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HomeMy WebLinkAboutPub Hear-PACIFIC COAST HOMES-CUP 90-47 w/Special Permits/ �1Lec7.T� -r-K- Sao• s<O iyoo�/�¢ooq/�v� 9o-��c/9o-sus i tll 1 L CITY OF HUNTINGTON BEACH 2000 MAIN STREET CALIFORNIA 92648 OFFICE OF THE CITY CLERK September 25, 1991 Pacific Coast Homes 2120 Main Street, #260 Huntington Beach, CA 92648-2499 Re: CUP 90-47 with Special Permits, CE 90-35, TT 14007, 14009- and Mitigated ND's 90-44, 45 & 46 The City Council of the City of Huntington Beach at the meeting held Monday,, September 16, 1991, denied your appeal and approved your application as amended. This is a final decision. You are hereby, notified that pursuant to provisions. of Section 10.94.6 of the Code of Civil Procedures. of the State of California you have ninety days from September 25., 1-9-91, to apply to the courts for judicial review. A copy of the minutes will be mailed to you as soon as they are completed. If you have any questions, please contact Mike Adams, Community Development Director at 536-5276. Connie Brockway. City Clerk CB:ln 1047I Enc. cc: Gail Hutton, City Attorney Mike Adams, Community Development Director Michael Uberuaga, City Administrator (Telephone:714-536-5227) § 1094.5 Si"FCIAL PROCEEDINGS Part 3 Note 378 :.amled fnr n.•tt 111:11 de nm.•. 1'rt-s.etl itine.I ...... !: : .imwr hnd iw juri.•li.imil t'tlli(urnia 1`ueu t.lecnu•it I1 .. .\l.t.ral� I.d. no.l did not d,-tcrntiie merits. \\'esteri air t 11171i) t�i 1',11.f11.I1'. 111• rt7 ('..\..t.l �11, I,11..'+ ltit'. t. �ohi`skl (111ti1) 321 (711.1(lttr. 'frinl t•uurt's jndgntet.t .;,a.iitg writ ni 71f1, 1111 1'.:\._d 31111. mmnttnte to compel director .,f ngrieulttire Valet. tltnt letter thucltargimg senior trl.- to set ngi.le.hi. Jrcisian rrvnkiut; petitinn- i,•t cL•rk in office of rnntl} clerk shoed er•s livenst` as aircraft pilot it, hn•iness ..t Ihnt she tt:ts guilty of nti..•mtduct in re- pest rtmtrol w•ns reversed aid case re itovir,g puhlie rerurd.• from the files 011.1 ntnuded to trial court with directions ,n wnlilatilig mil serretit-r them on various rewind case tm direetor for purpo.e of (lutes, whereas in hearing before cowlty t rt.4»nsideriig the pemalty prvviously im. vicil service commission evidence was in• Imse1, where it was found tint some of traduced only ns to what look Place on the charges against petitioner were. not nne of the dates, did im require. the dis- snpported by cvidrnee. Wingfield v. trio court al' appeal on ❑l.ltral front judg- Uirect.tr of Agriculture (71172) U15 Col. ment awarding st•nior typi-t clerk writ of Rpm 619,29 C.A.3d 209. mandate• after reversina i l:e judttnein of t'roceediug for review (of denial by e0i1T- the superior onurt, to remand the matter missioner of rorporarious of permit to to the ere m-a sioa for te.•of for ra stir- chnnge voting rights of shnrrholders romid there was n siutilnrit> )n furls soil• would lle remanded to superior court for rounding -s. P l of The dor.11) n igel s on all of the dat.•s. 1'rntt v. Los .\ugrles C'uuu- deterntivarinn whether there ,ins substan- tv Civil Zorvicr 0 mtnissiou (1N5Y) 238 tial evidence to support c..uonisaiouer's I':.d3. 1(1�C.:12d 111. fiudings, where court improperly deter. § 1094.6. Judicial review; decisions of local agencies; petition; filing; time; record; decision and partN, defined; or- dinance or resolution (a) Judicial review of any decision of a local agency, other than school district, as the term local agency is defined in Section 54951 of the Government Code, or of any commission, bo;u•d, officer or agent th,-^eof, may be had .pursuant to Section 10 4.5' of this code only if the petition for writ of mandate pursuant to such section is filed '.:•ithin the time limits specified in this section. (b) Any such petition shall be filed not.later than the 90th day following the date on which the decision becomes final. If there is no provision for reconsideration of the decision in any applicable provi- sion of any statute, charter, or rule, for the purposes of this section, the decisi n is final on the date it is made. If there is such provision for reconsideration, the decision is final for the purposes of this sec- tion upon the expiration of the period during which such reconsidera- tion can be sought; provided, that if reconsideration is sought pursu- arit to any such provision the decision is final for the purposes of this section on the date that reconsideration is rejected. (c) The vornlllete rrcurd of ilhc pro(-mdings shall lx• prepared by _ loo local a�rnt;y rn it, runutli,r.intt, llrrtrrl, officer, rtr al;ttnt which made the decision and shall he rtt-livered to the pi'etilionor within 90 days after he has filed a written 1•erjuest therefur. The local agency may recover from the petitioner its actual costs for transcribing or otherwise preparing the record. Such record shall include the trap- Apt of the proceedings, all pleadings, all notices and orders, any proposed decision by a healing officer, the final decision, all. admitted 674 t Title 1 WRIT OF MANDATE § 1094.6 exhibits, all rejected exhibits in the possession of the local agency or its commission, board, officer, or agent, all written evidence, and any other papers in the case. (d) If the petitioner files a retluest for the record ns specified in ctibilivision (c) within 10 flays after the date the decisirnl be('Omes fi- nal as provided in subdivision (b), the (fine within which a petition puisuant to Section 109-1.5 inay he filed shall he extended to not later than the 30th day following the date on which the record is either personally delivered or mailed to the petitioner or his attorney of rec- ord, if he has one. (e) As used in this section, decision means adjudicatory admin- istrative decision made, after hearing, suspending, demoting, or dis- missing an. officer or employee, revoking or denying an application for a permit or a license, or denying an application for any retire- ment benefit or allowance. (f) In making a final decision as defined in subdivision (e), the local agency shall provide notice to the party that the time within which judicial review must be sought is governed by this section. As used in this subdivision, "party" means an officer or em- ployee who has been suspended, demoted or dismissed; a person whose permit or license has been revoked or whose application for a permit or license has been denied; or a person whose application for a retirement benefit or