrants shall be installed prior to combustible
- construction. Shop drawings will be submitted to the Public
Works Department and approved by the .Fire Department prior to
installation.
f . Elevators will be sized to accommodate an . ambulance gurney.
Minimum 6 ' 8" wide by 4 ' 3" deep with minimum 42". opening.
g. Security gates will be designed to comply with City
Specification #403 .
h. Address numbers will be installed to comply with City
Specification #428 . The size of the numbers will be the
following:
1. The number for the building will be sized .a minimum of ten
inches .with a brushstroke of one and one-half inches .
.2 . Individual units .will. be sized a minimum of four .inches
with a brush stroke, of . one-half inch.
i . Submit to the Huntington Beach .Fire Department _ for :approval a
Fire Protection Plan containing• ,requirements of-Fire
Department Specification #426 .
j ..� The project will comply with all provisions of the Huntington
.,Beach Fire Code and City Specification #422 and #431 for the
abandonment of oil wells and site restoration.
k. The project will comply with all provisions of the Huntington
Beach Municipal Code Title 17. 04 . 085 and City Specification
#429 for new construction within the methane gas overlay
districts .
1 . Stairwell access must be provided so that emergency personnel
are able to access any area in the parking structure within
150 feet of travel .
m. The 90 degree turn located at the parking structure entry
must be adequately sized to provide a 17 ' by 45 ' radius turn
for fire fighting apparatus .
13 . The development shall comply with all applicable provisions of
the Municipal Code, Building Division, and Fire Department
except as approved for herein.
Attachment No. 2 -11- (7080d)
14 . 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.
15 . During construction, the applicant shall:
a . Use water trucks or sprinkler systems in all areas where
. vehicles travel to keep damp enough to prevent dust raised
when leaving the site;
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;
d. Attempt to phase and schedule construction activities to
avoid high ozone days (first stage smog alerts) ;
e. Discontinue construction during second stage smog alerts.
16 . Construction shall be limited to Monday - Saturday 7:00 AM to
8:00 PM. Construction shall be prohibited Sundays and Federal
holidays .
17. Prior to issuance of a Certificate of Occupancy, the following
shall be completed:
, . .a. All improvements (including landscaping) -to the property •.
shall be completed in accordance with the approved plans and
conditions of approval specified •herein.
b. -,Compliance with all conditions of approval specified herein
. shall be accomplished.
18 . The Planning Commission reserves the right to revoke Conditional
Use Permit No. 92-17 with special permits/Conditional Exception
No. 92-28 and Coastal Development Permit No. 92-14 if any
violation of these conditions or the Huntington Beach Ordinance
Code occurs .
19 . (Revised)This conditional use permit shall not become
effective for any purpose until an "Acceptance of Conditions"
form has been properly executed by the applicant.Arld/Aid
20 . Conditional Use Permit No. 92-17 with special
permits/Conditional Exception No. 92-28 and Coastal Development
Permit No. 92-14 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.
Attachment No. 2 -12- (7080d)
• •
21. The applicant/property owner shall be responsible for paying the
Park and Recreation Fees in effect at the time the final map is
accepted by City Council or issuance by building permits,
whichever occurs first .
22 . The Redevelopment Agency shall work with property owner of Lot 2
(Worthy Property) to develop a structure rehabilitation plan
which shall include at a minimum exterior painting. The plan
and identified improvements shall be completed within two (2)
years from issuance of any building permits .
23 . (New)Minor modifications shall require Design Review Board
review and approval and major modifications, that do not result
in an intensification of use, shall require a site plan
amendment to be reviewed and approved by the Planning Commission.
24 . All low and moderate income residential units displaced by the
project shall be replaced within the city within four (4) years
of demolition. The replacement units must remain available at
an affordable housing cost of low or moderate income persons for
the duration of the redevelopment plan. Prior to issuance of
the first Certificate of Occupancy, the applicant shall submit a
plan to the Director identifying where and how the required
units shall be provided.
SUGGESTED CONDITIONS OF APPROVAL - TENTATIVE TRACT 14666 :
1. The tentative tract map received- and• .dated. July_ .13, 1992, shall
be revised to reflect the following changes and conditions :
a. (Revised)Indicate 918 7:5.. foot dedication on east .side
and south side and 7. 5 feet on west - and north side of block
.J04 alley, 4 foot Main Street dedication (lots 4-9) , 5 foot
~Pacific Coast Highway dedication (lots 1, 9, 10, 11) and 2 . 5
foot Sixth Street dedication (lots 1 and 2) .
b. Improve Pacific Coast Highway and Main Street to the same
standards conditioned upon Conditional Use Permit No. 91-39
and Tentative Parcel Map No. 91-235, Phase I Main Pier Phase
II Project .
c. Provide sidewalk paving patterns along Main Street, Pacific
Coast Highway, Walnut and 6th Street to match Phase I Main
Pier Phase II project.
d. All alley improvements shall match alley improvement in size
and materials with alley improvements directly north of the
subject site.
e. If the existing alley adjacent to Lot 2 is to be used as
common open space to satisfy the minimum open space
requirements for Lot 1 then the alley shall be vacated to the
Redevelopment Agency and Reconveyed to Homeowners Association
in Accordance with the State Subdivision Map Act.
Attachment No. 2 -13- (7080d)
f . (revised)Fifth Street shall be designed to preserve the
eighty foot (80 ' ) wide view corridor by providing a ten foot
(10 ' ) wide landscape and view easement on each side of a
sixty foot (60' ) wide public right of way area. No
structures (ie. buildings, planter walls, etc. ) shall be
permitted over 42" in the 10 ' view easement areas .
g. .Sidewalk on west side of Fifth Street to be increased to
.: .eight (8) feet and adjacent parallel parking reduced from ten
(10) feet to eight (8) feet in width.
h. Vacate east seven and one-half (7-1/2) feet of alley off
lot 1; vacate west seven and one-half (7-1/2) feet by
separate action, reserving a sewer and waterline easement.
i . (New)Lots 5 through 8 and lots 10 and 11 may need to be
consolidated into two separate lots with a codominium map.
If the final plan calls for common ingress and egress
facilities or other shared amenities such as open space, roof
systems, balconies, trash areas, etc. , other requlation
methods may be used.
2 . Public Works requirements are as follows :
a. Full improvements including curb, cutter, sidewalk,
driveways, street lights, traffic signal relocation, tree
removal, removal and replacement of paving to center line of
5th, 6th and Walnut adjacent. -to tract .boundary, shall be
required. Pavement design shall =.be� for a 20 year - service
life.
b. All utility improvements and undergrounding shall be
.completed prior to any street or alley pavement work.
c. !The intersection of Fifth Street and Walnut Avenue will
require reconstruction to eliminate existing corner cross
drains . Construct wheelchair ramps at all street
intersection corners.
d. The curb return radius at 6th and P.C.H. shall be 35 feet .
The curb return radii at 5th and PCH and Walnut will be
determined at the time of 5th Street final design approval .
e. All vehicular access rights to 5th Street, 6th Street, Walnut
Avenue and P.C.H. shall be released and relinquished to the
City of Huntington Beach except at locations approved by the
Planning Commission.
f . The Developer shall submit water improvement plans on a
separate utility plan, showing all water main construction,
service connections to all lots, fire hydrants and other
appurtenances in accordance with Public Works standards.
Attachment No. 2 -14- (7080d)
g. The Developer shall construct water mains as shown on the
Tentative Map, size and location . to be determined by the
Water Division.
h. The Developer shall construct sewer mains as shown on
Tentative Map.
i . •.Landscape. irrigation shall have a separate water service,
including a reduced pressure principal backflow device.
j . Abandon existing water system located within alley parallel
to P.C.H. Abandon portion of existing water system within
alley perpendicular to P.C.H.
k. Submit a soils report to the Director of Public Works
1 . Submit as-built improvement and grading plans, photo mylar of
. the recorded final map, and microfilm cards of improvement
plans, grading plans, and final map prior to release of final
unit.
3 . (Revised) The area shown as Parcel Map no. 91-235 is shown for
information only as to the overall projects phased development
of the two blocks and is not part of this map. All conditions
of Parcel Map No. 91-235 shall remain in effect as a• separate
entitlement.
4 . 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 common driveway access easements,. and -maintenance of
all walls and common landscape areas by the Homeowners '
Association.
5 . (Revised) This tentative tract map shall be valid for two (2)
years unless granted an extension of time. This tentative tract
map shall become null and void if the conditional use permit is
withdrawn.
Attachment No. 2 -15- (7080d)
EC Peu.
REQUEM FOR CITY COUNCIL ACTION
Date June 7 1993
Submitted to: Honorable Mayor and City Council Members
Submitted by: Michael T. Uberuaga, City Administr r
Prepared by: Michael Adams, Director of Community Developme
- Barbara Kaiser, Economic Development Director
Subject:
TAKE FROM THE TABLE THE COULTRUP PLANNING ENTITLEMENTS
AND DISPOSITION AND DEVELOPMENT AGREEMENT-(MAIN PIER
PHASE II)
Consistent with Council Policy? [)G Yes [ ] New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source Ah�RafN� Fp ,I i
C. 192
STATEMENT OF ISSUE• ---T-T —CITY cLI. K —
Transmitted for City Council consideration is a request by staff to
take from the table the appeal of Conditional Use Permit No . 92-17
w/special permits, Conditional Exception No. 92-28, Tentative Tract
Map No. 14666 and Coastal Development Permit No . 92-14 and the
Coultrup Disposition and Development Agreement (DDA) (Main Pier
Phase II) . The items will then be scheduled for public hearing at
the July 6, 1993 City Council meeting. The entitlements are to
permit the development of an 80 unit condominium project and
commercial activities totaling approximately 45,353 square feet with
15, 000 square feet of restaurant space, 11, 634 square feet of retail
space and 10, 104 square feet of office space 8, 614 square feet
balconies and patios . .
RECOMMENDATION•
Motion to:
"Take from the table and direct staff to schedule a July 6, 1993
public hearing for the appeal of Conditional Use Permit No. 92-17,
Conditional Exception No . 92-18 w/special permits, Tentative Tract
Map- No. 14666, Coastal Development Permit No . 92-14, and the
Coultrup DDA. "
ANALYSIS:
On December 21, 1992 the City Council tabled the appeal of the
aforementioned entitlements and the Coultrup DDA. The entitlements
were denied by the Planning Commission on August 18, 1992 and
subsequently appealed to Council .
Since that time, the applicant and property owners have been
developing a revised plan. This revised plan is presently being
reviewed by staff . Concurrently, the applicant has been working on
a revised DDA with Redevelopment Agency staff .
ATTACHMENT N01�=
Staff has informed Coultrup Companies that in order for this July 6,
1993 hearing date to occur, it is necessary that certain documents
and information be provided to staff no later than June 25, 1993 .
If this information is not provided by that date, staff will be
asking for a continuance of the public hearings that are scheduled
for the DDA, the CUP, and related entitlements .
FUNDING SOURCE
Not applicable.
ALTERNATIVE ACTION•
Do not take from the table the appeal of Conditional Exception No.
92-17 w/special permits, Conditional Exception No. 92-28, Tentative
Tract Map No. 14666 and Coastal Development Permit No. 92-14 and the
Coultrup DDA.
ATTACHMENTS
1. RCA dated December 21, 1992 .
2. Memorandum dated June 2, 1993 from Barbara Kaiser.
MTU:MA:SH: lp
(6452d)
J Ilk
REQUEEO FOR CITY COUNC L ACTION
Date December 21, 1992
Submitted to: Honorable Mayor and City Council Members
Submitted by:. Michael T. Uberuaga, City Administrator
Prepared by: Michael Adams , Director of Community Development
Subject: APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL
USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL .
EXCEPTION (VARIANCE) NO. 92-28/TENTATIVE TRACT MAP NO.
14666/COASTAL DEVELOPMENT PERMIT NO. 92-14
Consistent with Council Policy?. Yes [ ] New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions,Attachments:
STATEMENT OF ISSUE:
At the City Council meeting of November 16, 1992 the appeal by
Coultrup Development Co . of the Planning Commission' s denial of
Conditional Use Permit No . 92-17 with Special Permits, Conditional
Exception (Variance) No . 92-28, Tentative Tract Map No . 14666 and
Coastal Development Permit No . 92-14 was continued in order to
provide the applicant an opportunity to redesign the project to
address the concerns raised by the Council . The proposed project is
an 80 unit condominium project and two (2) . commercial buildings
totaling 47, 774 square feet on 3 . 8 net acres, located on a two (2)
block project area between Sixth and Main Streets, and Walnut and
Pacific Coast Highway.
RECOMMENDATION:
Motion to:
"Table Conditional Use Permit No . 92-17 with Special Permits,
Conditional Exception (Variance) No . 92-28 , Tentative Tract Map No .
14666 and Coastal Development Permit No . 92-14 . "
Analysis :
The applicant is continuing negotiations with the property owners
and is considering revisions to the commercial portion of the
project . In light of this, staff is recommending that the request
be tabled until the details are resolved. When complete, staff will
prepare a new analysis and a renotification (public hearing notices)
of any revised project .
ATTAC
y��y�NT No - -
PIO 5/85
FUNDING SOURCE:
Not applicable.
ALTERNATIVE ACTION:
A. The City Council may approve the appeal by approving the project
with findings and conditions of approval .
B. The City Council may deny the appeal by denying the project with
findings for denial .
ATTACHMENTS•
1 . RCA dated November 16, 1992
MTU:MA: SH:kjl
RCA - 12/21/92 -2- (5330d)
REQU FOR CITY COUNA ACTION
Date November 16 , 1992
Submitted to: Honorable Mayor and City Council Members /
Submitted by: Michael T. Uberuaga, City Administr r
Prepared.by: Michael Adams, Director of Community Development(
Subject: APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL
USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL
EXCEPTION (VARIANCE) NO. 92-28/TENTATIVE TRACT MAP NO.
14666/COASTAL DEVELOPMENT PERMIT NO. 92-14
Consistent with Council Policy? Yes [ j New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions, Attachments:
STATEMENT OF ISSUE:
At the City Council meeting of October 19, 1992 the appeal by
Coultrup Development Co. of the Planning Commission' s denial of
Conditional Use Permit No. 92-17 with Special Permits, Conditional
Exception (Variance) No. 92-28, Tentative Tract Map No. 14666 and
Coastal Development Permit No. 92-14 was continued in order to
provide the applicant an opportunity to redesign the project to
address the concerns raised by the. Council. The Council further
directed staft. to develop findings and conditions which allow for
the elimination of commercial uses along PCH .between 6th and 5th
Streets . The proposed project is an 80 unit condominium project and
two (2) commercial buildings totaling 47, 774 square feet on 3 . 8 net
acres, located on a two (2) block project area between Sixth and
Main Streets , and Walnut and Pacific Coast Highway.
RECOMMENDATION•
Motion to:
"Uphold the appeal and approve Conditional. Use Permit No . 92-17 with
Special Permits, Conditional Exception (Variance) No . 92-28,
Tentative Tract Map No. 14666 and Coastal Development Permit No .
92-14 with the attached findings and conditions of approval . "
J �
_ C
r
ATTACHMEN NO. 5
P10 5/85
Analysis •
On October 30, 1992, the applicant submitted revised plans that
address some of the issues raised by the City Council . A list of
the issues and discussion of each follows :
1. Complete Plans
One complete set of revised plans (site plan, floor plans,
elevations) have been prepared for Council consideration.
The commercial and residential elevations have been revised
to incorporate common design elements which include:
roof material, slope and color
arch radius
recessed windows
trellis
awnings
light fixtures
cornice line treatment
The residential entryway from Pacific Coast Highway has
been modified by expanding the stairways and adding
landscaping and a water feature.
2. Increase Proiect Amenities
The Pacific Coast Highway commercial building has been
reviled to include a 5 ' covered walkway along the rear of
the building and a second level .deck along a portion of the
front and side of the building. The staircases closest to
Pacific Coast Highway have been recessed and include a
small foyer . The rear staircase accesses the upper level
decks .
3 . Fifth Street View Corridor
The 10 ' wide setback areas on either side of the 60 ' ROW
area for Fifth Street will be restricted so that no
structures (i .e. buildings, planter walls , etc. ) shall be
permitted over .42" in height .
4 . LandscaDe Area East of Worthy Property
Staff is no longer recommending a 5 ' landscaped area along
the east side of the Worthy building. The proposed
driveway off Walnut Ave. will be 28 ' in width as measured
from the easterly Worthy property line to the end of the
parking stalls of the -condominium project which will
provide adequate turnaround area .
RCA 11/16/92 -2- (4719d)
5 . School Fees
In order to address the Huntington Beach School District ' s
concerns, staff has included a condition that requires the
applicant to enter into a school. facilities impact
mitigation and reimbursement agreement with the appropriate
school district(s) . In order to comply with this request
the following condition may be imposed:
Prior to issuance of any building permit, the developer
shall enter into a school facilities impact mitigation and
reimbursement agreement with the appropriate school
district(s) for K-12 . This condition may be waived by the
appropriate school district.
6 . Parking Shortfall
. The matrix below identifies the new parking demand. based upon the
November 2, 1992 plans :
Proposed Gross Parking Parking
Commercial Sg. Ft. Required Provided
PCH Bldg . - Retail 7,750 38. 8
- Restaurant* 16, 750 167. 5
- Office 1,760 7. 0
Main St. Bldg** - Retail 6,950 34 .7
- Restaurant 12, 907 129 . 1
Subtotal 46, 117 377 64
Abdulmuti
Project
Retail 13 , 953 70 . 0
:Restaurant 2, 798 28 . 0
Office 30 ' 299 121 . 0
Subtotal 47, 050 219 0
Existing.._ Gross Parking Parking
Commercial (Lane) Sq. Ft . Required Required
Retail 3 ,750 6*** A
Total 93, 587 602 70
On-Street Parking Lost 33
Parking Credit (Abdulmuti) -86
Total Parking Requirement 549
Parking Shortfall: 479
Parking Shortfall (Adjusted with
Staff ' s Recommended Conditions) : 379
*Includes 2,400 square feet of third level deck area
**Includes deck area
***Existing (Grandfathered) ?,
•
RCA 11/16/92 -3- (4719d)
Staff feels the parking shortfall is excessive . Should the project be
approved, it is recommended that the amount of restaurant space be
limited to 15 , 000 square feet and the outdoor , upper level deck areas
be available for public use and not utilized by any specific .
restaurant . This would reduce the parking demand by 100 spaces to a
total of 379 .' Since the types of restaurants have not been
identified, it would be more appropriate to limit restaurant space
until the exact type is proposed. This would allow parking
compatibility issues to be evaluated when a specific restaurant is
proposed based upon hours of operation and parking demand ( i . e . valet
pa.r.king)
7 . Red Curbing on Sixth Street
The condition (Condition #lla) requiring red curbing on. Sixth
Street has been clarified to only pertain to the segment
between Pacific Coast Highway and Walnut Avenue and only
where adjacent to driveways and intersections for site angle
visibility purposes . This is standard for all projects .
8 . Clarify Setbacks and Sidewalk Widths
The sidewalk width on Main Street for the Main Street building is
12 . 5 ' . Per Code, 4 ' is required to be dedicated along the Main
Street side of the property and 7-1/2 ' along the rear, adjacent
to the alley (see below) . The building setback is 5 ' from the
Main Street ultimate ROW line and 3 ' from the alley ultimate ROW
line. On a 25 , wide parcel, this would create a 2,450 sq. ft .
building envelope (25 ' x 981 ) .
1 f
Ila • I
I OU*16nue AxA
' RCA 11/16/92 -4- (4719d)
The applicant is requesting to dedicate 4 ' off Main Street
frontage with a 0 ' setback and a 4 . 5' alley dedication with a 3 '
building setback. This creates a .2, 650 sq. ft . building envelope
(25 '- x 106 ' ) .
The sidewalk width on Pacific Coast Highway is presently 11 ' .
After_ the 5 ' dedication required for the Pacific Coast Highway
building property, it will be 16, in width.
The revised plans reflect minimal changes; additional design changes
are necessary to bring the project into conformance with the
provisions of the Downtown Specific Plan. Several conditions have
been added that are necessary to achieve this goal . In addition, the
minimum amount of commercial open space area will be provided by
imposing the suggested conditions of approval.
FUNDING SOURCE:
Not applicable.
ALTERNATIVE ACTION:
Deny the appeal and uphold the Planning Commission' s denial of
Conditional Use Permit No. 92-17 with Special Permits, Conditional
Exception (Variance) No. 92-28, Tentative Tract Map No. 14666 and
Coastal Development Permit No. 92-14;
ATTACHMENTS:
1. Findings and Conditions of approval dated November 16, 1992
2. RCA dated-,-.-October 19, 1992
MTU:MA:HZ : lp
RCA 11/16/92 -5- (4719d)
REQUES. r FOR CITY COUNCIL ACTION
Date October 191 1992
Submitted to: Honorable Mayor and _ City Council Memb s
Submitted by: Michael T. Uberuaga, City Administrator
Prepared by: Michael Adams, Director of Community Development
Subject: APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL
USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL
EXCEPTION (VARIANCE) NO. 92-28/TENTATIVE TRACT MAP NO.
14666/COASTAL DEVELOPMENT PERMIT NO. 92-14
Consistent with Council Policy? kJ Yes [ ] New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions, Attachments.
40
STATEMENT OF ISSUE:
At the City Council meeting. of October 5, 1992 the appeal by
Coultrup Development Co. of the Planning Commission' s denial of
Conditional Use Permit No. 92-17 with Special Permits, - Conditional
Exception (Variance) No. 92-28, Tentative Tract Map No . 14666 and
Coastal Development Permit No. 92-14 was continued to October 19,
1992 in order to provide the applicant an opportunity to redesign
the project t& address the concerns raised by the Council . The
Council further directed staff to develop findings and conditions
which allow for the elimination of commercial uses along PCH between
6th :and 5th Streets . The proposed project is an 80 unit condominium
project and two (2) commercial buildings totaling 47, 774 square feet
on 3 . 8 net acres, located on a two (2) block project area between
Sixth and Main Streets, and Walnut and Pacific Coast Highway.
RIECOMMENDATION:
Motion to :
"Continue the appeal of _Conditional Use Permit No . 92-17 with
Special Permits, Conditional Exception (Variance) No . 92-28,
Tentative Tract Map No. 14666 and Coastal Development Permit
No. 92-14 to the November 16, 1992 City Council meeting to 'allow the
applicant time to submit a complete set of plans for staff review. "
ATTACHMENT NO.
-J
Analysis :
. On October 5, 1992, the City Council requested that the Main Pier
Phase II project be continued to allow the applicant and staff time
to address several issues . The Council specifically requested the
following :
Applicant
1. One set of complete plans (site plans, floor plans_, elevations,
sections) be prepared for Council consideration:
2. Increase amenities to the project.
a . . Plazas
b. Open Space
c. View Corridors - provide upper story opportunities for views
3 . - Define Fifth Street view corridor by depicting height of
obstructions .
4 . Define five (5) foot landscaping area east of Worthy property.
Issues for Staff to Address
1. School fees .
2. Parking shortfall.
3 . Red striping on Sixth Street.
4 . Clarify setbacks and sidewalk widths.
FUNDING SOURCE:
Not applica-ble.
ALTERNATIVE ACTION:
Deny the appeal and uphold the Planning Commission' s denial of
Conditional Use Permit No. 92-17 with Special Permits, Conditional
Exception (Variance), No .' 92-28, Tentative Tract Map No. 14666 and
Coastal Development Permit No . 92-14; or
ATTACHMENTS:
1. RCA dated October 5, 1992
2 . Letter from Coultrup Development dated October 6, 1992
MTU:MA:HZ:kjl
RCA 10/19/92 -2- (4719d)
REQUEST FOR CITY COUNCIL ACTION
Date October 5, . 1992
Honorable Mayor and City Council Mem rs
Submitted to:
Michael T. Uberuaga, City Administrator , ,, n,�
Submitted by, Michael Adams, Director of Community DevelopmenttAk)a '
Prepared by: Barbara Kaiser, Director of Economic Developme4. �
Subject: APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL
USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL
EXCEPTION (VARIANCE) NO. 92-28/TENTATIVE TRACT MAP NO.
14666/COASTAL DEVELOPMENT PERMIT NO. 92-14
Consistent with Council Policy? Yes [ ] New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions, Attachments:
�--
STATEMENT OF ISSUE•
Transmitted for your consideration is a combined City staff
recommendation that Council action on Conditional Use Permit
No. 92-17 with Special Permits, Conditional Exception (Variance)
No. 92-28, Tentative Tract Map No. .14666 and Coastal Development
Permit No. 92-14 be continued until October 19 , 1992 . The purpose
for this contiiwance would be for the project proponent and property
owners to work-'with Community Development ,staff . in modifying the
proposed project design to better comply with the Downtown Specific
Plan and the Downtown Design Guidelines . These design modifications
would 'be in an effort to have the project conform with the provision
of the Downtown Specific Plan which allows freestanding residential
projects subject to certain findings and conditions . It is expected
that through these modifications the need for commercial in Block
105 would be eliminated.
RECOMMENDATION•
Motion to:
"Open public hearing and receive testimony; continue Conditional Use
Permit No.. 92-17 with Special Permits, Conditional Exception
(Variance) No. 92-28, Tentative Tract Map No . 14666 and Coastal
Development Permit No. 92-14 to the October 19 , 1992 City Council
meeting; direct staff to prepare findings to support residential
without commercial on Block 105; and direct staff to work with the
project proponent and property owners to modify the proposed project
design to better comply with the provisions of the Downtown Specific
Plan and Downtown Design Guidelines . "
`iviE i NO. .
r; ,
ANALYSIS:
At the City Council Study Session of September 28, 1992 , the
proposed project to construct an 80 unit condominium project and two
commercial projects totalling 47, 774 square feet was discussed in
great detail . A number of suggested design modifications were
proposed by staff . These design modifications would address the
types . of uses proposed, the square footage allotted for those uses
and the parking required. In addition, design modifications are -
necessary to assure the visitor-serving commercial characteristics
of the two block project area including sidewalk widths, plaza
areas, landscaping and pedestrian amenities such as benches,
fountains kiosks, bike racks, etc.
The final area for Council consideration on project modification
concerns the architectural elements necessary to conform with the
Downtown Design Guidelines . Staff recommends modifications to
building scaling, building elevation, building entranceways and the
addition of various design details . Staff will be prepa-red to
discuss these ideas and provide the City Council with examples at
the October 5 , 1992, City Council meeting.
FUNDING SOURCE•
Not applicable .