allowance has been denied. (g) This section shall be applicable in a local agency only if the governing board thereof adopts an ordinance or resolution making this section applicable. If such ordinance or resolution is adopted, the provisions of this section shall prevail over any conflicting provision in any otherwise applicable law relating to the subject matter. {Added by Stats.1976, c.276,p.581, § 1.) Forms See West's Valiforuin Cwle Forms,Civil Procedure. Library References Adminivtrntive Iatw and Prove-lure C.T.S. Public. Adminifitrative Bodies and 0�723. Procedure § 193. Notes of Decisions to general I flint publiv emadnptnew rehitiotix 1-unr41 Exhaustion of administrative remedies 2 had -s-Inxiet jurixtlirtion to determine %v1jeuwr the unfair iirumiee cliargex were instifi-i-, nod. in view of tearberx' failure to eshnuxt their admiuiAtrative remedies 1. -In general uud-r fhe ltnd.la Avi. trial emnrt erred in N-linol laianrx nuilw-.ral freezim: of xrauting writ of mauelate to compel xnlier- U-aelinn,' xalnriex nfher 1---ginning of nem- iolendent of dixtriet and others to ruixo me-lieNil yenr, while e-nnrm•I aey;ntialiuux xalari-s of vermin tenches. Ainudnr Vul. were I.eodiug, iirgunhly wnic ntn unfair lee :;-•--nidnrp Eiliwatnrm Ass'fi %. Newlin practice in ciolutiuu of the ltudda Avt xi- (19%) 151 Cu1.Iiytr. 724, `3.4 c1.A.3d 251. 675 wl STATE OF CAUFORNIA County of Orange I am a Citizen of the United States and a resident of the County aforesaid; I am over the PUBLIC NOTICE age of eighteen years, and not a party to or NOTICE OF interested in the below entitled matter. I am a PUBLIC HEARING APPEAL OF principal clerk of the HUNTINGTON BEACH PLANNING INDEPENDENT, a newspaper of general I COM APPMISSION'S I ROVAL OF _ circulation anted and published in the C' of CONDITIONAL -REQUEST: Conditional r pUSE PERMIT NO. Use Permit No. 90-47 - Huntington Beach, County of Orange, State of 90.47 WITH Master Plan abdiof devel two (2) California and that attached Notice is a true and SPECIAL PERMITS/CONDITIONAL non-contiguous parcels of land totalling 51 gross EXCEPTION acres Into a 141 lot subdivi-- compiete copy as was printed and published in (VARIANCE) sion for single family estate, NO.90.33/ residential development; the Huntington Beach and Fountain Valley TENTATIVE TRACT with equestrian amenities. issues of said newspaper to wit the issue(s)of: I MAP NOS. 14007, The Master Plan of desig-I 14009 AND opment Includes the desig- MITIGATED NEGATIVE nation of a ten (10) gross DECLARATION NOS. acre site for a potential September 5, 1991 90-44,90.45 AND school site. The special permit.request is to allow 90-48(141 Lot the maximum deviation of Single Family (ten (10) percent for front Estate Residential and rear yard setbacks. Subdivision) Conditional Exception NOTICE IS HEREBY (Variance) No..90-35 - To GIVEN that the Huntington permit a variance to the Beach City Council will maximum two (2) foot cut hold a pubkc hearing in the and two (2) foot depth of (Council Chamber at the fill on grading minimum, Huntington Beach Civic lot frontage (flag lots) re- �Center, 2000 Main Street, quirements and the mini- Huntington Beach, Callfor- mum front yard setback re- n1a, on the date and at the quirements. ;time Indicated below to re- Tentative Tract Map No. 14007 - .calve and consider the .To subdivide six statements of all persons (6)gross acres of land into 1who wish to be heard role- a 13 lot single family estate five to the application de- residential development I with equestrian trails. scribed below. Tentative Tract Map No. DATE/TIME:16, Mondayy September 16, 1991, 7:00 14009 - To subdivide 45 ON FILE: A copy of the � �PM gross acres of land-into a roposed request is on file APPLICATION NUMBER: 128 lot single family estate Pn the Community Develop- I Conditional Use Permit No. residential development ment Department, 2000 Conn with Special Permits. with equestrian trails. This Main Street, Huntington ,,�11 Conditional Exception subdivision Includes the (IBeach, California 92648, I declare, (;rider anal; of enryVrr, tllal the (Variance) No. 90-35/Tenta. Idesignation of. a potential for Inspection by the pub- p y perjury,•y r school site. II lic. 140 Tract Map Nos. 14007, PUBLIC HEARING PRO. I ALL INTERESTED foregoingPER- Is true and correct 14009 and Mitigated Nega- ICEDURE: SONS are Invited to attend live Declarations Nos. 90- (1)Staff Report said hearing and express � 144,90-45 and 90-46 APPLICANT:Pacific Coast I (2)Public Hearing opinions or submit evi- Executed on September 5, 1991 'Home s I (3) City Council Discus- dance for or against the r i APPELLANT: Pacific i sion;and application as outlined at Costa Mesa California 1 Coast Homes (4)City Council action ;above. If you challenge the r PROPERTY OWNER: Hun- ENVIRONMENTAL 'STA- city councils act ' ion Iri tington Beach Company' TUS: The Master Plan of court, you may be limited LOCATION: Tentative development (Conditional ito raising only those Issues • Tract LOCATION: No. 14007 _ Use Permit No. 90-47) and You or someone also p raised at the public hearing Westside of Goldenwest subdivisions are covered Street, approximately 600 by Mitigated Negative Dec- described in this notice, or PP Y in written correspondence Signature feet south of Ellis Avenue. and ions Nos. 90 a4, 90 a5or Tentative Tract Ma No. and COASTAL delivered to the City at, g. p COASTAL STATUS: Not Prior to,the public hearing. 14009-Northeast corner of .applicable If there are any further I Edwards Avenue at Garft APPEAL: questions please call Herb laid Avenue and northwest The applicant/appellant is ai 536nd,Assistant Planner corner of Goldenwest appealing the condition of Street at Garfield Avenue. Connie BrockwsV, ZONE: Ellis-Goldenwest approval for the master. Specific Plan plan of development which City Clerk City of Hun- I requires the applicant to tington Beach submit an affordable hous- Published Huntington PROOF OF PUBLICATION trig plan which provides for dependent t Se Valley In- - .20 percent of the total units I dependent September 5, approved to be affordable 11991 to families of low and mod-'{ 091-562 erate Income. NOTICE OF PUBLIC HEARING APPEAL OF PLANNING COMMISSION'S APPROVAL OF CONDITIONAL USE PERMIT NO. 90-47 WITH SPECIAL PERMITS/ CONDITIONAL EXCEPTION (VARIANCE) NO. 90-35/ TENTATIVE TRACT MAP NOS. 14007, 14009 AND MITIGATED NEGATIVE DECLARATIONS NOS. 90-44, 90-45 AND 90-46 (141 Lot Single Family Estate Residential Subdivision) NOTICE IS HEREBY GIVEN that the Huntington Beach City Council will hold a public hearing in the Council Chamber at the Huntington Beach Civic Center, 2000 Main Street, Huntington Beach, California, on the date and at the time indicated below to receive and consider the statements of all persons who wish to be heard relative to the application described below. DATE/TIME: Monday, September 16, 1991, 7:00 PM APPLICATION NUMBER: Conditional Use Permit No. 90-47 with Special Permits/Conditional Exception (Variance) No. 90-35/Tentative Tract Map Nos . 