ALTERNATIVE ACTION:
1. Deny the appeal and uphold the Planning Commission' s denial of
Conditional Use Permit No. 92-17 with Special Permits,
Conditional Exception (Variance) No. 92-28, Tentative Tract Map
No. 14666 and Coastal Development Permit No. 92-14 ; or
2 . Continue Conditional Use Permit No. 92-17 with Special Permits,
Conditional Exception (Variance) No. 92-28 , Tentative Tract Map
No . 14666 and Coastal Development Permit No. 92-14 to the
October 19 , 1992 meeting and direct staff to prepare findings to
support residential without commercial on Block 105 as submitted
by the project proponent .
r
ATTACHMENTS:
1. RCA dated September 21, 1992
MTU:MA:kjl
RCA - 10%5l92 -2- (4654d)
REQUEST FOR CITY COUNCIL ACTION
Date September 21, 1992
Submitted to: Honorable Mayor and City Council Members
Submitted by: Michael T. ' Uberuaga, City Administrato
Prepared by: Michael Adams, Director of Community Development
Subject: APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL
USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL
EXCEPTION (VARIANCE) NO. 92-28/TENTATIVE TRACT MAP NO.
14666/COASTAL DEVELOPMENT PERMIT NO. 92-14
Consistent with Council Policy? ;Q Yes [ J New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions, Attachments:
r
QA1
STATEMENT OF ISSUE• O�
/ !
Transmitted for your consideration is an appeal by Jon Coultrup,
Coultrup Development Co. of the Planning Commission' s denial of
Conditional Use Permit No. 92-17 with Special Permits/Conditional
Exception (Variance) No. 92-28/Tentative Tract Map No. 14666/Coastal
Development Permit No. 92-14 . The proposed project is to construct
an 80 unit condominium project and two (2) commercial buildings
totaling 47, 774 square feet on 3 . 8 net acres, located on a two (2)
block project-' area between Sixth and Main Streets, and Walnut and
Pacific Coast Highway. Residential use is being proposed along
Pacific Coast HIghway between Fifth and Sixth Streets without the
required visitor serving commercial use being provided. A 100%
parking variance from the commercial parking requirement is
requested (a shortfall of 496 spaces) , as well as eight special
permits to deviate from the design and development standards of the
Downtown Specific Plan.
RECOMMENDATION
Staff and Planning Commission' s Qualified Recommendation:
Motion to:
"Deny the appeal and uphold the Planning Commission' s
denial of Conditional Use Permit No . 92-17 with Special
Permits/Conditional Exception (Variance) No.
92-28/Tentative Tract Map No. 14666/Coastal Development
Permit No. 92-14 based upon findings (Attachment No. 2) " .
Z61 'r ~Z I I d3S
ATTAMMENT NO. 8
PLANNING COMMISSION ACTIONS ON AUGUST 25 , 1992
A MOTION WAS MADE BY BOURGUIGNON, SECOND BY SHOMAKER TO APPROVE
CONDITIONAL USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL
EXCEPTION (VARIANCE) NO. 92-28/TENTATIVE TRACT MAP NO. 14666/COASTAL
DEVELOPMENT PERMIT NO. 92-14 WITH FINDINGS AND CONDITIONS OF
APPROVAL WITH MODIFICATIONS AS SUGGESTED BY THE APPLICANT BY THE
FOLLOWING VOTE:
AYES: Bourguignon, Shomaker, Leipzig
NOES: Richardson, Dettloff, Newman
ABSENT: None
ABSTAIN: Inglee
MOTION FAILED BY A SPLIT VOTE
A MOTION WAS MADE BY NEWMAN SECOND BY LEIPZIG TO DENY CONDITIONAL
USE PERMIT NO. 92-17 WITH SPECIAL PERMITS/CONDITIONAL EXCEPTION
(VARIANCE) NO. 92-28/TENTATIVE TRACT MAP NO. 14666/COASTAL
DEVELOPMENT PERMIT NO. 92-14 WITH FINDINGS IN ORDER TO EXPIDIATE AN
APPEAL TO THE CITY COUNCIL BY THE FOLLOWING VOTE:
AYES: Bourguignon, Richardson, Shomaker, Dettloff, Newman,
Leipzig
NOES: None
ABSENT: None
ABSTAIN: Inglee
MOTION PASSED
ANALYSIS:
APPLICANT: Huntington Beach Redevelopment Agency/Coultrup
Development Company
APPELANT: Jon Coultrup, Coultrup Development Company
LOCATION: Two blocks bounded by Sixth and Main Streets, and
Pacific Coast Highway and Walnut .
ZONE: Downtown Specific Plan, District 3
GENERAL PLAN: Visitor Serving Commercial
The following is a description of the project and special permits,
discussion of Coastal Element and Downtown Specific Plan compliance,
analysis of the project ' s commercial open space, review of parking,
and coastal status .
RCA 9/21/92 -2- (4473d)
Proiect Description:
Proposed is. a two-block master plan along the inland side of Pacific
Coast Highway between Main Street and 6th Street. Two commercial
buildings equaling 47,774 square feet proposed on Block 104 and an
80 unit condominium project proposed on Block 105 .
WALNUT
1 1 LANE
WORTHY L i 1 PROPL•RT
S PROPERTY L 1 I
I E 1 1
X Y I 1
1 F i PROPOSED PROPOSED
H i F j PARKING CI
COMM. A
PROPOSED i T 1 LOT I
S ] LOT 1 H I N
T. SUBDIVISION 1 1
80 UNITS j S i S
i T. I r.
1 APPROVED
1 PROPOSED
BLOCK 105 VI CO�J•MRC1AL OMM.
( DO14JTD
BLOCK 104
PCH PARKING AND STREET ACCESS
The plans have undergone several revisions since the first
submittal. Of the original 15 special permits, seven special
permits were eliminated. The following matrix indicates the 15
special permits and identifies which areas were complied with by
reducing the width o-f Fifth Street and by redesign:
Special Permit Matrix
Complied
Special Permit with by Staff Supports ' Staff Does
No. Request Redesign* Conditionally Not Support
COMMERCIAL
1. Reduced Public Open Space X
2 . Reduced Alley Dedication X
3 . Encroachment into
Alley Dedication X
4 . Reduced Front Yard
on Main Street X
5. Reduced Upper Story
Setback-Main Street X
6 . Setback along PCH.- X
7. Reduced Upper Story
Setback PCH X
8 . Reduced Side Yard
RCA 9/21/92 -3- (4473d)
Complied
Special Permit . with by Staff Supports Staff Does
No . Request Redesign* Conditionally Not Support
Setback 5th St . ** X
9 . Reduced Upper Story
Setback 5th St . ** X
RESIDENTIAL
10 . Reduced Upper Story
Setback 6th St. ** X
11. Reduced Upper Story
Setback 5th St . ** X
12 . Reduced Common
Open Space** X
13 . Exceed Maximum
Site Coverage X
14 . Reduced Parking
Structure Setback** X
15 . Tandem Parking X
*Revised Plan Dated August 20, 1992
**It should be noted that these special permits have been eliminated
by reducing the width of Fifth Street . from an 8.0 foot right-of-way to
a 60 foot right-of-way. Therefore, the building has not changed in
form only the, location of the property line.
The most recent plan denied by the Planning Commission required eight
special permits . Staff conditionally supported six of them.
Coastal Element and Downtown Specific Plan Conformance:
The General Plan Coastal Element land use designation for the site is
Visitor Serving Commercial . Principal permitted uses are hotels,
motels, restaurants, theaters, museums, specialty and beach related
retail and service uses. Residential and office uses are considered
non-priority issues .
The 80 unit condominium_, complex (a non-priority use) is proposed to be
located between Sixth and Fifth Streets along Pacific Coast Highway
with no commercial use being proposed for that block.
The most recent plan attempts to create a unified two-block project
with similar design and public open space elements as well as
pedestrian amenities resulting in a visitor-serving orientation.
These elements bring the project closer into conformance with the
Downtown Specific Plan. However, without commercial uses along the
Pacific Coast Highway frontage between Fifth and Sixth Streets, the
project is not in compliance with the City' s zoning standards .
RCA 9/21/92 -4- (4473d)
Presently, there are commercial uses along Pacific Coast Highway
between Fifth and Sixth Streets . The Downtown Specific Plan
_designated this block (105) as the northwesterly end of the downtown
visitor-serving commercial core along Pacific Coast Highway. It
envisioned commercial to remain there by its land use designation and
by identifying Sixth Street as an arterial highway and a signalized
intersection at Pacific Coast Highway. This is typical for commercial
areas to accommodate additional vehicle and pedestrian traffic .
People who park on and around Sixth Street use the crosswalk there for
access to the beach. In addition, beachgoers -would use this crossing
on their way to downtown Main Street . Commmercial on this block would
further downtown development by providing: a reason for people to
visit downtown. It also is a service and convenience to-beach goers .
Commercial Oven Space:
There are two (2) requirements for compliance with commercial open
space standards-the numerical amount of area (Section 4 . 5 . 10) , and the
quality of open space and pedestrian access amenities to maintain a
predominantly visitor-serving orientation (Section 4 . 5 . 01f) . Open
space areas have been identified, based on the August 20, 1992 plan,
as follows :
Open Space Area ReQuired Proposed
On-Site 16,327 sf 14,360 sf*
*Special"Permit Request
The numerical.' .requirement pursuant to the Downtown Specific Plan
requires that 10% of the net site area be devoted towards public open
space .-in the form of plazas, patios, balconies, gardens, etc. that are
accessible to the public. A minimum of 16,327 square feet of open
space is required; the revised plan reflects 14 , 6.30 square feet of
public open space on private property that meets the spatial
requirements .
A special permit is requested because the plan falls short of the
requirement . The applicant substantiates this special permit by the
fact that there are other public open space opportunities that result
in a better project, although they do not meet the criteria for
compliance. There is 5, 600 square feet of city sidewalk which could
be used as plaza/open space area created by the deletion of parking
spaces on Main Street and expansion of plaza areas on Fifth Street .
In addition, there is 3,300 square feet of upper level outdoor dining
area which is being requested to be used.
RCA 9/21/92 -5- (4473d)
•
i
The second aspect of the open space requirement is that in the event
of a two (2) block consolidation, non-priority uses (i .e. residential)
may be located in separate structures or on separate portions of the
parcel in the context of a planned development provided that
substantial public open space and pedestrian access amenities are
provided to maintain a predominantly visitor-serving orientation.
There .is no numerical amount of open space required . Since the 80
unit :condominium project is proposed in a separate structure from the
commercial component, compliance with this requirement is necessary.
Main Pier Phase I provided approximately three (3) times the amount of
public amenities in its design to meet their requirement .
Both of these open space requirements are intertwined and overlap
other design and special permit issues . Staff feels the revised plan
comes closer into compliance with the intent of the Downtown. Specific
plan but needs additional modifications in order to provide
substantial open space amenities , create a visitor serving orientation
and a pedestrian friendly design. To comply with both aspects of the
open space requirements, staff is recommending that the special permit
for the minimum commercial open space area not be granted. Open space
areas can be increased to comply with this requirement by the
following :
- Widening the sidewalks along the rear of the Main Street and
Pacific Coast Highway buildings providing greater rear building
setbacks and/or alley dedication (this would also comply with
special permit no. 2) .
- Provide five (5) feet building setback along the front of the
Main Street buildings (this would also comply with special
permit No. 4) .
Provide short term parking opportunities along the rear of
Pacific Coast Highway buildings .
In addition, the following modifications will contribute to bringing
the project into closer compliance with the second aspect of the open
space requirement:
- Relocate the trash enclosures out of the public parking area
and move them to the rear of the Main Street and Pacific Coast
Highway buildings .
- Reduce the height of the surface level screen wall for
residential parking to a maximum of eight (8) feet to top of
first level slab along the Pacific Coast Highway frontage and
to a maximum of six (6) feet along the Walnut Avenue frontage.
- Provide building awnings and arcades .
- Provide identifiable entrances to upper level
RCA 9/21/92 -6- (4473d)
Parking
The matrix below identifies the new parking demand based upon the
August 20, 1992 plans:
Proposed Gross Parking Parking
Commercial Sq, Ft . Required Provided
PCHBldg. Retail 7,750 38 . 8
- Restaurant* 16,750 167. 5
- Office 3, 900 15 . 6
Main St . Bldg** - Retail 8, 197 41. 0
- Restaurant 12 , 907 129 . 1
Subtotal 49, 504 392 64
Abdelmuti
Proiect
Retail 14, 110 70 . 5
Restaurant 3,303 33 . 0
Office 0 20 123 . 5
Subtotal 4 333 227 0
Existing Gross Parking Parking
Commercial (Lane1, Sa. Ft . Required Required
Retail 3 . 750 6*** A
Total 93, 587 619 70
On-Street Parking Lost 33
Parking Credit (Abdelmuti) =81E
Total Parking Requirement 566
Parking Shortfall 496
*Includes 2,400 square feet of third level deck area
**Includes deck area
***Existing (Grandfathered)
Staff feels the parking shortfall is excessive. Should the project be
approved, it is recommended that the amount of restaurant space be
limited to 15, 000 square feet. This would reduce the parking demand
by 90 spaces to a total of 406 . Since the types of restaurants have
not been identified, it would be more appropriate to limit restaurant
space until the exact type is proposed. This would allow parking
compatibility issues to be evaluated when a specific restaurant is
proposed based upon hours of operation and parking demand (i .e. valet
parking) .
RCA 9/21/92 -7- (4473d)
•
Coastal Status:
The proposed project was originally advertised as a non-appealable
area of the Coastal Zone. However, based upon further review of the
Coastal Commission boundary map, and the fact that Main-Pier Phase I
(1988) and the Abdulmuti project (1991) were in appealable areas , it
has been determined that the proposed project is located in. an
appealable area . This was corrected at the last Planning Commission
meeting. The primary differences are the public notification
requirements and that in an appealable area, -the Coastal Development
Permit may be appealed to the Coastal Commission.