14007, 14009 and Mitigated Negative Declarations. Nos_. _ 90-44, 90-45 and 90-46 APPLICANT: Pacific Coast Homes 1 APPELLANT: Pacific Coast Homes / PROPERTY OWNER: Huntington Beach Company LOCATION: Tentative Tract Man No. 14007 - Westside of Goldenwest Street, approximately 600 feet south of Ellis Avenue. Tentative Tract Man No. 14009 - Northeast corner of Edwards Avenue at Garfield Avenue and northwest corner of Goldenwest Street at Garfield Avenue. ZONE: Ellis-Goldenwest Specific Plan REQUEST: Conditional Use -Permit No. 90-47 - Master Plan of development to subdivide two (2) non-contiguous parcels of land totalling 51 gross acres into a 141 lot subdivision for single family estate residential development with. equestrian amenities . The Master Plan of development includes the designation of a ten (10) gross acre site for a potential school site. The special permit request is to allow the maximum deviation of ten (10) percent for front and rear yard setbacks . Conditional Exception (Variance) No. 90-35 - To permit a variance to the maximum two (2) foot cut and two (2) foot depth of fill on grading, minimum lot frontage (flag lots) requirements and the minimum front yard setback requirements . NOTICE OF PUBLIC HEARING (Continued) Tentative Tract May No. 14007 - To subdivide six (6) gross acres of land into a 13 lot single family estate residential development with equestrian trails . Tentative Tract Man No. 14009 - To subdivide 45 gross acres of land into a 128 lot single family estate residential development with equestrian trails. This subdivision includes the designation of a potential school site. PUBLIC HEARING PROCEDURE: (1) Staff Report (2) Public Hearing (3) City Council Discussion; and (4) City Council action ENVIRONMENTAL STATUS: The Master Plan of development (Conditional Use Permit No. 90-47) and subdivisions are covered by Mitigated Negative Declarations Nos. 90-44, 90-45 and 90-46 . COASTAL STATUS: Not applicable APPEAL: The applicant/appellant is appealing the condition of approval for , the master plan of development which requires the applicant to submit an affordable housing plan which provides for 20% of the total units approved to be affordable to families of low and moderate income. ON FILE: A copy of the proposed- request is on file in the Community. Development Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council ' s action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call Herb Fauland, Assistant Planner at 536-5271. 4'ICS Connie Brockway City Clerk City of Huntington Beach (0576d) Y GUARANTEZ LIABILITY $100.00 ORDER NO. *** FEE SN/V YOUR REF: A.P. NOS. 110-210-19 AND FOLLOWING TENTATIVE TRACTS 14007 14009 AND 14010 FIRST AMERICAN TITLE INSURANCE COMPANY a Corporation, herein called the Company, GUARANTEES PACIFIC COAST HOMES 2120 NAIN STREET, SUITE AM HUNTINGTON BEACH, CALIFORNIA 92"8-2499 herein called the Assured, against actual loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurances herein set forth, but in no event shalt the Company's Liability exceed the liability amount set forth above. Dated: AUGUST 5, 1991 FIRST AME ICAN TITLE INSURANCE COMPANY v tAssistantV' ic s F. Gmi esident Director of Special Services First American Title Insurance Co. 114 E. Fifth Street Santa Ana, CA 92702 714/558-3211 SCHEDULE A PROPERTY OWNER'S NOTICE GUARANTEE 1. That, according to the last equalized "Assessment Roll" in the Office of the Orange County Tax Assessor a. The persons listed as "Assessed Owner" are shown on the assessment roll as owning real property within 300 feet of the property identified on the assessment roll as Assessor's Parcel Numbers 110-210-09, 110-200-13, 110-200-14, 110-200-17, 110-200-18, 110-200-18, 110-200-19, 110-200-20 AND 110-200-22. b. The Assessor's Parcel Number and any addresses shown on the assessment roll are attached hereto. 2. That, according to the Company's property records, (but without examination of those Company records maintained or indexed by name), there have been no documents recorded subsequent to APRIL 1991 purporting to transfer title to any of the properties listed. ram:_............,., .._ ..:. ..... ........: ::. .... .. .. ._ . .... .... . ... --.... .._ ._...._ _ ... ....._. .. SEC." 34, . N.//2 N.C.114 PORSEC. r. �'. � Alit.—��.f ��,�`�� 20� sL;� FL,•' I" — '• �_ • �` _ _.__ .. _:._.. .._— _ _�. .. '� _ I .� ..J.= .',fit.... .�'. S `F� ^�:R•T��ia a•' .�. � YiI,• .o. C .L �:� .1.i1 STREETt ,)tr ; ,*F I '4', v' \. '1,�, "i•ABAl1(0_ ' .. �. _ r.4. r 4 / :00M'' ' J .,y••J.', ' jai. S ,' • � .. to `$��_�� ,a,�.,'l;S t'': lyf N ^21 `Or r>C�f H on y '9- 37FP.5 AC. AC. rwv'n v.nnr,: 5 AC. ts4 4s r Vf,YLYG h/L L D.Y/V£ v R —L.1lYlJ :l.7Vt�Y DRIV- 4.BC AG. .+ I t R.S J-1B R , ?.4r AG. 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'P sr lt?' r' ui{� ��i:(8''vbaa1 sr3.�'�i �; •s`-:yes•R�.::..7�' �.:i "�.i�..s ,; "k'.'�=T'•''+' "F.^,v,!'�.�"'�"!"yxTr+w?M'Y'�,v" 'r:�x-"!+-w.-n..•�p,,.,.y„cr�•s.•.r E. //2, NE//4, SE./14,SEC. 34, 'T 5S !�c. �t tr•.x 1.! � ... ll i J 111 - 07 .a $GOLDENWEST q— ;;TREET14 --q Af I• F. 4o I so Saar ad 153 42 so A* j 13 1 II 10 8 8 T Q � 14 T Q As.ia�� d PArR/CK tore STREET It v p J.:9i Ac /..! AG c°. J 1 4%70 A0 2 3 P. M. 42 4 8 8 7 8 9 10 II ?$ si J.4 34 3R 94 Pf z 1 ®19 I21 17 IS jt- 4 SADDLEBACK LA E h kl: + PR/VATE STREET N/TCN/N6POST M Q CIRCLE�f� I 159- 3 17 I V v � MARCH 195/ M. NO.62 M.M. /O-7 NOTE - ASSESSOR'S BLOCKa ASSESSOR'S MAP PARCEL NUMBERS BOOK 110 PAGE 21 SHOWN /N CIRCLES COUNTY OF ORANGE ��'. re'^}, l yr. .a •' '}, �a•, ��, a5 *r .,� 1K' 51M1'((.!"y{ S '� Z .•fit' ;• �y, '1 1, { Ir��� r.'. a•.�,l.py?t .�_ •� •L•. rr:'� .,r «�' uct 1' T l+• r ..