Prior to any action on Conditional Use Permit No. 92-17 with Special
Permits, Conditional Exception (Variance) No . 92-28, Tentative Tract
Map No. 14666 it is necessary for the City Council to review and act
on Coastal Development Permit No. 92-14 .
Coastal Development Permit No . 92-14 may be approved or conditionally
approved only after it has been found to be in conformance with the
Coastal Element by making the following findings :
(a) Land Use Plan. That the development proj-ect proposed by
the coastal development permit application conforms with
the plans, policies, requirements and standards of the
Coastal Element;
(b) Zo-ning Regulations . That the coastal development permit
application is consistent with the CZ suffix, the base
zoning district or specific plan as well as other
pr3visions of the Huntington Beach Ordinance Code
applicable to the property; .
(c) AdeQuate Services . That at the time of occupancy the
proposed development can be provided with infrastructure
in a manner that is consistent with C-LUP; and
(d) California Coastal Act. That the development conforms
with the public access and public recreation policies of
Chapter 3 of the California Coastal Act .
Staff has made a determination that the proposed project does not
conform to the plans., policies or requirements of the Coastal
Element or Downtown Specific Plan as discussed in this report. A
further analysis of these findings can be found on page 4 of the
August 4 , 1992 Planning Commission Staff Report .
Summary:
Overall, the project is not in conformance with the Coastal Element
and the Downtown Specific Plan. There are concerns relative to the
parking shortfall requested because of the unknown as to how parking
will be met in the future. There are further concerns as to the
quantity and quality of public amenities being provided including
dedications . The overall quality of design in the residential
component of the project is severely lacking . We believe the
RCA 9/21/92 -8- (4473d)
•
residential portion of the plan will not be an asset to.. the downtown
area or further the goals of redevelopment . - An alternative action
for:.approval has been provided. .
ENVIRONMENTAL STATUS:
Environmental Impact Report No. 89-6 and an addendum was certified
-by:the City Council on November '.19,, .1991 for the Main pier Phase II
project: The second phase of the development project is covered -
_through..the certified EIR: and addendum:: The- environmental :impact
report and its addendum analyzed . project impacts in the - areas of
Land Use Compatibility, Aesthetics, Earth Resources, Historic
Resources, Light . and Glare and ..Parking. -- It also analyzed
:alternatives to the proposed project, including a no project_` -
alternative; development at a reduced intensity and alternative
project locations .
The. Planning Commission adopted a .statement of overriding
considerations to address the unavoidable adverse impacts- created. by
light and glare and impacts to historic resources . The significant
adverse impacts of light and glare are attributed to the standard
lighting practices for new development including-..interior and .
exterior. building lighting .and street lighting that will be visible
from adjacent areas and structures . Impacts to historic resources
are a result of the demolition of existing buildings on-site. The
other impacts of land use compatibility/aesthetics, Earth Resources
and Parking were determined to be mitigable ..to a level. of
insignificance. The appropriate mitigation measures are
incorporated into project conditions of approval .
FUNDING SOURCL•
Not . applicable.
ALTERNATIVE ACTION: .:
The. City. Council.may approve the appeal and approve Coastal
Development- Permit No.: 92-14,- Conditional Use Permit No:- 92-17 with
special permits, Conditional Exception No.. 92-28, and.. Tentative
Tract Map- No. 14666 subject to findings and conditions of approval
see.:attachment no. =3)_•:.:-.... _-:-. - < ;:_>.-.- _:.- :- :. -- - -
ATTACHMENTS - - -
1. ._ Appellant' s letter dated- August 28,- 1992 :
2. Planning Commission' s Findings for Denial
3 . Alternative Action for Approval with Findings and Conditions of
Approval
4 . -. .-..Coultrup' s requested modifications to suggested Conditions of
Approval
5. Planning Staff Report dated August 25, 1992 with zoning
conformance matrix and plans dated August 20, 1992
6 . Planning Staff Report dated August 18, 1992
7 . Planning Staff Report dated August 4, 1992
MTU:MA: SH: lp
RCA 9/21/92 -9- (4473d)
r
July 12, 1993
NOTICE OF ACTION
CONDITIONAL USE PERMIT NO. 92-17 WITH SPECIAL PERMITS
COASTAL DEVELOPMENT PERMIT NO. 92-14
CONDITIONAL EXCEPTION (VARIANCE) NO. 92-28
TENTATIVE TRACT MAP NO. 14666
TO CONSTRUCT AN 80 UNIT CONDOMINIUM PROJECT AND
TWO COMMERCIAL BUILDINGS TOTALING 40.810 SQUARE FEET
APPLICATION NUMBER: Conditional Use Permit No. 92-17 with Special
Permits/Conditional Exception (Variance) No. 92-28/Tentative Tract Map No.
14666/Coastal Development Permit No. 92-14
APPLICANT: Huntington Beach Redevelopment Agency/Coultrup Development
Companies
APPELLANT: Coultrup Development Companies
LOCATION: Two blocks bounded by Sixth Street, Main Street, PCH and Walnut Avenue.
ZONE: Downtown Specific Plan, District 3
REQUEST: To construct an 80 unit condominium project and two (2) commercial
buildings totaling 40,810 square feet on 3.8 net acres. Residential use is being proposed
along Pacific Coast Highway between Fifth and Sixth Streets without the normally
required visitor serving commercial use being provided. A 100% parking variance from the
commercial parking requirement is requested (a short fall of 295 spaces), and eight special
permits to deviate from the design and development standards of the Downtown Specific
Plan which include:
1. Reduced public open space on the commercial block;
2. Reduced alley dedication on the commercial block;
3. Reduced commercial building front yard setback along Main Street;
4. Reduced commercial building upper story setback along Main Street;
5. Reduced commercial building front yard setback along Pacific Coast Highway;
6. Reduced commercial building upper story setback along Pacific Coast Highway;
7. Reduced commercial building upper story setback along Fifth Street;
8. Exceed maximum site coverage for the residential project.
Notice of Action
Coastal Development Permit
Page Two
ENVIRONMENTAL STATUS: The project is covered by Final Environmental Impact
Report No. 89-6 and Environmental Impact Report No. 89-6 Addendum.
COASTAL STATUS: APPEALABLE (See Below)
On July 6, 1993, the Huntington Beach City Council approved the project with conditions
and findings (see attached).
Approved
_ Denied
_ Withdrawn
X Conditionally approved - (Conditions attached)
Under the provisions of the Huntington Beach Ordinance Code, the action taken by the
City Council is final.
The City Council action on this Coastal Development is appealable to the Coastal
Commission pursuant to Public Resources Code S.30603 and California Administrative
Code S.13319, Title 14.
Pursuant to Public Resources Code S.30603, an appeal by an aggrieved person must be
filed in writing, and addressed to:
California Coastal Commission
245 W. Broadway, Suite 380
POB 1450
Long Beach, California 90801-1450
(213) 590-5071
The appeal period begins when the Commission receives this notice of action and continues
for ten .(10) working days. Applicants will be notified by the Coastal Commission as to the
date of the conclusion of the Commission's review period, and as to whether or not an
appeal has been filed. Applicants are advised not to begin construction prior to that date.
Provisions of the Huntington Beach Ordinance Code are such that an application becomes
null and void one (1) year after the final approval, unless actual construction has begun.
Sincerely yours,
Connie Brockway, CMC
City Clerk
CB:cc
ENCLOSURE Statement of Conditions
CC: City Administrator
City Attorney
Community Development Director
Economic Development Director
Coultrup Development Company
1057K
REQUEST FOR CITY COUNCIL ACTION
Date June??.` . 1993
Submitted to: Honorable Mayor and City Council Members
Submitted by: Michael T. Uberuaga, City Administr r
Prepared by: Michael Adams, Director of Community Developme
Barbara Kaiser, Economic Development Director
Subject:
TAKE FROM THE TABLE THE COULTRUP PLANNING ENTITLEMENTS
AND DISPOSITION AND DEVELOPMENT AGREEMENT (MAIN PIER
PHASE II)
Consistent with Council Policy? Yes [ ] New Policy or Exception
Statement of Issue, Recommendation,Analysis, Funding Source AftwWiyg,
—- - 617 19S
-
STATEMENT OF ISSUE:
-�---�-�-r- —
CITY CLI, K
Transmitted for City Council consideration is a request by staff to
take from the table the appeal of Conditional Use Permit No. 92-17
w/special permits, Conditional Exception No. 92-28, Tentative Tract
Map No. 14666 and Coastal Development Permit No. 92-14 and the
Coultrup Disposition and Development Agreement (DDA) (Main Pier
Phase II) . The items will then be scheduled for public hearing at
the July 6, 1993 City Council meeting. The entitlements are to
permit the development of an 80 unit condominium project and
commercial activities totaling approximately 45,353 square 'feet with
15,000 square feet of restaurant space, 11, 634 square feet of retail
space and 10, 104 square feet of office space 8, 614 square feet
balconies and patios. .
RECOMMENDATION•
Motion to:
"Take from the table and direct staff to schedule a July 6, 1993
public hearing for the appeal of Conditional Use Permit No. 92-17,
Conditional Exception No. 92-18 w/special permits, Tentative Tract
Map No. 14666, Coastal Development Permit No. 92-14, and the
Coultrup DDA. "
ANALYSIS•
On December 21, 1992 the City Council tabled the appeal of the
aforementioned entitlements and the Coultrup DDA. The entitlements
were denied by the Planning Commission on August 18, 1992 and
subsequently appealed to Council .
Since that time, the applicant and property owners have been
developing a revised plan. This revised plan is presently being
reviewed by staff. Concurrently, the applicant has been working on
a revised DDA with Redevelopment Agency staff .
Staff has informed Coultrup Companies that in order for this July 6,
1993 hearing date to occur, it is necessary that certain documents
and information be provided to staff no later than June 25, 1993 .
If this information is not provided by that date, staff will be
asking for a continuance of the public hearings that are scheduled
for the DDA, the CUP, and related entitlements.
FUNDING SOURCE:
Not applicable.
ALTERNATIVE ACTION:
Do not take from the table the appeal of Conditional Exception No.
92-17 w/special permits, Conditional Exception No. 92-28, Tentative
Tract Map No. 14666 and Coastal Development Permit No. 92-14 and the
Coultrup DDA.
ATTACHMENTS:
1. RCA dated December 21, 1992 .
2 . Memorandum dated June 2, 1993 from Barbara Kaiser.
MTU:MA:SH: lp
(6452d)
• t t�
REQUE FOR CITY. COON /
:0
REDEVELOPMENT AGENCY AC ON ED 92-40
December 21, 1992
Date
Honorable Mayor/Chairman & City Council/Redevelopment Agency Members
ubmitted to:
Michael T. Uberuaga, City Administrator/Executive Director
ubmitied by: Barbara A. Kaiser, Deputy City Administrator/Economic Development�M
trepared by: Disposition and Development Agreement between CoulUW Companies and
subject: Birtcher Real Estate Limited and the. Redevelopment Agency of the City of
Huntington Beach/Main-Pier Redevelopment Project Area
:onsinent with Council Policy? Yes [ ) New Policy or Exception
Statement of Issue, Recommendation,Analysis, Funding Source,Alternative Actions,Attachments: Q
STATEMENT OF ISSUE
Since July 15, 1991, Redevelopment Agency staff has been in negotiations with the
Coultrup Companies for development of a condominium project and 48,000 square foot
commercial/retail/restaurant project located at Main, Pacific Coast Highway, Walnut and
Sixth Street. A Disposition and Development Agreement (DDA) has = been executed by
the Coultrup Companies and Birtcher Real Estate Limited to implement this proposed
project. The public hearing for the DDA was continued by the City Council until
December 21, 1992. Since no DDA has been executed, staff is recommending that the
issue be tabled.
RECOMMENDED COUNCIL/AGENCY ACTION:
Tabb consideration of the DDA by and among the Redevelopment Agency of the City of
Huntington Beach and Coultrup Companies and Birtcher Real Estate Limited, as
developer, for the property bounded by Main and Sixth Streets, Pacific Coast Highway and
Walnut Avenue and re-advertise the public hearing at a later date.
ANALYSIS:
umma
The Redevelopment Agency has been attempting to develop a feasible plan for the
redevelopment of these two blocks for the last 8+ years. Extensive negotiations with two
different developers and the remaining property owners ended without success. The
Agency's latest attempt began with the issuance of a Request for Proposals in the fall of
1990. The RFP included an "Owner Participation" requirement, therefore only submittals
including the participation of one or more existing property owners would be eligible for
consideration.
In July of 1991, the Agency entered into a 120-day Exclusive Negotiation Agreement
(ENA) with Coultrup Development Company and six of the Phase II property owners for
the purpose of negotiating a Disposition and Development Agreement (DDA). Although
the formal ENA expired in November of 1991, the Agency directed staff to continue
good faith negotiations as long as progress towards culminating an agreement was being.
made. At this date, staff, the Coultrup Companies and Birtcher Real Estate Limited,
have not agreed to all the terms in.the attached DDA. The Coultrup Companies and the
property owners have entered into a Property Owners Partnership Agreement. for
development of Block 104. (Attachment No. 11 to the DDA).
The DDA calls for the proposed project consisting of approximately 48,000 square feet
of visitor-serving commercial space including a mix of retail, restaurant, and offices.