}7, t ,` `•r r t. t �.:. Y's Lj !4, p�T/TLE ASSESS 110 -01. EE SPECIAL PAGE //0-0/9 'Fpl /q FEE ASSESSMENT BELOW SURFACE /J 9 —_ ,S TNti YAP WAS PREPARED FOR OFLU,GE /S` COLuM ASSESSOR OEPT.PURPOSES ONLY. .P- ��*e, E4 a+ 9 T 5 9 6 S., R. l H! THE Asscss MAKES Yo GUARANTEE AS TO ptl� '' 63 ITS ACCURACY NOR ASSUMES ANY Lit.91L+TY fOR OTNEA USES,NOT TO BE REPRGDUC ED. C CO NT PYMG ORANGE COUNTY ASSESSOR 63 (ck �-j O/►j y bs V) 65 66 12 85AC t: O) 1000, 162 .:c. ..75AG 61 4'�4-3 29 9.25AC 0�� a�V� 'n 6s S aC. 53 39.51AC. 6 0 6 of 163 22 (4�3Q 99Ac. a� \ t a zJ�!eee rW > _ o �f � y�y,�. �S�;L+U AC 'j'•`j. 204 5 Q� B9 99 AC. t?i 20, w B7 90AC. c col t 4 / b. (21B.26ac.' ..\ A,\" bP 44 ---33.76 AC. 4311.o9Ac. OS0 �% ,.,o.054c 29B.1C. j C I\ Fit lip i f.".::' 8 0 :•,.J; _ 34,6.:._ 0 32 36)2.29AC. l3B! 3.44AC. 3 fJl.OTAC 51 . f 29 . AIA,4CH 1968 NOTE•ASS..SSOP'S aLOCK L+ s;)oK I10 P., i R. S. 3 - 23 PI.R fL NUMS r,' .::GUNfY GF r:•:NGE SttOWN W CIRCLES ----__...-_._,..,.-...n,o.+nvm'v.^A':::f!._.rsr"'o",.tr;RCc.,•.,.}".Y'1��.-:-.,?�,�P. fi.✓'...+�4 � SEE SPEC/AL PAGE //0-229 FOR SUBSURFACE FEE TITLE- ASSESSMENT i i o - 2 2 N.//2, SE"//4, SE.//4, SEC- 34, T. 5 S, R- // YY. 20 21 - r ( Rrlr- 4" 5 r6 7 8 9, ar12 L0 i.13 I 4 /I'.2 �T 7 d 9 1Er23't4 ! ! / /d 7 IS l 2 \r ! I Y1 ti 25 24 ; 2' t 2�9 18 17 16 15 .v1 — E rtNESr = 100 3f /-�30 49 OB 47 46 4$ 4 45 42,41 -0 � 2 2.90 AC. �t - i -3 I36 37 sg- - 6A al b 16 191 zo 21 '`22(23 2 i Pa. 20 _j l 4y /.88 4G. ILI 20 Lj MARCH 1951 r•4. NO. 306 M.M. 14-28 NOTE — ASSESSOR'S ©LOCKO iSSE� c'R'S ,bl,1 r� 'At?L'fi. NlimIdERS 600X: J PAGE 22 SHOWN IN CIRCLES COUNT" OF ORANGE ..._m, 1,,•era. .= A M nes?X'. o' g2Pro.sv 3 i 1a r v a R. '`R °.' ;5.+ X.t r"'. �fir•L L1•>,0,. t Syr {.''.§7'. l�-� :�'., fh, ..li..:t ,y •xy, 9. a tl��'Ql•'"{} fi,,y r a��1 t �.,.tt� � POR N. 112, SEC. 3 ,5 st T.6 S., R. 1r W I o _ 2 j 01 y M 4 JJ SGARFIELDs ---------'---'----'—' __----....__..--'-----._...._. ..- Q - 5 AC. m I i 90 /Z 73 ,7G. 7274C. ' `r. HUNIIN61'ON SF..'CLIFF "114" f.41' C.GC.'9 - I n .q UE L \. of A F.R�i+td,1 rJ 23-5U j . jrr1(1' , Al CQU fyASSE:S`_: IS:O 1951 NOYL - ASSr_SSU,'i'S SI!'Uri'/! '.IV c/,i%l,L.S L(;L 55 ! i%f' POR. w. ire, SEC. 35, :r5s., ' R I/w -a7 , TMIS"I"91 TIE.?%FOR OMNGE CGL»:TY,' / SSlIR DEPT°.FPOSES ONLY.THE ASSE'SJRI•� V.SiMO GWAW-7EE AS TO ITS ACCURACY L*• . ASSJUES ANY LRt:UfY FOR OTHER USES. wp4 TO SE REPROOU=L All RIGHTS RESERVED. . THIS m WAS PREPARED FOR ORANGE <C0°"'G'It "- couNTr AssEssoR,esad CO►1NTY ASSESSOR DEPT.PURPOSES ONLY e THE ASSESSOR Y.ANES NO GUARANTEE ASS TO 1'= 400' 159-31 159 (9 ITS ACCURACY hOR ASSUTAES MY LU`91 9Y FOR OTHER USES.NOT TO RE REPRODUCED •s 114 caw. ALL RIGHTS RESERVED. s 5 " - OCOPYRIGHT ORANGE COUNTY ASSE 159-21 ~MI199(� 159-20 _ "`•,•'°/f• �• Q" �„-'�__ 23 o _- _ --- --_ K �y\ Ly N 1 zeac. 3 V R.S. 35-3-IR PAR/ .i $ y 51 I140AC'. � 7 1 52 5.9/AC 9Il AC. 54 56 d i � 159 -36 n \J� Qfi e 9� 9.ti'AC 7/ 4.s7AC. � l,a1 AC. '/,/7 AC. AC, --- _ — ---- �Q 21 �3 CRY5IAL .FlVU��► OI - - - - I 'l 1.15 AC. q 2 (3J .E -- 1592AC /9.54AC •l 45aAC. 2OUd. i c N 5 85-29 f Z 1.) - ` — 5.24 Ac t CS AC 10 —�' — QQ ------ (3 ) 19 /75 /03 r^ 114 I`J\i �. '.�t_.._.i��•�,� 12 Mti 6.589 AC. 4.Td AC CJ 4.l5Aa' AC. 470 "I c. L E, T� --- g GOL OEN 'fr.ST a a 3- ---- -------- —-.._...- _ -- ..__ _MEET.- 9 F --------------------- 110-17 I10- MARCH 1951 PARCEL MAP P. AI. 207- 12 NOTE - JSSFSSOR'S FLOCK B A.�;S£5:0R'S MAP .'>AI?CFI. NUAIQFRS BOOK I I PAGE 07 SHOWN b"/ CIRCLES COUNT.' OF ORANGE .. ._ -�--..."..�,•ror•�'e:R�• Q1x'�?�b�`�.":�%:T°"''1y`,�y.'Y.'?.?ki•.. ,.�,:�r,cr,�q�w5- r9it.�o`�.e^;•.,..•i:.;'t;�:t?Z..l�.e,:r•.•�..,..�!t!,f�: J'v��f{I.{"'.•K; ;.•G, ,..,.y�`-:tt;�;!!Y.!6.r.�...4..s ��'- •:^4•-i,-lg.tl Na��:�:t c!is�:�3.,'3i'�r��F4.;'r�.Iik;��G��. imam r. goo• STEWART 15.0CLrieH AVENUE 1 STREET GARFIELD STREET I I y 1 %'.V. 99•4B I _ I 14 04 (D ! , 18 BLK. F 20 /9 • il{ I . :.r I ;s• i i !2Q � ,,-- _ ----- I I 60 ti tL .c ILI A01A -ION 50LOFN NEST wesrNr.+.>rea - ,I FE7 MARCfI 1951 GARF/ELD STREF--T ADDIRON M.M. 7-27,28 NOTE-ASSESSORS 81OCK & ASSESSGi'S MAP PARCEL NUhlfieRS fiOc)K I PAGE 02 l SHOWN IN CIRCLES COU:NI; OF ORAN(,E ' i J Li 14 STEWi1R/ ( SAIELTIER AVENUE J SI REET J �_ Q � O2H I X ! (2) y .r - _ GARFIEL D S THE-"T o ?.6 D I C) In V 6 11 CQ ........--- -- A DOI 7-ION � Ci (I®) --'' •..-- - --GULDEN H'ES ST/TEET ; IIo-20 �. h1ARCi! 19;i/ GA/7E/ELL! .S7f�FE1 F7OOlf/ON 4l.Al. 7 2725. /JOTE - ASSE.SSOR�S UCUCK 11 AS.i:SSUf''i M.4P h?AVS-R.5' fi C , !I I PAGE_ 13 SHOWN hV CIRCLES CO-'r'"Y U.r URANG_- C. r `' �• r(° i .:°s3f:r us �W9•'1!]7 St^ r'V rr f 5s�ri• l! � t? `{ 'r r:i+Y k Sly✓J'�1S t ! r!fi :,�r� , n,-der. 3V ($�n� �y7 2 '� 1' t .4.�'t4,hY ;a• l!; . k �, �.:.kCT f � j _lam ., t + ,.`a,.� ....r�j�,• �.��K '" ',.' S�, •k.,,r.. -4 �� ~ l 1 � y��}:e• sr�e��� � 0 ,dt�r4'�1c'� ��'�' �x�� ' -' ,> .. •'ei.�. :6�. Lir'...A x�nf,",:,°h.77,rlvk ,. r ir...1,1'..Li•{ M.r 1 fi:li�'3�.st12J'' �@. .. THI1:V,P WAS PFEPAAFD FCIA ORANGE I COUNTY ASSESS,-A DE PT.PU=POSES ON:_F. THIS MAP WAS PREPARED FOR ORANGE THE ASSESSOR MAKES NO G�AAANTEE AS 10 159-35 COUNTY ASSESSOR DEPT.PURPOSES"LY ITS ACCURACY hC.7 ASSUYEs ANY LIABILITY ----- FOR OTHER USES NOT TO BE-EPRODUCED. THE ASSESSOR MAKES NO GUARANfa AS TO r COPYRIGHT ORANGE CGUn-r ASSESSOR ITS ACCURACY NOR ASSUMES ANY DAWN FOR OTHER USES.NOT TO BE REPROD< D. ALL RIGHTS RESERVED. ©COPYRIGHT ORANGE COUNTY ASSESSOR MO 39 ro• 16 /A /7 V., !B w 3 tares f �A TR CT I '- ?.� Qj •' r,ttr� 'O cSNIREAe 24 Is0.25 c('! 9 •so tor B \ CIRC.0 E � ror E .., (( 11-20 � r.10 c3-�° s5531' � t�SL se.t� ./�\��) \\ n 0)?10 �^ 8 O \D \ -- - ------ -, - - '` • .- (Otr, R! '-..F o p ._ _ �._` 4 _/! S °! 6 l •. t``/,�.v to _, 77 B ! ltAeI' SYtor (-j Y �,I •l.(;. `JO_I "ft. i/_ I\�i4 1 ^;1, C_)- JfrtJI1l.:R . ,L1 s� CRIVI- ;mac,y--:-.� ��.—„ ----- •�s f-r _ _ I LI ,� r,.. '�•�.� / •. , 1 II C t Y yF t , ND //1705 l4 f fv > r2 .. __ _. .__.. .. bbLbbL a I .._.__. ... .. _ _. ..-_.__.... i,mzi-T Ao ll•1/;f MM 526- /2,/3,14 P;07I ASSESSORS RI(:i-K 1. ES;I;V T;'7-= T N9116(c. NM 527-/TO 4/Ati. PARCII NULI7.IRS P.f:.:'.K 151) J. 55 i SHOWN IN CIRCLES (.0,Nl'( ..ird .k .-1 .,'w,•`gas.'•. FS.F,S�r, 159-3 1 �j _2- /''=SO' I O -21 f4-44 C�7 �v 2� {I1sb �C1►11f, l(co 1 I ' 5-4 DOL EBAC ' A NE 90, 1/1 jo (7ACT 17tore , for c C<.or n 7 91 /O rd • � V C, cor A 2 V W Q tot ; a J 2 f I� pp [or E ! 14 rr�� (1 c V `L �r W : 7 t� qn 40 1 38 MARCH 19,78 TRACT NQ %/769 At A/ 585-8To //mc NOTE-ASSESSOR'S BLOCK d ASSESS-4 5 MAP PARCEL NUMBERS E00.K I::= PAGE,57 SHOWN IN CIRCLES COUNTY OF ORANGE ........-,...,....�..•�w.:.+rrvcK�*avS.'wv'r.?a'ry�i'y,"�Y'�i� i ��:A`�... nc � •,, c nns-3". .s cf S'It 3 +�* , t• t... ..r.,, • . ', •.a?=: r a.:���.