All of this visitor-serving commercial space will be located on Block 104 (bordered by
Main and Sth Streets, Pacific Coast Highway and Walnut Avenue). Approximately
21,000 square feet will be. housed,in a new two-story structure with 100 linear feet of
storefront along.Main Street. The remaining approximate 27,000 square feet will.be
located-on Pacific Coast Highway in a three-story structure also with 100 linear feet of
frontage.
The.residential element of the project is located in Block 105 (bordered by 5th & 6th
streets, Pacific Coast Highway, and Walnut Avenue) directly northwest and adjacent to
the visitor-serving commercial. The 80 condominiums will consist of various floor plans
to include 34 - I.bedrooms and 46 - 2 bedrooms ranging in size from 838 sf- 1,290 sf.
The average projected sales price is $248,000, with most units having ocean views. The
residential component not only enhances the economics of the project, the influx of new
residents downtown will provide much needed patronage to the shops and restaurants in
the off-peak season.
Developer/Partnership Obligations
1) Rr pg= Acquisition: Purchase Agency parcels for a total of$1,800,000 on Block
105. As an even trade, exchange one parcel on Block 105 for one parcel on Block
104.
2) Project Description: Develop a mixed-use project with approximately 48,000. sf in
two commercial/office complexes along Main Street and PCH, an 80-unit
condominium project on Block 105, and related parking, as entitlements specify.
3) j~inancing: Coultrup/Birtcher to provide financing for development, acquisition,
and construction of Block 105. The property owners are responsible for providing
financing for development and construction of Block 104.
4) Public Improvements: Developer to construct and pay for all offsite and onsite
improvements for Block 105, with the exception of curb,. gutter, and sidewalk
adjacent to the Worthy parcel.
5) Hazardous Materials: Developer will bear the cost of its own investigation and
clean up of parcels it owns. Developer may terminate if clean-up costs exceed
$125,000.
6) Property Owner Business Expenses: Partnership is responsible for allocating
$380,000 provided by the Agency to individual property owners for the purpose of
covering any and all relocation, down time, and potential goodwill costs.
2
7) - Wily Sharing: Developer will share 50% of residential sales revenues received
above agreed upon threshold with the Agency (10% equity return, $3.2 million
profit on sales).
8) Demolition: The partnership shall have demolished the existing commercial
structures on Block 104 at their cost (except the Lane parcel) prior to transfer of
the Agency and third-party parcels, and prior to the start of construction of the
condominiums on Block 105.
9) Partnership: Partnership documents between the property owners and Coultrup
Companies have been executed. Such documents define the relationship and
responsibilities between the property owners and the Coultrup Companies.
10) Guarantee: If the project is terminated due to the inability to finance Block 104
and/or Block 105, Coultrup Companies will return to the Agency $180,000 initially
provided at DDA execution. This provision is backed by an unsecured Coultrup
Companies guarantee.
Redevelopment Age=Obligations
1) PropeW Disposition: Agency to sell its parcel, (including Wimpi's parcel) if
acquired, to the developer for $1,800,000.
2) Public Improvements: The Agency is to construct, or cause construction of, all
offsite public improvements for Block 104, as well as those curb, gutter, and
sidewalk improvements adjacent to the Worthy parcel in Block 105 (estimated at
$250,000).
3) Hazardous Materials: The Agency is required to bear the cost of investigation and
clean-up of any hazardous materials located on property currently owned before
sale of the site, and up to $100,000 on parcels to be acquired. After disposition,
the Agency is responsible to the extent of$200,000 for any supplemental clean-up
work required on its property, with the right to terminate if costs exceed $200,000.
4) Development Fees: The Agency is responsible for paying to the city any increase
in development fees that are implemented between November 16, 1992, and within
six months after California Coastal Commission approval of the entitlements
(estimated at $200,000).
5) Business uses: The Agency is obligated to pay the partnership $380,000 to
cover any and all relocation, down time, and potential goodwill costs plus actual
cost of relocating non-property owner commercial tenants (including Wimpi's, if
acquired) and all residential tenants ($250,000 estimated).
6) Parkin : Downtown Parking Master Plan to be approved by the City Council and
Coastal Commission. Agreement will terminate if Plan is not approved and
Developer to receive a six-months Exclusive Negotiation Agreement to negotiate
a revised project on Blocks 104 & 105.
7) Eminent Domain: The Agency agrees to consider use of its eminent domain
authority to purchase the Wimpi's site at its own expense, if necessary. Further,
the Agency agrees to consider use of eminent domain for any partnership property
owners' property that drops out of the deal at the expense of the partnership.
3
8) Affordable Housing: Agency to assume responsibility for complying with the
affordable housing requirements under Redevelopment Law. Agency has already
adopted the Housing Replacement Plan.
9) Reimbursement: Agency to provide Developer with $200,000 .upon execution of
the DDA. Agency to provide Coultrup Companies an additional $150,000 if
agreement terminated due. to failure to obtain Parking Master Plan approval.
Agency to reimburse developer for costs associated with developing Block 104 and
reimbursable expenses if Block 105 does not proceed (estimated at $470,000 for
construction cost and$380,000 for reimbursables, less $200,000 already received).
10) Financing: Agency to.provide a maximum interest subsidy to the property owners
not to exceed $490,000 to be negotiated directly with the lender providing
permanent financing for Block 104 only.
Public Benefits of the Proposed Project:
1) The DDA furthers the objectives of the Community Redevelopment Law, and
Implements the Redevelopment Plan for the Main-Pier Project Area.
2) The DDA provides.for removal of blight and upgrade of two city blocks with new
development which will provide new property tax and sales tax revenues and new
employment opportunities.
3) The proposed project is the most cost-effective proposal submitted to the Agency
since redevelopment of the area was first proposed in 1984.
4) The project has tentative commitments for construction financing to complete
both the commercial and residential portions of the project.
5) The development team •of Birtcher and Coultrup are experienced in the
development of mixed-use projects of the scope and magnitude as contemplated in
the agreement.
6) The DDA provides maximum opportunity for owner participation, and minimizes
the extent of property acquisition required to implement the project.
7) Development of the site completes the entryway to the downtown retail.corridor,
and complements the city's investment in a new pier structure, Pierside Pavilion,
Pier Colony, Main Promenade parking structure, second block rehabilitation, and
other redevelopment projects.
81 The project provides for the comprehensive development of the site under one
master developer and one construction company.
Redevelopment Analysis: (Main-Pier Redevelopment Plan)
The general objective of the Main-Pier Project Area is to improve, upgrade, and revitalize
those areas which have become blighted because of deterioration, disuse and economic,
physical and social maladjustments. The Coultrup/Birtcher project, as proposed, meets
the following objectives as defined in the Redevelopment Plan.
4
U. �
1) Eliminates blighting influences, . including deteriorating buildings, incompatible and
uneconomic land uses, inadequate public improvements, obsolete structures, and other
physical, economic, and social deficiencies; improves the overall appearance of
streets, parking areas and other facilities, public and private; and assures that all
buildings are safe for persons to occupy. '
2) Encourages existing owners, businesses and tenants within the Project Area to
participate in redevelopment activities.
3) Provides adequate parcels and required public improvements so as to encourage new
construction -by private enterprise, thereby providing the city of Huntington Beach
with an improved economic base.
4) Provides adequate public improvements, public facilities, open spaces, and utilities
which cannot be remedied by private or governmental action without redevelopment.
5) Provides construction and employment opportunities .in the development of these
facilities and provides employment opportunities in the operation of the proposed
commercial facilities.
6) Provides for relocation assistance and benefits to Project Area residents and
commercial tenants which may be displaced.
Removal of B1.I&AJImnrovement of Tax Base:
The two blocks located along Main Street and Pacific Coast Highway remain the two most
dilapidated blocks within the downtown area. The properties include vacant lots, closed
storefronts, seismically unsafe buildings, under—utilized properties, and inadequate public
improvements. The project, as proposed by Coultrup/Birtcher, would provide for removal
of these blighting influences and construction of new residential, office, and commercial
uses consistent with the Redevelopment Plan for the area. The project would also
complement the recently completed Pierside Pavilion and Pier Colony complex located
directly adjacent to the southeast.
Construction of new buildings will provide an increased property and sales tax base for the
city, and lead to an increase in City and Agency revenue. In additimi, new employment
opportunities . will be created in both .construction of the facilities and long—term
employment benefits in the commercial establishments.
Economic Analysis:
A Section 33433 Report has been completed and submitted by the Agency's economic
advisors, Keyser Marston Associates, Inc., in conjunction with completion of the
Disposition and Development Agreement. (See attachment)
Currently, Agency-investment in land acquisition, relocation, and hazardous materials
remediation, stands at approximately $4.5 million. Additional land acquisition is
estimated at $630,000. Costs for relocation, hazardous materials remediation, public
improvements, and city fees totals approximately $1,380,000. The Agency's total
investment will therefore, be approximately $6,530,000. In addition, the Agency has
contingent liability for an interest subsidy of $490,000 to the lender for the commercial
properties. If only Block 104 is built and Block 105 cannot proceed, the developer is
entitled to reimbursements of approximately $380,000, (includes $200,000 upon DDA
execution), and construction costs reimbursement for Block 104 of approximately $470,000.
5
The Agency's contribution will be reduced by the developer's payment of $1,900,000 for
the land, and tax increment*revenues of sapproximately $1.7 million. The Agency's net
investment is approximately $4.3 million. This may be further reduced by any Agency
participation in the sales proceeds of the condominium units. The Agency's participation
does not include any affordable housing set aside funds that may be allocated to meet this
requirement of the project. The project will not proceed if a parking facility is required
to be built. In that case, the developer will be entitled to $3S0,000 in reimbursement only.
The target market for the residential units of the project remains at approximately
$240,000, ,which does well in sales throughout the city. Units with prices at $300,000 and
above have been slow in selling along the Huntington Beach coastline.
As a comparison to this Coultrup/Birtcher proposal, the previous proposal in negotiations
with Griffin/Related Properties was identified as Plan "B-3" After analyzing the cost of
the "B-3".plan, it was determined that the cost of owner participation for this approach
would not be feasible. The analysis performed by an independent economic consulting firm
(Keyser Marston) indicated that over the life of the project, the cost benefit of this
approach to the Agency, net of all returns, was an approximate loss of$16 million.
Financing Commitment:
The owner participants are currently negotiating with.Liberty National Bank to provide
Small Business Administration (SBA) loans for construction financing for. the commercial
storefronts along Main Street. Owners of property along Pacific Coast Highway will most
likely be financed directly by the lender since they do not meet the minimum owner
occupancy standards of SBA. According to bank representatives, they are optimistic that
financing arrangements will be completed.
Coultrup has brought in Birtcher Real Estate Ltd., as general partners to replace the KN
Group. Birtcher is interested in Huntington Beach for a number of reasons. Their
corporate objectives include expansion into the residential area of development. They see
a potential in Huntington Beach for developing a number of mixed—use projects in prime
locations along the coastline. Birtcher has substantial experience in working with
redevelopment agencies throughout California, and they have an excellent reputation in
terms of project quality and completion.
Addition of the Birtcher team substantially enhances the financial resources available for
project financing, and increases the likelihood _of project completion. birtcher will work
with Mitsui and Company (USA) on the development of this project. Birtcher's financial
relationships include partners such as Aetna Life Insurance Company, Citicorp Real Estate
Inc., General Electric Investment Corporation, Mutual Life Insurance Company of New
York, Teachers Insurance and Annuity Association, and cities throughout southern
California.
Development Team:
The Coultrup Development Company was formed in 1984, and is a full—service real estate
development firm. In conjunction with the 36—year old Coultrup Construction Inc., the
company has completed projects in Huntington Beach, Long Beach, and Seal Beach. The
company specializes in the acquisition and development of apartment, condominium, and
office buildings.
6
C�, k
Birtcher Real Estate Ltd., is a .joint venture between Birtcher and Mitsui and Company
(USA) Inc., for real estate development on the Pacific Coast. Birtcher is the 19th largest
developer in the United States, based in Laguna Niguel, with 6.5 million square feet under
development. Mitsui and Company is an international trading company based in New York
with a 1990 total revenue of $27 billion. The joint venture will emphasize single and
multi—family developments, marking a return to residential building for Birtcher which has
been concentrating on commercial development in recent years.
Owner Participation:
The DDA, as proposed, includes the participation of eight property owners, covering six
separate properties. Only one property is contemplated for purchase at this time
(Wood/Sarrabere/Goodman). Owner participation is strongly encouraged in the
redevelopment plan- for the Main—Pier Project Area. This high—level of owner
participation significantly reduces the cost of the project to the Agency. The agreement
also limits the Agency exposure to the partici ating owners for relocation, business down
time, and goodwill losses to approximately t380,000. Further, each property owner is
responsible for the financing and construction of their portion of the new buildings.
Failure to secure financing by each property owners and Birtcher is a reason for
terminating the Partnership Agreement and Disposition and Development Agreement. It is
intended that the Wood/Sarrabere/Goodman property will be acquired for integration into
the condominium project. The site is currently developed with Wimpi's food stand.
Resolutions of Necessity were adopted by the City Council on November 2, 1992 for this
property.
Completion of Downtown Entrvwax:
Completion of the proposed Coultrup/Birtcher project would provide for revitalization of
the two remaining major blocks within the downtown area. The Agency and City have
made substantial investments in public facilities such as the new pier, surfing museum, art
center, Main Street public improvements, new water and sewer lines, and assistance to
developers in construction of commercial and residential buildings, including the
Abdelinuti project at 101 Main Street. Approval of the Coultrup/Birtcher DDA would
complete the master plan for downtown as contemplated many years ago.