�%h�,3k' ., f/' i ra, ,th rY, � � "�j`T�rF�F. t�lr i �'! �f S '. e,, , �fn��+ .. ,.. k,�,. +/ab M,. s r,:�b..x�. ,.^s�...��"°' yu� rf'"{�z,C :�; �,�..��,,•i2 � -^� � i a�� �tr M �{���{ .f APN.- 110-23.0-:1.0 APN.- 110-210-1:1. APN: 110-211-01 Michael Wayne Nic--cole Ruth I.... (3(-.)rdon YOUsef Ghodooshim --r—a-k —--,. 400 3rd St. 2219 6reenleaf St. PA,!;Is Huntington Beach CA 92648 Santa Ana CA 92706 Los Angeles CA 44"! -q00" APN: 110-211-02 APN: 110-211-03 APN: 110-211704,00 Ronald P. Borghetti j Milton H. Marow iiYousef Ghodooshim Foe,*& muka-fer, 1020E Disney Circle 864 N. Bundy Dr. HUntingtn Bch CA 92646 Los Angeles CA 90049 Los. Angeles CA, 4Mk%W*4,C60A APN: 1.10-211 APN.- 110-211-06 APN: 110-211-07 YOUsef S oshi Weir Oil Co 11W( Q m W Weir Oil Co 12 819 ,St,(fitee No. 302 401 20Th St. No. A :1401 20Th St. No. A Angeles CA 90014 Huntington Beach CA 92648 1 Huntington Beach CA 92v413 APN.- 110-211-08 AF-N-. 110-211-09 APN: 110-211-10 Weir Oil. Co Peter E. Howell fco WA : Ignacio F. Estrada 401 201*h St. No. A 50 E. YVON Dr. '1715 Alabama St. Huntington Beach CA 92648 Tucson AZ 85704 Huntingtn Bch CA 92648 1-1 DLY R14twl APN: 110-211-12, 1111+ APN 110-211-13 ar. �s�'e r Miguel Vargas Perez Dena Jeanne Zepeda Wood P.O. Box 1645 1310 W. Palm Lane Hun ingt( each 92 Costa Mesa CA 92628 Phoenix AZ 85007 AP -211-14 APN: :LJ.0-212-01 APN: 110-212-02 ZL 17 11 ute Vt. s 'erez Marvin Cobb lc/#A*044&VAK&444- Cecil J. Folmar t 223 5rid Ave. :1035 Cliff Dr. No. 2 . 230 Hospital Circle Huntingto i :) Zh CA 92648 Santa Barbara CA 93109 Westminster CA 92603 APN: 1110-212-025 APN: 110-212--04 APN: 110-212-05 Cecil J. Folmar Cecil J. Folmar Cecil J.; Folmar . 230 Hospital Circle 230 Hospital Circle 230 Hospital Circle Westminster CA 92683 Westminster CA 92683 Westminster CA 92683 APN: 110-212-06 APN: 110-212-07 APN: 110-212-08 Keltert"d=$; Weir Oil Co Weir Oil Co 14'VA 401 20Th St. 401 20Th St. 5eWC& 6A qZWA Huntington Beach CA 92648 Huntington Beach CA 92648 � �4QiJ 15'`i-4o2- e1-IZ h�1 1�1-�2- I �14 **11tuvielf viver$lw 4�l.�1nl f v+tfs 5 1�v f'DkW* Gs�CANI` kf 1QSD0 UoVI uarcKaj,% 60rl9e 440 vIt Maw►jeL%eA •' Co l[�ivte Gk g27�rj t l ti��rAV% Ave -jL 175 Iwitw.- eA I27(+ • #,�W t -403�'I J IRS-�o3_ ol•cro, , t A J t9q-Ao3-t C 1 4V We-q+ 6*ICA er; �„�cyt-rDivtvS e;DWA4N UAA40 c '�►c�s� adCOIC441 qR �Z Un�rth�t l 'DrYe jqZcb VCO I4l MOM ;1040 &MIA INN . %*Ito, Nv►�liu ���t q24 i tr�ive 4A 4q2 - - .............. Ui,h ry W• Su u✓1 d e wts VOCALIC A0 t•ib"t? ; Rllr0 �H . al S' �N 5 F3ea (,d• -7c elo Cl.*A �a�y�x !0?�4( AR✓`IR✓x �4t?kG c A 90 boa— 4K t M' CA 441 W cypref-9, 64 466*0 A1A O-222-65 Croy Ookfio tong P. " (�cw1c +r/a!d ffu A(�AveNida l a fre 7D72- MOW*- rr (Ik M� e�4A, cA Q23eo2 $ve"o► �2►r , 7 Qc&2o �t'�l t10-222-LYo -AR4 Uo-Z2;Zr 7 ((0-222-o s �91" C- FiA wr Lpiy ? S Y�5e-F 6LA ;wj lCol Vaud; I vc. 'P.0• tex 12-01 5(S vom iIt U L4bAl4oVk ?A (7o4Z Paradise., CA 4507 t,A09► A+o�jccjv5 G+4 4qCOP*9 AF'hl: 159-351-20 D 7(AA C ew eow ers i 172 F' c i^ S thse ea A 9074 - I i i i i r i APN: 110-220-02 APN: 11.0-220-03 APN: 110 .20-04 Ronald I . Brindle Ronald I. Brindle Ronald I. Brindle 18851 Golden West St. 18851 Golden West St. 18851 Golden West St. Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92648 APN: 110-220-05 APN: 110-230—A*015 lll-cfl'!A4 APN: 11.1-072-f 5 i o- !IG-230- M Ronald I . Brindle Huntington Beach Co Pacific CIloast Hoµd* jldVP 18891 Golden West St. 225 Bush St. P.O. Box 761.1 Huntington Beach CA 92648 San Francisco CA 94120 San Francisco CA 941.20 APN: 111-072-17 APN: 1.11-0 72-18 APN: 1.:1.1.--072-21. Huntington Pacific Corp Huntington Beach Company Huntington Pacific.. Corp 21.10 Plain St. P.O. Box 7611 21.1.0 Plain St. Huntingtn Bch CA 92648 San Francisco CA 94120 Huntingtn Bch CA 92648 APN: 111-120-01 APN: 111-120-06 AF'l l: 1.11--120-07 f. & (". Oil Co Inc Linda L. Thomas Linda L. *Thomas 41.:1 Main St. No. B 19782 Scenic Bay Lane 19782 Scenic. Bay Lane Hun ting to Bch CA 92648 Hun ti.ng to Bch CA 92648 Huntingtn Bch CA 92648 APN: :111-120-08 AF'hl: 1.1.1-120-09 APN: 111-126-11 Linda 'Thomas John A. Thomas Harold A. Lingle 19782 Scenic. Bay Lane 19782 Scenic. Bay Lane 3817 Atlantic: Ave. Hun ting to Bch CA 92648 Huntington Beach CA 92648 Long Beach CA 90807 OPN: :I.11-120-1 2 APIhl: 1.11-•120-13 APN: 111-120-1.4 Harold A. Lingle John A. 'Thomas John A. Thomas 3817 Atlantic Ave. :19782 Scenic: Bay Lane 19782 Scenic Bay Lane Long Beach CA 90807 Huntingtn Bch CA 92648 Huntingtn Bch CA 92648 APN: :11.1.-120-15 APN: 111.-120-27 APN: 111-120- 8 John A. Thomas Travis B. Mitchell to A Weir Oil_ Co Inc 1.9782 Scenic Bay Lane i; 401 20Th St. Huntingtn Bch CA 92648., i (i Huntingtn Bch CA 92648 /tiCly�ct .. APN: 111-120-30 APN: 111-130-08 APN: 111-130-09 John A. Thomas Harold A. Lingle Bobl:rie 6. Williams 197(32 Scenic Bay Lane 3(31.7 Atlantic: Ave. 2676 ()range Ave. I-it.tri t.i.ng-ton 1`ceac:h CA 92648 I...ong Beach CA 90807 Signal Hill CA 90006 APN: 110-213-1- APN: 110-221-13 APN: 110-221-14 Ronald P. Borghetti Dorothy J. Walker Melvin F. Keller 10208 Disney Circle 19712 West Ave. of The Oak. 4534 Sw Hewett Blvd. Hunti.ngtn Bch CA 92646 Newhall CA 91321 Portland 1 Oreg OR 97221 APN: 110--222-09 APN: 110--222--16 APN: 110-222-1.1 Yousef Ghodooshim Joan Newcomer Cool..-. NormacD. Young 518 Bon h:i l l Rd. 9500 .>w Green burg Rd. No. 11 Los Angeles CA 90049 ill JQ) Tigard OR 97223 APN: 110-222-13 APN: :1.10-222--14 APN: 11.0-222-1 5 Harold C. Morton Louis C. Spelts City of Huntington Beach P.O. Box ' I0g7 Owyf IV4 471. Walnut Pl . P.O. Box 190 �1 Costa Mesa CA 92627 Huntingtn Bch CA 92648 A - 0-=2-16 V�jA0Q& A�'N: 1.10-222-1.7 APN: 110-222-18 K . . _th Adl City of Huntington Beach Nellie A. Townley 21 1 L ig 'e v o. 06 P.O. Box 190 R 1 Box 23 Long Tl eac 5 CA 9 802 Hun Ling to Bch CA 92648 Montague CA 96064 APN: 110-222-19 APN: 1.10-222-20 APN: 110-222-21 Raymon DP Smith ! James C. J. Tsai Mary E. Powers 9946 Dahlia Circle 10670 La Alondra Ave. . 5470 Castle Hills Dr. Fountain Valley CA 92708 Fountain Valley CA 92708 San Diego CA 92109 APN: 1:1.0-222 ...._i�J4" AF'hl: 1.1.0--222 ...3 AP : 1 .........--... } Kelly :.Mean Ke l to r F rank 1=. G�. s tafson K / ' can _ e r 1121 Alabama HUI-Iti.ngton Beach CA R� 1 Huntington Beach CA 92648iUuit . gton B _i CA APH: 11.0-222--26 APN: 110-222-27 APN: 110-222-28 Ronald P. Borghetti Ronald P. Borghetti Ronald P. Borghetti 10208 Disney Circle. j 10208. Disney Circle 110208 Disney Circle Hunting to Bch CA 92646 Hunting to Bch CA 92646 � Hunting to Bch CA 92646 APN:: 110-2 22-•29 APN: 1.1.0--222-30 D<ani.e:l. F. Sailer Daniel F. Sailer ■ l{�� W��� �' P.O. Box 2224P.O. Box 2224 8' 6nia► 1 Wool Oceanside CA 92054 Oceanside CA 92054 (,�yA�Qwtl�►, 64 q=0 APH: 110-015-57,74 APN: 110---200---04 Huntington Beach Company David D. Dahl VVIV.74*4WHI F7140 P.D. Box 7611 505 Park Ave. San Francisco CA 94120 Balboa Island CA 92662 APN: 110-200-05 APN: 110-200-13 i! APN: 110-200-14 9 owio Huntington Pacific Corp ! Huntington Beach Co 505 Park Ave. 2110 Main St. 12120 Main St. No. 260 Balboa Island CA 92662 Huntington Beach CA 926448 i Huntington Beach CA 992648 LAW) *03 1-6 APN: . 0-200-15 APN: I APN: 110-200-17 We A . -d r Southweq 6i 1111200 C s Can Southwenl Garfield Partners 192 1 army 40 0041q,��. Karo h 400 520 Broadway No. 100 Irvine 927.., IrvinR CA 92 Santa Monica CA 90401. APN: 110-200-18 APN: 110-200-19 APN: 110-200-20 Huntington Beach Company Huntington Beach Co Huntington Beach Company P.O. Box 7611 2120 Main St. P.O. Box 7611 San Francisco CA 94120 Huntington Beach CA 92648 San Francisco CA 94120 APH: 110-200-21 APH: 110-200-22 APN: 110-200-23 Michael W. Blasgen Huntington Beach Co J006* central *64 A, 33 Whippoorwill Rd. P.O. Box 7611 505 Park Ave. Chappaqua NY 10514 San Francisco CA 94120 ' Balboa Island CA 92662 A ' 3 6a bxol/ APN: 110-210-01 APN: 110-210-02 . 1 0 -a - William Landis David Dahl .0 JI o4w 1901 Avenue of The Stars 505 Park Ave. 3 Fr . ic* CA A'O Los Angeles CA 90067 Balboa Island CA 92662 1 APN: 110-210-03 APN: 110-210-04 APN: 110-210-06 Michael W. Niccole David Dahl. John R. Schuesler 400 3rd St. 565 Park Ave 4832 Curtis Circle Huntington Beach CA 92648 Balboa Island CA 92662 Huntington Beach CA 92649 APN: 110-210-07 APNi 110-210-08 APN: 110-210-09 Louis Spelts Huntington Beach Co Huntington Beach Company 471 Walnut Pl . P.O. Box 7611 '. P.O. - Box 7611 Costa Mesa CA 92627 San Francisco CA 94120 San Francisco CA 94120 APN: 159-352-12 APN: 159-352-13 APN: l 59-352-14 Sandra R. Duncan Nolan D. f aboy Philip N. G<atton 6661 Shetland Circle 6671 Shetland Circle 6691 Shetland Circle Huntington Leach CA 92648-1526 Huntington Leach CA 92648•-1526 Huntington Beach CA 92648•-152 6 APN: 159-352-19 APFI: 159-•352-20 APN: 159-352-21 John T. Fisher Glenn F'. Plunkett We :)me Corp 6692 Shetland Circle 6672 Shetland Circle Huntington Beach CA 92648-1526 HuntingtonBeach CA 92648-1526 Sunset < (- 0742 APN: 159- 352--.22 A>• ' APFI.- 1.59-352--23 APFI: 159-371-05 Country View H _owners As� David,, Dahl nth CI'�f1?. Alexander 11. Gilder•man 17' .� ar_: c C' as 50Y�'�'ar :. �� � 6822 Hitching Post Circle tns( each C 90742 )i+'�Ibaa 1 92662 Huntington Beach CA 9264(3-15::i0 APFI: 159-371-06 APN: 159-371-07 APN: 159-371-08 Su-Chuan Yu Jerome Irwin Stillman Warren E. Holthaus 6842 Hitchingpost Circle 6852 Hitr..hingpos•t Circle 6862 F•litchingpost Circle Huntington Leach CA 92648-1530 l•iuntingt(:)n Beach CA 92648-1530 Huntington Reach CA 92648--1-"0 APN: ' 159- >71-09 APN: 159- 371-10 APN: 159-371--11 Hi.r•obufiii Senga Gregory G. Hirn Czeslaw Wrzesinsk:i 6861 Corral Circle 6851 Corral Circle 6841 Corral Circle HUI-Iti.ngton Leach CA 92648-1534 Huntington Leach CA 92648-1534 ;Huntington Beach CA 92648-1534 APN: 159-37:1.-12 APN: 159-371-13 APN: 159-371-14 Richard Fi-field Michael R. Cully Randall C. Gall 61121 Corral Circle 6826 Corral Circle 6846 Corral Circle HUH t i.ng ton Leach CA 92648-1534 Huntington Beach CA 92648-1533 Huntington Beach CA 9264E-1 5;:3 APN: 159-371-•15 AF'N: 159--371-19 l$ !/�� �!l f�,( APN: 159--371-21 Ii iN� Central �a(1!s�ej N. s tr rk: eowne - As<sn I:-_I s Ce 1 F' Home -rs siz ::+0,`'.i F'arN:. Ave. `a 'ar - e. r .� v Fia 1 b(�a l:s 1.and CA 9266:' B,. boa s. <an .A 9.:. fh2 (a c�a and 26 AIN I5q-40I-dl,o2 (qzm Van twrw►amo eA�4c40 Pj Kh tA4&^ eeM6(k CA C2&4 IrV iv-¢. GA 417,7145 m Hun-tang-Lon Beac--h Cxmipany E*lizabeth Jane MiEls -A i:)(-t 1-�ine- 1.1iE-1)!iii 1-2 �rvrimiy 0 L I - ].re .re ll�vcl �,L P.O. Flox 7611 1 W. -� 'A L A 1 CA San F*r�t.kncisco C- 941.20 6!'"� ",III 11,1111,IpL1,111- Angeles 7 XT(alww& I A . I APN.- 1.11-130-14 AF*INI-. 3.1.1-130-28 APN: 159 -oi AV e6i�c;&*kA SUI-fSide Corp City of Huntington Beach W e ster rp 17 ] 2676 Orange Ave. City Hall p.1V 1 Signal S ignal Hill CA 90806 Huntingtn Bch CA 92648 set B CA 2 A F*'N A17 9 APN: 159-351-03 APN: 159-351-04 4ARkO( W II r A J Faas & Sons T _ j.I o Vatw Dr Samuel M. O. Tsang P B. o Apft-040NON,+� 109Z 6541 Trotter Dr. Suns i CA Hunting ton -i Beach CA 9264$ Huntington Beach CA 92648-152(3 APN.- 1519--,-551-05 APN.- 159--351-06 AF*N: . 159-351-07 Werner Nolff Raymond John Orlando Dale A. Wendland 6561 Trotter Dr. 657:1 Trotter Dr. 6591 Trotter Dr. Huntington Beach CA 92648-1528 Huntington Beach CA 92648-1528 Huntington Beach CA.: 92648-1528 APN: 159-351-08 APN.- 159-351-09 APFI: 159-351-10 Rachelle C. Coombs 'Tracy Irvine James Warren' Thomas Trotter Dr. P.D. Box 1266 6642 Trotter Dr. HUH-)ti1-1gtC)1-) Beach CA 92648-1.528 Sunset Beach CA Utk--�; ?('� Huntington Beach CA 92648-1527 APN.- 159-351-1.1. APFI: 159-351-1.2 APFI: 159-351-13 Cheryl Stead Peter T. O'Neill James 11. Engle 6622, Trotter Dr. 6602 Trotter Dr. 6592 Trotter Dr. � untinqton Beach CA 92648-1527 Huntington Beach CA 92648-1527 Huntington Beach CA 92648-1527 *:'N: 1.59-351-1.4 APN; 159-351-15 APN: 159-351-16 Dene A. BUSChe Louis Edward Wys(:)cl,*.i Arthur J. De Maio k)572 Trotter Dr. 6562 Trotter Dr. 6542 Trotter Dr. Huntington Beach CA 9264(3--1527 Huntington Beach CA 92648-1.527 Hun Ling ton Beach CA 92648-1.527 .)F:*I%I.- 159-351-17 APN: 159---3 -1 APN: 15 1- '9 F* c" - " �5;7 z Alfred E. Faas Wester or Edwa r db -or .Trotter Dr. P.0 0 1 30 row" Iliquel S522 Tro -WT C 9 0 7 42 1- Ina Niguel CA 92677 luntington Beach CA 92648-1527 S I s.,- Bear.: 5 CA 90742 APH: 110-212-09 APN: 110-212-10pt APN: 0, .: ' -11 Weir Oil Co Youse•f Ghodooshim Yadi-46. MUI+Hev)(HG. You ,-f" h ti 401. 20T h S t. � rf!