The project in its size and scope attempts to be consistent with the "village concept" for
the downtown. The plan preserves the integrity of a Main Street retail. and commercial
corridor, while providing residential buildings to support the commercial corridor. The
Master Plan for the downtown core is intended to be compatible with the adjacent
transitional areas and the surrounding residential neighborhoods. Outside of the downtown
core, the plan calls for commercial uses which are compatible with the existing residential
uses immediately adjacent, and also enhances and reinforces the primarily residential
character of the area. The establishment of secure private residential uses adjacent to,
but adequately buffered from the public areas, is one of the objectives of the plan.
In addition, the project preserves the historic Worthy building for future renovation, a
primary concern of the environmental review of the project. Fifth Street is maintained as
a public street to preserve view corridors and access to other businesses located further
inland along Fifth Street.
7
• •
omprehensive Development:
The advantage of the Coultrup proposal is that one master developer and one. master
contractor will be used to develop both blocks within the project. This concept provides
for greater cost efficiencies and greater assurance that the project will be completed.
Related Issues•
Parking - Currently under review is a Downtown Master Plan for parking which will
substantially affect .the commercial .parking requirements for the downtown area,
including the CoultrupBirtcher project. It is anticipated that this Master Plan will be
considered by the Coastal Commission by July of 1993.
Attached 'is a report -(Exhibit A) from Ron Hagan related to the past operating
performance of the .Main Promenade Parking Structure. The report indiciates that
construction of a second parking\structure would be financially infeasible due to current
usage at the existing-parking structure.
Commercial Feasibility on PCH At the request of the City Council, Keyser Marston
Associates.was requested to prepare a brief analysis of the feasibility of commercial
development as part of the residential project located along PCH, between Fifth and Sixth
streets. Their report is attached (Exhibit B) and concludes that a mixed-use project in this
location is not feasible.
History of the Development Site:
Since late 1984, the Agency has been attempting to put together an Owner Participation
Agreement/Disposition and Development Agreement with property owners and various
developers for the Main-Pier Phase 11 project. The proposed mixed-use project consists of
the two blocks bordered by Main and Sixth streets, Pacific Coast Highway, and Walnut
Avenue.
After concluding a Request for Proposals process for the Main-Pier Phase 11 project on
March 24, 1986, the Agency approved a Negotiation Agreement with the Main-Pacific
Property Owners.
The original proposal submitted by the property owners and the developer of record at that
time (A-M Equities) called for a mixed-use project consisting of 275 residential units and
100,000 square feet of commercial. On May 5, 1986, the Agency approved staff's
recommendation that the proposed Development Concept be revised to reduce the project
density (to approximately 240 units). and that plans and a pro forma be submitted
reflecting this change. The Agency also directed staff to require the developer to submit
a duly executed Agreement between the property owners and A-M Equities setting forth
the rights and obligations of each party by May 19, 1986, later extended to June 2, 1986.
8
ca �
A-M Equities was not successful in putting together the above described program and was
succeeded by a new developer, Griffin/Related Properties. Griffin's original proposal
consisted of 220 residential units and 35,000 square.feet of new retail spaces The final
proposal known as "plan B-3" consisted of 103 residential units and commercial/retail
office space. An economic analysis of the "B-3 plan" demonstrated the infeasibility of
pursuing this plan because of the bottom line negative cost of approximately $16,0009000.
On September 11, 1990, the Redevelopment Agency authorized staff to prepare and issue a
Request for Proposals for a two-block, mixed use development for the Main-Pier Phase II
project. This direction was given after previous negotiations with prior developers and the
property owners were not successful. Development parameters were included in the RFP.
Alternative actions considered by the Agency, but rejected, included issuing an RFP to all
property owners, as well as all interested parties or negotiating with property owners, for
the rehabilitation of their existing buildings.
On December 11, 1990, the city's Community Development Department determined that
the existing building at 101 Main Street was "unsafe to occupy" due to the loosening and
falling of bricks from the facade, and was therefore, vacated and closed. At that time,
the property owner revived old plans that called for the rehabilitation of the existing
two-story structure.
Allowing the property owner to proceed with rehabilitation would have ensured that the
City/Agency would not receive the street and plaza dedications and setbacks-as already
provided across the street on the Pierside Pavilion project. -Further,-the owner would have
been permitted to retain the existing non-conforming second story apartment uses.
Therefore, the Agency directed staff to negotiate an agreement with the property owner
that would enable the Agency to achieve its goals of the Main-Pier Redevelopment Plan,
and yet be an economically viable plan for the participant to develop. The Agency
successfully concluded negotiations with Mike Abdelmuti for development of his corner
property on May 28, 1991.
Two proposals for the balance of the two-block site were submitted to the Redevelopment
Agency on December 26,.1990, for the Main-Pier Phase II project - Main-Pier II Property
Owners Association, in partnership with Coultrup Development Company and Sheldon L.
Pollack Corporation. The Pollack proposal did not include owner participation. The
Coultrup proposal includes all property owners (Mulligan, Johnson, Cracchiolo, Bagstad,
Mase, Draper, Alfonso, and Geilim), except Lane and Wood/Sarrabere/Goodman.
According to the developer, Wood/Sarrabere/Goodman is not interested in participating in
a development of the block and they did not respond to the RFP. The Lane's, in a separate
letter to the Agency, .indicated that they plan their own extensive improvements to their
property.
On July 15, 1991, the Agency approved an Exclusive Negotiation Agreement with the
Coultrup Development Company in partnership with the Main-Pier Phase II Property
Owners Association; to terminate on November 15, 1991. Although the November 15
deadline for completion of a DDA was not met, the City Council directed staff to continue
negotiations, and provided direction related to these negotiations on several occasions.
9 /1
I
FUNDING SOURCE:
Main-Pier Fund Balance - $2,600,000 if only Block 104 proceeds.
To be Returned to the Agency - $1,800,000 from the land sale to the developer, .
if Block 105 proceeds.
ALTERNATIVE ACTION:
I
1) Hold the public hearing and consider the DDA.
2) Terminate negotiations.
i
ATTACHMENTS:
1) Site Map
2) Redevelopment Agency Resolution
3) City Council Resolution
4) Health & Safety Code Report 33433
5) DDA
MTU/BAK/KBB:ls
1235r
10
CITY OF HUNTINGTON BEACH
Ica INTER-DEPARTMENT COMMUNICATION
HUNTINGTON BEACH
TO: Mike Adams, Director of Community Development
FROM: Barbara A. Kaiser, Deputy City Administrator/Ecorion;it` evelopment
SUBJECT: SUBMITTAL OF REVISED PROJECT DESCRIPTION FOR
CONDITIONAL USE PERMIT NO. 92-17
DATE: June 2, 1993
Attached is the revised project description for Conditional Use Permit No. 92-17
which is jointly submitted by Coultrup Companies and the Redevelopment Agency
of the City of Huntington Beach/Main-Pier Redevelopment Project Area. Please
review the attached project description to assure that it is consistent with
conditions acceptable to Community Development when the CUP is before the
Council on July 6, 1993.
If you have any questions or comments regarding the above, please feel free to
contact me.
BAK/RS:sar
Attachment
c:mabak
104 Summary
Project: Main Pier Phase II - Block 104
Huntington Beach, CA
Requ' d Grand- Total
OWNER Use Gross RentableParking FatheredReq. Prk
Net Lot Area ------ ------ ------ ------ ------
Note 1 Note 1 Note 2
Also see Note 3 regarding assumptions about set-backs.
ALFONSO: Reconstruct & expand/continue food service on 1st flr.
2, 650 sf post dedication lot area: 25 x 106
1st Flr Restaurant 2,400 2, 210 24 0 24
Retail 11 (11)
2nd Flr Offices 1, 900 1, 710 8 0 8
patio & Balc 500
4, 800 3, 920 32 11 21
DRAPER Reconstruct & expand/continue retail on 1st flr.
Plan for food-service on 2nd flr plus offices
2, 650 sf post dedication lot area: 26 x 106
1st Flr Retail 2, 575 2, 385 13 11 . 2
2nd Flr Offices 875 850 4 0 4
Restaurant 1 , 200 1,087 12 0 12
patio & Balc 500
------ ------ ------ ------ ------
5, 150 4, 322 28 11 17
MASE Reconstruct & expand/continue retail on 1st flr.
Plan for food-service on 2nd flr plus offices
2, 650 sf post dedication lot area: 25 x 106
1st Flr Retail 2, 575 2, 385 13 0 13
2nd Flr Offices 875 850 9 0 9
Restaurant 1 , 200 1 ,087 12 0 12
patio & Balc 500
------ ------ ------ ------ ------
5, 150 4, 322 34 0 34
MULLIGAN Reconstruct: continue restaurant/Bar on 1st flr.
Plan for food-service on 2nd flr plus offices
2, 650 sf post dedication lot area: 25 x 106
1st Fir Restaurant/Bar 2, 400 2,084 24 23 1
2nd Flr Restaurant 1, 800 1 , 559 18 0 18
Offices 100 100 0 10 ( 10)
patio & Balc 500
4, 800 3 , 743 42 33 9
Total Main Street Buildings 19, 900 16, 307 136 55 81
Mike Roberts : 02-Jun-93 for Coultrup Companies
104 Summary
Project: Main Pier Phase II - Block 104
Huntington Beach, CA
Requ'd Grand- Total
OWNER Use Gross RentableParking FatheredReq. Prk
Net Lot Area ------ ------ ------ ------ ------
BAGSTAD New construction: No grandfathering of parking applies
4, 875 sf post dedication lot area: 50 x 97. 5
1st Flr Retail 4, 725 3, 700 24 0 24
2nd Flr Offices 725 660 3 0 3
Restaurant 3,000 2, 725 30 0 30
patio & Balc 1,000
3rd, Flr Offices 3, 225 2,929 13 0 13
patio & Balc 1, 500
------ ------ ------ ------ ------
14, 175 10,014 69 0 69
CRACCHIOLO New construction: No grandfathering of parking applies
3, 879 sf post dedication lot area: 39. 78 x 97 . 5
1st Flr Restaurant 2,000 1, 817 20 0 20
Retail 1, 759 1, 598 9 0 9
2nd Flr Offices 1, 189 1,080 5 0 5
Restaurant 1,000 908 10 0 10
patio & Balc 1 , 571
3rd Flr Offices 1, 216 1, 104 5 0 5
patio & Balc 2, 543
------ ------ ------ ------ ------
11, 278 6, 507 48 0 48
TOTAL PCH BUILDINGS 25, 453 16, 521 118 0 118
------ ------ --- --- ---
TOTAL MAIN ST. & PCH BUILDINGS 45, 353 32, 828 254 55 199
See Note 3.
Interior
TOTALS BY USE: Gross Rentable
Offices 10, 104 9, 283
Retail_ 11 , 634 10 , 068
Restaurant 15, 000 13, 477
Patios/Balconies 8, 614 0
45, 353 32, 828
Mike Roberts: 02-Jun-93 , for Coultrup Companies
104 Summary
Project: Main Pier Phase II - Block 104
Huntington Beach, CA
Note 1 : Gross area is all inclusive except for patios.
Rentable area is gross area less exterior walls, stairs & shaf
Note 2: Parking is calculated on gross areas as follows:
Office 4 Stalls per 1,000 sf
Retail 5 Stalls per 1,000 sf
Restaurant 10 Stalls per 1,000 sf
Note 3: Numbers of areas given above may not include all possible
Planning Department Constraints with the exception that
restaurant area is limited to 15,000 sf. total; 9,000 sf in
the Main Street buildings and 6,000 sf in the PCH buildings.
The rear (alley) setback is 3' for all the buildings. The
upper story walkways on the rear are assumed to overhang
the 3' ground level rear set-back. Additional setback at
the PCH buildings for onsite parking is not provided.
The 2nd story at Main St. is setback 20'
The second story at PCH is setback 15' , but the columns
go straight up the facade from the ground to the 3rd floor
forming the framework for a covered patio on the 2nd floor.
The third floor setback from this facade on PCH is 25' . On 5th
St. , the second floor is set-back 10' with facade columns
vertical from ground to the 3rd floor forming a covered patio.
The 3rd floor is setback 20' .
Mike Roberts: 02-Jun-93 for Coultrup Companies
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ton Beach City of Hunting
..„e 2000 MAIN STREET CALIFORNIA 92648
�< " yr•, o.:,., DEPARTMENT OF ECONOMIC DEVELOPMENT
Office of the Director 536-5582
Housing 536-5542
Redevelopment 536-5582
Fax (714)375-5087
March 31, 1993
Jon Coultrup
Coultrup Companies
Post Office Box 1270
Sunset Beach, California 90742
Dear Jon:
Attached is a tentative schedule for setting the public hearings on May 3, 1993, for the
Coultrup/Birtcher/Main Pier Owners Disposition and Development Agreement and
Conditional Use Permit. As shown on the schedule, we must submit the public hearing
notice to the city clerk on April 12 1993. In order for us to submit this public hearing
notice, the following must be in my office by 4.00 PM on Friday, April 9, 1993.
1) DDA with signatures by all parties.
2) Guarantees with signatures by each individual on individual documents.
3) Conditions, Covenants, and Restrictions with signatures by each individual on
individual documents.
4) Main-Pier Owners Partnership Agreement with signatures by all owners and
Coultrup Companies.
If any of the property owners are withdrawing from the project (e.g. unwilling to sign
the documents listed above), I need a written request from you to amend the DDA to
add their names to properties to be considered for eminent domain by the April 9, 1993
deadline, as well.