$�Y1�lill � 8 r St No 302 Huntington Beach CA 92648 Lots Angeles CA 1' Q q L_o 5 Angeles 90614 APN: 110-212-12 APN: 110-212-14 APN: 110-212-15 Milton H. Marow Cecil J. Folmar Cecil J. Folmar 864 N. Bundy Dr. 230 Hospital Circle 230 Hospital Circle Los Angeles CA 90049 Westminster CA 92683 Westminster CA 92683 APN: 110-212-16 APN: 110-2 12-1`l APN: 110-212-18 nr--OA Kel ter 9��5s�c. Milton H. Marow Judy Amark: 33( .Z 6-eac4uj p2- -5Y� A 864 N. Bundy Dr. 675 Chestnut St. ff- a-u 4 9 Los Angeles CA 90049 Ashland OR 97520 APN: 110-212-19 APN: 110-212-20 APN: 11.0-212-21 Cecil J. Folmar Cecil J. Folmar Cecil J. Folmar 230 Hospital Circle 230 Hospital Circle 230 Hospital Circle Westminster CA 92683 Westminster CA 92683 Westminster CA 92683 APN: 110-212-22 APN: 110-213-01 APN: 110-213-02 Judy Amark: Milton H. Marow Loren S. Bates 675 Chestnut St. 864 N. F.;undy Dr. 18761 C:apense St. Ashland OR 97520 Los Angeles CA 90049 Fountain Valley CA 92708 APN: 110-213-03 APN: 110-•213-04 APN: 11.0-213-05 Kenneth V. Beer 1 Delbert Franklin Catron Jann V. Parks 2207 E. 3020 S 14732 Van Buren St. 2679 San Miguel Circle Salt Lake City Utah UT 84109 Midway City CA 92655 Thousand Oaks CA 91360 APN: 1.10-213-06 APN: 110-2 13-07 APN: 110-Y 13-08 Jann V. Parks Erik Wallbank: Erik:, Wallbank. 2679 San Miguel Circle 2300 Black: Oak: Way 2300 Black: Oak: Way Thousand Oaks CA 91360 Ashland Dreg OR 97520 Ashland Dreg OR 97520 APN: 110-213-09 APN: 11.0-213-10 APN: 11.0-213-11 Erik Wallbanl•:. Erik: Wall.bank: Milton H. Marow 2 300 Black: Oak•. Way 2300 Black•. Oak: Way 864 N. Bundy Dr. Ashland Oreq OR 97520 Ashland Dreg OR 97520 Lois Angeles CA 90049 . rt .....................---..d �e Connie Brockway,City Clerk City of Huntington Beach PRESORT \tkGTGty e� �y T Office of the City Clerk ri�fiYC �.s•PoS,a :' H P.O.Box 190 FIRST CLASS4 AA SEP 5 91 'rr� 11p,I t untington Beach,CA 92648 , 4+a• \ '.` -. CA L It, 1 ME 7 E R-! 9701572 s APN» f. .16- 10-11 �O Huth (3c�rd ^�7 ���NT I NGTpy1 r F. e+a f S t. , 'Sal-) ci A LA 9270 cppNTY ��� .; LEGAL'NOTICE' PUBLIC HEARING ''....,�; 1. - •, ZC® C y O(� RECEIVED CITY CITYCLi?K CITY OF a 7 Vi1 °9 i August 2, 1991 Honorable Peter Green, Mayor HOMES City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Subject: Appeal of Condition of Approval of Conditional Use Permit No. 90-47 with Special Permits, Conditional Exception(variance) No. 90-35, and Tentative Tract Maps Nos. 14007 and 14009 Honorable Mayor Green and City Council: Pacific Coast Homes hereby appeals the action of the Huntington Beach Planning Commission in imposing the following requirement as a condition of approval of the above referenced applications: Final Tract Map Condition #5 5. Applicant shall submit an affordable housing plan which provides for 20% of the total units approved to be affordable to families of low and moderate income. Said plan shall be executed prior to issuance of the first building permit for the tracts. The affordable units shall be under construction or available to the public prior to final inspection for the homes in master Conditional Use Permit No. 90-- 47. The plan may include: a. Build affordable units at an alternative location which is under control of the applicant. b. Rehabilitate existing units and ensure long term affordability. C. Preserve existing affordable units for the long term (30 years). d. Other options which generate new opportunities for affordable housing. In order to address and resolve this issue, would you please schedule this item for a public hearing at the regular City Council meeting on August 19, 1991 or as soon as possible thereafter. The condition in question was recommended by Community Development staff as a means of addressing the City's goal of providing affordable housing opportunities in new residential development. The City's Housing Element encourages the development of housing for all economic segments of the community, and suggests a number of City incentives to assist developers to provide moderately priced housing. 2120 Main St., No. 260, Huntington Beach, CA 92648-2499 (714) 960-4351 FAX (714) 969-3659 Honorable Peter Green, Mayor August 2, 1991 Page 2 We believe that the condition as worded, which requires that 20 percent of the project be provided for low and moderate income families without offering any incentives to the developer, is unworkable and is not consistent with the spirit of the policies contained within the Housing Element, nor with previous approved projects within the area. In an effort to work with the City in meeting its affordable housing goals for the area of the above project and for our future projects, Pacific Coast Homes and Urban West Communities, as joint developers of the Holly Seacliff area, have proposed an Affordable Housing Program for the overall Holly Seacliff area. A copy of this program is attached to this appeal. This program is intended to fully address the issue of affordable housing for the properties covered by Development Agreement No. 90-1. We hereby request the City Council to consider and approve the attached Affordable Housing Program as a realistic means of providing significant affordable housing opportunities in the community. If the City Council accepts the proposed Affordable Housing Program, we would suggest the substitution of the following condition of approval in place of the above Final Map Condition #5: "Applicant must provide affordable housing as part of the overall Holly Seacliff Area Affordable Housing Program dated August 1, 1991." We would appreciate the opportunity to discuss affordable housing issues and our proposal at your earliest convenience. Very truly ours, ?es W. Johnson enc. cc: Michael Uberuaga, City Administrator Connie Brockway, City Clerk Mike Adams, Community Development Director Howard Zelefsky, Planning Director Glenn Cardoso, Urban West Communities HOLLY SEACLIFF AREA AFFORDABLE HOUSING PROGRAM August 1, 1991 BACKGROUND The City of Huntington Beach Housing Element includes the following policies: • Encourage the provision and continued availability of a range of housing types throughout the community, with variety in the number of rooms and level of amenities. • Promote adoption of development standards which reduce housing costs,while ensuring that any adverse impacts are minimized when increasing densities or relaxing standards. • Review all regulations, ordinances, departmental processing procedures, and residential fees related to rehabilitation and/or construction to assess their impact on housing costs, and revise as appropriate. • Locate residential uses in proximity to commercial and industrial areas and transportation routes to provide convenient access to employment centers. • Promote the rezoning of vacant or recyclable parcels of land to higher densities where compatible with surrounding land uses and available services in order to lower the cost of housing. The Housing Element also makes reference to the SCAG Regional Housing Needs Assessment (RHNA) which