Jon Coultrup
March 31, 1993
Page Two
If any of the documents are not received by April 9, 1993, the May 3, 1993 public
hearing will be delayed.
As always,
Barbara A. Kaiser,
Deputy City Administrator
BAK:ls
Attachment
xc: Ray Silver, Assistant City Administrator
Mike Adams, Community Development Director
Connie Brockway, City Clerk
r
1
3/29/93
COULTRUP TENTATIVE SCHEDULE
Friday, April 2, 1993 DDA distributed to Agency for 30-day review
Monday, April 12, 1993 Submit public notice to Clerk's office
Thursday, April 15, 1993 First public notice published
Wednesday, April 21, 1993 Agenda deadline for RCA
Thursday, April 22, 1993 Second public notice published
Monday, May 3, 1993 City Council/Redevelopment Agency conducts
public hearing on CUP & DDA
419j
ATTACHMENT NO, 2
REVISED FINDINGS AND CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO, 92-17 WITH SPECIAL PERMITS/
CONDITIONAL EXCEPTION (VARIANCE) NO. 92-28/
TENTATIVE TRACT MAP NO, 14666/
COASTAL DEVELOPMENT PERMIT NO, 92-14
SUGGESTED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO, 92-17:
1. As conditioned, the proposed project will meet the City' s General
Plan and zoning land use policies of the Coastal Element and the
Downtown Specific Plan thereby, ensuring project conformance based
on the following:
a. The proposed developments ratio of visitor serving. commercial.
area (36,266- square feet) to residential area (83,313 square
feet) is 30% to 70%. This can be justified with the addition
of the existing Lane/Terry property (3, 500 square feet
commercial) and the -previously approved Abdelmuti development
(47,000 square feet commercial and office) which provides a two
block ratio of 51% to 49% visitor serving commercial and office
to residential.
b. Proposed project meets the requirement, Section 4 . 5 .01(c) , that
at least one-third (1/3) of the total floor area to be devoted
to visitor-serving commercial uses .
c. Proposed project meets the Specific Plan requirement of Section
4 . 5 . 01(d) that residential uses are allowed in conjunction with
visitor-serving for a full block or larger project up to
one-half (1/2) of the floor area may be devoted to residential
uses .
d. Proposed project meets the Specific Plan requirement of Section
4 . 5. 01(d) that the residential units in the project are located
further than 125 feet of Main Street.
e. Proposed project phasing meets Section 4 . 5 . 01(e) of the
Specific Plan due to the fact that the residential portion will
not be issued a occupancy permit until the commercial portion
is complete.
I Proposed project meets Section 4 . 5 . 01(f) as a consolidation of
two (2) blocks with one (1) block utilizing non-priority
residential uses in a separate structure from the second block
visitor-serving commercial uses and providing substantial
public open space and pedestrian access amenities to maintain a
predominately visitor-serving orientation based on the
following :
Attachment No . 2 -1- (7080d)
1) The proposed project provides a public open space amenity
which is substantially greater than the minimum requirement
of 10% or 18,322 square feet.
2) The proposed project provides a number of pedestrian access
amenities such as wide walkways, benches, bike racks, upper
story deck areas.
3) The proposed project provides a predominantly visitor
-- - serving orientation with the public amenities and proposes
to maintain these characteristics with an integration of
similar building materials and architectural details in both
the commercial and residential portions of the project.
SUGGESTED FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO.
92
1-. Due to the fact that the subject development is a portion of a
larger two block project, there are exceptional and extraordinary
circumstances or conditions applicable to the land, buildings and
premises involved that do not apply generally to the property of .
class of uses in the same district.
2 . The conditional exception (variance) to allow parking areas to be
provided at a later date in conjunction with a larger parking
management plan is necessary for the preservation of substantial
property rights.
3 .. The granting of .a conditional exception -(variance) to- allow
parking areas to be provided at a later date in conjunction with a
parking management plan will not ..be materially detrimental to the
public health, safety and welfare or -injurious to the conforming
land, property or improvements in the neighborhood of the property
for which the conditional exception (variance) is sought.
4 . The applicant is willing and able to carry out the purposes for
which the conditional exception (variance) is sought and will
proceed to do so without delay.
5. Sufficient conditions of approval have been phased on the project
to ensure that the code required amount of parking will be
provided.
6. The project will comply with the Certified EIR No. 89-6 and
addendum by providing long term parking needs for the proposed
project by one of two methods, either through participation in a
shared downtown parking plan or providing new parking facilities
on-site or within 350 feet of the project, within three years of
the first Certificate of Occupancy.
Attachment No. 2 -2- (7080d)
SUGGESTED FINDINGS FOR APPROVAL - TENTATIVE TRACT MAP 14666:
1. The proposed consolidation and division of parcels and alley
vacation for purposes of commercial/office and residential uses
is in compliance with the size and shape of property necessary
for that type of development.
2. ;. The General Plan has set forth provisions for this type of land
use as well as objectives for implementation of this type of use.
~-- 3 . The property was previously studied for this type of land use
- - (mixed commercial/office/residential) at the time the land use
designation of Downtown Specific Plan, District No. 3 .
- 4 . The proposed map is consistent with the previously approved
Tentative Parcel Map No. 91-235 which is a portion of this two
block project area.
SUGGESTED FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT
NO, 92-14 :
1. As conditioned, the proposed development conforms to the plans,
policies, requirements and standards of the Huntington Beach
- Coastal Element of the General Plan.
2 . As conditioned, Coastal Development Permit No. 92-14 is
consistent with the CZ (Coastal Zone) suffix, the Downtown
Specific Plan as well as other provisions of the Huntington
Beach Ordinance code applicable to the property.
3 . As conditioned, the proposed mixed use project with commercial
z; and office uses and 80 condominium units- shall 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 . As conditioned, the proposed mixed use project conforms with the
public access and public recreation policies of Chapter 3 of the
California Coastal Act.
SUGGESTED FINDINGS FOR APPROVAL - SPECIAL PERMITS:
1 . The following special permits promote a better urban environment
by adapting the Downtown Specific Plan, District No. 3
requirements which enhance the area and provide a compatible
project with the surrounding area:
a. A reduction of the required front setback along Pacific Coast
Highway. and Main Street will allow the project to be more
compatible with the previously approved project.
b. A reduction of the required upper story setbacks along
Pacific Coast Highway and Main Street and interior property
line, will allow the project to be consistent with the
previously approved project.
Attachment No. 2 -3- (7080d)
c. A reduction of the required side yard setback along Fifth
Street will allow the project to be consistent with the
previously approved project.
2. The requested special permits provide for maximum use of
aesthetically pleasing types of architecture and building
layout, and promote a pedestrian/urban atmosphere.
3 . -
requested special permits will not be detrimental to the
- - general health, welfare, safety and convenience, and not
detrimental and injurious to the value of property and
improvements of the neighborhood or of the City in general. The
building bulk, building mass and overall project design are
properly addressed and will not be a detriment to the
surrounding neighborhood.
4: The requested special permits are consistent with the objectives
of the Downtown Specific plan, District 3 standards in achieving
a development compatible with the surrounding environmental.
The proposed project provides a better living environment and an
aesthetically pleasing project through design implementation,
and promotes a pedestrian/urban atmosphere.
SUGGESTED CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO, 92-17/
COASTAL DEVELOPMENT PERMIT NO, 92-14 :
1. (Revised)The site plan, floor plans and elevations dated
November 2, 1992 shall be tH�/�d�i���Srfz(XX /zf��Sfd:f�d/X� d�t!
WZYK redesigned to reflect the following modifications:
a. (New)The layout for block 104 shall reflect two new
separate common wall buildings adjacent to Pacific Coast
Highway, not to exceed three stories in height and four
new/rehabilitated separate common wall buildings adjacent to
Main Street, not to exceed two stories in height.
The uses within these buildings shall be limited as follows:
Retail Restaurant_ Office
P.C.H. Buildings:
Lot 10 (Bagstad) 4,725 3,000 3,950
500*
Lot 11 (Cracchiolo) 1,521 3,000 2,710
1,500*
Attachment No. 2 -4- (7080d)
Main Street Buildings:
Lot 5 (blase) 2,525 1,200 710
500*
Lot 6 (Draper) 2,525 1,200 650
- 500*
Lot 7 -(Alfonso) 2,400 11850
Lot 8 (Mulligan) 4,200 100
500*
Total 11,296 15,000 9,970
_ - 3,500*
Total Project 39,766
* Outdoor Dining
The layout for block 105 shall reflect a maximum of 80
residential units.
b. (New)The property lines on the site plan and floor plan
shall be revised to reflect post dedication locations .
C. Relocate trash enclosures from parking area to recessed
- areas adjacent to the rear of.. the Main Street and Pacific
Coast Highway buildings.
s d. Provide short term parking opportunities along the rear of
the Pacific Coast Highway building.
d. (New) The building depth of the Main Street buildings shall
be no greater than the largest existing building
(approximately 100 feet) on the site.
e. (Revised)Widen the sidewalks along the rear of the Main
Sreet and Pacific Coast Highway buildings by providing a
minimum three (3) foot rear building setback from full
seven and one-half (7-1/2) feet alley right of way
dedication.
f . Provide 7 . 5 foot alley dedication on the east and south
sides of alley, 7. 5 on the west and north sides of alleys,
4 foot Main Street dedication (lots 4-9 of tentative map) ,
5 foot Pacific Coast Highway dedication (lots 1, 9, 10 and
11 of the tentative map) and a 2 . 5 foot Sixth Street
dedication (lots 1 and 2 of the tentative map) .
Attachment No. 2 -5- (7080d)
i
g. (New)The store front windows on the Main Street commercial
building shall be recessed minimum 21 .
P��iCPt@/fLd��P/HiC¢JN�bz(�/l6diCYdtriaJ/�HXYY/]6e/gSf d�iiC�I��T/P�`d�i/PHA
t���$���/�rl�rl�Yd���I/zer/�/zBr/Y�rldiCnaJl
i . (New)The floor plans shall depict a -maximum of 15, 000 sq.
- - - ft. of restaurant space between the Pacific Coast Highway
and Main Street buildings.
j.. (New)All outdoor deck areas shall not be used exclusively
for dining purposes in conjunction with any specific
restaurant use; the deck areas shall be for public use.
k. (New)The elevations shall be revised as follows:
Roof pitches on both commercial buildings to match that
of the Phase I (Abdulmuti) commercial building.
(Revised)The second story of the Pacific Coast Highway
building shall have a minimum 20 ' balcony/deck area
along the 6AYItO face fronting Pacific Coast Highway,
except that the building bay adjacent to the Phase 1
project may be enclosed.
The third level of. the Pacific Coast Highway building
facing Pacific Coast Highway shall be setback to align
with the Abdulmuti building third level setback.
The Main Street roof line shall match the building
setback.
1 . (New)The plans shall reflect all new and rehabilitated
construction; Ad portions of the existing buildings may
remain.
M. (Revised)Reduce the height of the surface level screen
wall for the residential parking to a maximum of 9IgXL/.(8#Y
eight and a half (8 - 1/2) feet from top of curb to top of
first level slab along Pacific Coast Highway frontage and to
a maximum of 614XX/.(S� eight and a half (8 - 1/2) alo.ng
the Walnut Avenue frontage.
n. Vacate Block 105 alley and indicate minimum 28 foot wide
driveway area, trash area and landscape buffer between
Worthy historical building and the residential project and
indicate use for either passive or active recreational open
space, subject to the approval of the Community Development
Director.
Attachment No. 2 -6- (7080d)
2 . (Revised)Prior to issuance of building permits, a parking plan
depicting the temporary and permanent location of all required
parking spaces, either on-site or off=site within 350 ' of the
project boundaries shall be submitted for review and approval by
the Planning Commission and City Council. Said parking shall be
in place prior to the issuance of any
Certificate of Occupancy. XYY/Ye��tYYed/�XYKiC�iaJ/HHHYY/kSe
Yri�ldY�fHe/�6iCLHi'ri/YHYYY�/�t�f/,(SBy/�idrIYHH/HP/YHH/tHH�IHnHr�/r6f/LHe
fXt9Y/eHYYXfXdAYe/df/OH6f16arfi6Y. This condition may be waived
_ - & - if the project complies with any new alternative parking
standards adopted by the City within the next three years.
3 . _ .(Revised)All fifKYe new uses other than retail-commercial
and office use shall be subject to a separate conditional use
' permit as required by the Downtown Specific Plan. AZZ
eYYHLYriaJ/�rdt�S�cieYr�i'HY/HYeY/rdrS/a`YYe/Utz(�/YeYHHHiL�/i'riYH/LHe/riei6Y�
-�-'-�Hri�YYH�Y�d/r�Ht�fIeYHYaiY/}5�(tY�IYri¢JK/gfYH�it�I�d/YHHf/fHe/rie�b
�S�tHtrleHH/�IY�H/dH��!/nr6Y/r�Y�eed/Y8�/Hf/YHHtY/�KYHYtrieJ/HHiCY�ItriaJ
HY�H/Heal/H�S�YH�YY�ile/��Y�IYi�H/HYr�/Hl�Yatrlr�d.
4 . Improve Pacific Coast Highway and Main Street to the same
standards conditioned upon the approved Phase I (Abdulmuti) ,
Main Pier II project.
5. Provide street paving patterns of Main Street, Pacific Coast
Highway and Walnut to match the approved Phase I (Abdulmuti)
project of Main Pier II .
s,.
6 . Provide alley improvements to meet second block Main Street
design requirements.
7. All mitigation measures outlined in EIR No. 89-6 shall be
complied with in accordance with the mitigation monitoring
program.
8 . A phasing program shall be submitted to the Community
Development Director for review and approval . Commercial
construction shall commence prior to or concurrent with any
residential construction.
9 . Prior to submittal for building permits, the applicant/owner
shall complete the following :
a. Submit three copies of the revised site plan to the Planning
Division for addressing purposes . If street names are
necessary, submit proposal to Fire Department for review and
approval .
b. Depict all utility apparatus, such as but not limited to
backflow devices .and Edison transformers , gas and water
meters, 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.
Attachment No. 2 -7- (7080d)
• •
c. Floor plans for new construction shall depict natural gas and
220V electrical shall be stubbed in at the location of
clothes dryers; natural gas shall be stubbed in at the
locations of cooking facilities, water heaters, and central
heating units; and low-volume heads shall be used on all
spigots and water faucets.
d. All new residential 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) .
e. All new 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.
f. (Revised)Outdoor lighting shall be provided and shall be
high-pressure sodium vapor lamps or similar 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 . The walkway. to the
south of the Main Street building shall be lighted.
g. Prior to issuance of building permits for the construction of
the residential portion, Developer shall provide the City
with an Affordable Housing program to be approved by the
Director of Community Development and in accordance with
provisions of the City' s adopted Housing Element and
Redevelopment Law. The affordable housing program shall
provide for the development o-f not less than 12 residential
units which will be available at affordable housing costs to
persons and households of low and moderate income, with not
less than 5 of those units units available at "affordable
housing costs" to "very low income" households as defined by
the Department of Housing and Urban Development (H.U.D. ) .
The affordable housing program shall identify housing"
proposals, locations and implementation strategies for the
development of new residential units designed for families of
low and moderate income. The Developer shall provide
affordable housing within the residential portion of the site
or provide affordable housing off-site. If all or a portion
of the affordable housing is to be provided off-site, one or
more of the following must occur prior to the issuance of
building permits of the construction of residential phase of
Main Pier Phase II .
Attachment No. 2 -8- (7080d)
1. Control of an off-site location acceptable to the City.
2. City approval of a development .plan for an off-site
location.
3 . Prior to issuance of building permits, the applicant shall
identify a location for the replacement of units lost
through demolition. Said plan shall comply with Section
33413 . 5 of California Community Development Law. All
units must be replaced within four (4) -years of approval
m. - of this conditional use permit.
h:: -The Design Review Board (and/or Community Development
-. Department) shall review and approve the following:
1. All project revisions specified in Condition of Approval
No. 1, as well as any subsequent modifications of the
project design.
2. The final landscape plan, including all landscape and
softscape.
i.. The site plan shall include (or reference page) all
conditions of approval imposed on the project printed
verbatim.
j . 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, soil corrosion,
fill properties, toxics foundations, - walls, streets and
facilities .
10. Prior to issuance of building permits, the applicant/owner shall
complete the following:
a':` Submit copy of the revised site plan, floor plans and
elevations pursuant to Condition No. 1 for review and
approval and inclusion in the entitlement file. Said plan
shall include final design for 5th Street .
b. 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 be in conformance with
Section 9608, the Downtown Specific Plan and the Main Street
Improvement Plans 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.
Attachment No. 2 -9- (7080d)
c. All applicable Public Works fees shall be paid.
d. 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.
e. A planned sign program shall be submitted and approved for
all signing. Said program shall be approved by the Planning
: Commission and the Design Review Board.
f. The major identification sign shall be removed or altered to
comply with Article 961.
g: All park and recreation fees shall be paid.
h. (New)Kd16XA 6;d6iIK On Street public parking spaces lost
as` a part of this project shall be identified and replaced
j6A.4XXYd within each project area.
11. The Public Works Department requirements are as follows:
a. (Revised)Portions of Sixth Street adjacent to driveways and
intersections between Pacific Coast Highway and Walnut shall
be red curbed.
b. The Developer will be responsible for the payment of the
Traffic Impact Fees which are due prior to issuance of a
- -Certificate of Occupancy:. for any:.commercial or-residential
unit.
c. Low volume fixture heads and ultra-low flush toilets shall be
incorporated into the potable water system.
d. The Developer shall use "drought tolerant" plants and turf
for all common area landscaping.
12. Fire Department Requirements are as follows:
a. Automatic sprinkler systems will be installed throughout to
comply with Huntington Beach Fire Department and Uniform
Building Code Standards . Shop drawings will be submitted to
and approved by the Fire Department prior to- installation.
b. A Class III wet standpipe system (combination) will be
installed to comply with Huntington Beach Fire Department and
Uniform Building Code Standards . Shop drawings will be
submitted to and approved by the Fire Department prior to
installation.
c. A fire alarm system will be installed to comply with
Huntington Beach Fire Department and Uniform Building Code
Standards. Shop drawings will be submitted to and approved
by the Fire Department prior to installation. The system
will provide the following:
Attachment No. 2 -10- (7080d)
Manual Pulls Annunciation
Water flow, valve tamper Audible Alarms
& trouble detection Graphic Display
24-hour supervision Smoke Detectors
d. Fire extinguishers will be installed and located in areas to
--- comply with Huntington Beach Fire Code Standards.
eaJ 'Sig . hydrants shall be installed prior to combustible
- -- construction. Shop drawings will be submitted to the Public
= - Works Department and approved by the Fire Department prior to
installation.
f. Elevators will be sized to accommodate an ambulance gurney.
Minimum 6 '8" wide by 4 '3" deep with minimum 42" opening.
g:"Security gates will be designed to comply with City
Specification #403 .
h. Address numbers will be installed to comply with City
Specification#428 . The size of the numbers will be the
following:
1. The number for the building will be sized a minimum of ten
inches with a brush stroke of one and one-half inches .
r 2 . Individual units will be sized a minimum of four inches
= with a brush stroke, of. one-half- inch.
i . Submit to the Huntington Beach Fire Department for approval a
Fire Protection Plan containing requirements of Fire
Department Specification #426.
j The project will comply with all provisions of the Huntington
Beach Fire Code and City Specification #422 and #431 for the
abandonment of oil wells and site restoration.
k. The project will comply with all provisions of the Huntington
Beach Municipal Code Title 17. 04 .085 and City Specification
#429 for new construction within the methane gas overlay
districts .
1 . Stairwell access must be provided so that emergency personnel
are able to access any area in the parking structure within
150 feet of travel .
m. The 90 degree turn located at the parking structure entry
must be adequately sized to provide a 17 ' by 45 ' radius turn
for fire fighting apparatus .
13 . The development shall comply with all applicable provisions of
the Municipal Code, Building Division, and Fire Department
except as approved for herein.
Attachment No. 2 -11- (7080d)
14 . 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.
15. During construction, the applicant shall:
a. Use water trucks or sprinkler systems in all areas where
_ vehicles travel to keep damp enough to prevent dust raised
when leaving the site;
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;
`d. Attempt to phase and schedule construction activities to
avoid high ozone days (first stage smog alerts) ;
e. Discontinue construction during second stage smog alerts.
16. Construction shall be limited to Monday - Saturday 7:00 AM to
8:00 PM. Construction shall be prohibited Sundays and Federal
holidays.
17. Prior to issuance of a Certificate of Occupancy, the following
shall be completed:
a. All improvements (including landscaping) : to the property _
shall be completed in accordance with the approved plans and
conditions of approval specified herein.
b. Compliance with all conditions of approval specified herein
shall be accomplished.
18. The Planning Commission reserves the right to revoke Conditional
Use Permit No. 92-17 with special permits/Conditional Exception
No. 92-28 and Coastal Development Permit No. 92-14 if any
violation of these conditions or the Huntington Beach Ordinance
Code occurs .
19 . (Revised)This conditional use permit shall not become
effective for any purpose until an "Acceptance of Conditions"
form has been properly executed by the applicant.AAd/ Sri
20 . Conditional Use Permit No. 92-17 with special
permits/Conditional Exception No. 92-28 and Coastal Development
Permit No. 92-14 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.
Attachment No. 2 -12- (7080d)
21. The applicant/property owner shall be responsible for paying the
Park and Recreation Fees in effect at the time the final map is
accepted by City Council or issuance by building permits,
whichever occurs first.
22. The Redevelopment Agency shall work with property owner of Lot 2
(Worthy Property) to develop a structure rehabilitation plan
which shall include at a minimum exterior painting. The plan
. and identified improvements shall be completed within two (2)
. -.-----years from issuance of any building permits .
23 . (New)Minor modifications shall require Design Review Board
review and approval and major modifications, that do not result
in an intensification of use, shall require a site plan
amendment to be reviewed and approved by the Planning Commission.
24'.' All low and moderate income residential units displaced by the
project shall be replaced within the city within four (4) years
of demolition. The replacement units must remain available at
an affordable housing cost of low or moderate income persons for
the duration of the redevelopment plan. Prior to issuance of
the first Certificate of Occupancy, the applicant shall submit a
plan to the Director identifying where and how the required
units shall be provided.
SUGGESTED CONDITIONS OF APPROVAL - TENTATIVE TRACT 14666 :
1. The tentative tract map received. and.- dated July 13, 1992, shall
be revised to reflect the following - changes and conditions :
a. (Revised)Indicate Oil 7.5 foot dedication on east side
and south side and 7. 5 feet on west and north side of block
� 104 alley, 4 foot Main Street dedication (lots 4-9) , 5 foot
- Pacific Coast Highway dedication (lots 1, 9, 10, 11) and 2. 5
foot Sixth Street dedication (lots 1 and 2) .
b. Improve Pacific Coast Highway and Main Street to the same
standards conditioned upon Conditional Use Permit No. 91-39
and Tentative Parcel Map No. 91-235, Phase I Main Pier Phase
II Project .
c. Provide sidewalk paving patterns along Main Street, Pacific
Coast Highway, Walnut and 6th Street to match Phase I Main
Pier Phase II project.
d. All alley improvements shall match alley improvement in size
and materials with alley improvements directly north of the
subject site.
e. If the existing alley adjacent to Lot 2 is to be used as
common open space to satisfy the minimum open space
requirements for Lot 1 then the alley shall be vacated to the
Redevelopment Agency and Reconveyed to Homeowners Association
in Accordance with the State Subdivision Map Act .
Attachment No. 2 -13- (7080d)
f. (revised)Fifth Street shall be designed to preserve the
eighty foot (80 ' ) wide view corridor by providing a ten foot
(10' ) wide landscape and view easement on each side of a
sixty foot (60 ' ) wide public right of way area. No
structures (ie. buildings, planter walls, etc. ) shall be
permitted over 42" in the 10 ' view easement areas .
g. Sidewalk on west side of Fifth Street to be increased to
- eight (8) feet and adjacent parallel parking reduced from ten
(10) feet to eight (8) feet in width.
If. Vacate east seven and one-half (7-1/2) feet of alley off
lot 1; vacate west seven and one-half (7-1/2) feet by
separate action, reserving a sewer and waterline easement.
i7. (New)Lots 5 through 8 and lots 10 and 11 may need to be
consolidated into two separate lots with a codominium map.
If the final plan calls for common ingress and egress
facilities or other shared amenities such as open space, roof
systems, balconies, trash areas, etc. , other requlation
methods may be used.
2. Public Works requirements are as follows:
a. Full improvements including curb, cutter, sidewalk,
driveways, street lights, traffic signal relocation, tree
removal, removal and replacement of paving to center line of
5th, 6th and Walnut . adjacent. to tract boundary, shall be
required. Pavement design shall be for- a 20 year service
life.
b. All utility improvements and undergrounding, shall be
completed prior to any street or alley pavement work.
c. The intersection of Fifth Street and Walnut Avenue will
require reconstruction to eliminate existing corner cross
drains. Construct wheelchair ramps at all street
intersection corners .
d. The curb return radius at 6th and P.C.H. shall be 35 feet.
The curb return radii at 5th and PCH and Walnut will be
determined at the time of 5th Street final design approval .
e. All vehicular access rights to 5th Street, 6th Street, Walnut
Avenue and P.C.H. shall be released and relinquished to the
City of Huntington Beach except at locations approved by the
Planning Commission.
f . The Developer shall submit water improvement plans on a
separate utility plan, showing all water main construction,
service connections to all lots, fire hydrants and other
appurtenances in accordance with Public Works standards .
Attachment No. 2 -14- (7080d)
s +y Y
g. The Developer shall construct water mains as shown on the
Tentative Map, size and location to be determined by the
Water Division.
h. The Developer shall construct sewer mains as shown on
Tentative Map.
i .v Landscape irrigation shall have a separate water service,
— including a reduced pressure principal backflow device.
j . Abandon existing water system located within alley parallel
to P.C.H. Abandon portion of existing water system within
alley perpendicular to P.C.H.
k.. Submit a soils report to the Director of .Public Works
1. Submit as-built improvement and grading plans, photo mylar of
. the recorded final map, and microfilm cards of improvement
plans, grading plans, and final map prior to release of final
unit.
3 . (Revised) The area shown as Parcel Map no. 91-235 is shown for
information only as to the overall projects phased development
of the two blocks and is not part of this map. All conditions
of Parcel Map No. 91-235 shall remain in- effect as. a separate
entitlement.
4 . 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 common driveway access easements, and maintenance of
all walls and common landscape areas by the Homeowners '
Association.
5 . (Revised) This tentative tract map shall be valid for two (2)
years unless granted an extension of time. This tentative tract
map shall become null and void if the conditional use permit is
withdrawn.
Attachment No. 2 -15- (7080d)