sets five year goals for the production of housing opportunities for all economic segments of the community. The RHNA establishes a goal of producing 1,370 units for households of"moderate" income,or households earning up to$62,640 (120 percent of the 1991 Orange County median income of $52,200). According to City staff, the maximum sales price of a home for a household of moderate income is $186,100. In June 1991, the average sales price for a residential unit in Huntington Beach was $254,000, based on data published by the Huntington Beach/Fountain Valley Association of Realtors. Although the City's Housing Element does not mandate private sector construction of quotas of below market rate housing, City staff has begun recommending a condition on all residential projects requiring developers to construct 20 percent of each project for occupancy by low and moderate income households. In order to assist the City in meeting its goals for the production of affordable housing opportunities, Urban West Communities and Pacific Coast Homes have submitted the following Affordable Housing Program proposal for properties covered by Development Agreement_No. 90-1. 1 AFFORDABLE HOUSING PROGRAM 1. The following numbers of units will be provided by developer for sale to moderate income households: a. A total of 150 units will be provided within the Holly Seacliff Specific Plan area within an area or areas designated either Medium Density Residential, Medium High Density Residential,or Mixed Development. Density transfers within the Specific Plan area will be allowed for the construction of such moderate income units as long as the overall number of housing units proposed (3,930) is not exceeded. b. A total of 350 units will be provided upon.the site located at the southwest corner of Beach Boulevard and Memphis Avenue (APN 25-170-03 and 04). Development of 350 units at this location will require City approval of entitlements and permits including, but not limited to, an environmental assessment,general plan amendment, zone change, conditional use permit, tentative tract map, and other necessary permits. C. If City approval of all necessary entitlements and permits for a 350-unit project cannot be obtained, the number of units specified in a. above shall be increased from a total of 150 units to a total of 300 units. 2. City agrees to cooperate with Developer to provide necessary incentives for the construction of moderate income housing. Such incentives include, but are not limited to the following. a. Modification of development standards governing density, square footage, site coverage, setbacks, open space, building height, landscaping, and the number and/or configuration of parking spaces, so long as such modifications do not violate the Uniform Building Code. b. A reduction or waiver of City application, plan check, permit, impact, and/or facilities fees or dedications. C. Other incentive mutually agreeable to City and Developer. 3. Developer shall provide the above affordable housing units in 2 i accordance with the overall development phasing plan contained in Development Agreement No. 90-1 and as financing and City approval of entitlements and permits are available. With respect to the Beach and Memphis site, Developer intends to submit project applications within one year of City approval of this Affordable Housing Program. 4. This program shall apply to the properties covered by Development Agreement No. 90-1. 5. In addition to the units to be provided in Section 1, developer has previously constructed a total of 295 affordable housing units within the City of Huntington Beach. Developer shall be entitled to apply any unused credits for such units to satisfy any other requirement for the provision of low and moderate income housing on developer's projects or properties not covered by Development Agreement No. 90-1. 6. For the purpose of this Program, the following definitions apply: a. Developer shall mean Urban West Communities, Pacific Coast Homes or any partnership or joint venture in which UWC or PCH is a partner. b. Moderate Income Household shall mean a household whose annual income is at or below one hundred twenty (120) percent of the Orange County Median Income as established by the State of California Department of Housing and Community Development. C. Project shall mean any proposal by Developer for the construction of five (5) or more residential units. 3 JUSTIFICATION We request your support of this voluntary program for the following reasons: 1. The program is consistent with the above stated Housing Element policies. 2. The program satisfies a significant portion (22-36%) of the City's moderate income housing goal of 1,370 units. 3. Continued affordability will be maintained through normal market constraints on resale of moderately priced units without public subsidies and resale disincentives or controls. 4. The program does not require any expenditure of City, State, Federal funds or set-aside monies. 4 { �VtLL 4„� Connie Brockway,City Clerk n 1 4' �� City of Huntington Beach U'R E S z Office of the City Clerk = OPPIC P.O. Box 190 FIRSR p S 9 � , Huntington Beach,CA 92648 \\" a ' , v- 4'E, '•r� R faI { E, ER- ___ S70i572.V • �"� 4`oke `4:l 1 lyl a:i.n S f e hlc�� B �NTINGTp �` ®�(n I'�i.u,ti.nc� to BC-1-1 CA 92648 V — 9 � i ov , 190%. \ tuaq C LEGAL NOTICE PUBLIC HEARING — - - - - P �%,20 40 r' REQUEST FOR CITY COUNCIL ACTION September 16, 1991 Date j r Submitted to: Honorable Mayor and City Council Members Submitted by: Michael T. Uberuaga, City Administrate Prepared by: Michael Adams, Director of Community Development Subject: APPEAL OF PLANNING COMMISSION'S APPROVAL OF CONDITIONAL USE PERMIT NO. 90-47/CONDITIONAL EXCEPTION NO. 90-35/ TENTATIVE TRACT MAP NOS. 14007, 14009 AND MITIGATED NEGATIVE DECLARATIONS NOS. 90-44, 90-45 AND�90Y cT Consistent with Council Policy? [ ] Yes [ ] New Policy or Exceptkw 0 E / APRL l & 9�-- of Issue, Recommendation,Analysis, Funding Source,Altern ive Action "ments: C Ty CI,LRK STATEMENT OF ISSUE: Transmitted for your consideration is an appeal by Pacifi Coast Homes -to the Planning Commission approval of Conditional Use Permit No. 90-47 with Special Permits/Conditional Exception (Variance) No. 90-35/Tentative Tract Map Nos. 14007, 14009 and Mitigated Negative Declarations No. 90-44, 90-45 and 90-46, a Master Plan of development to subdivide two (2) non-contiguous parcels of land totalling 51 gross acres into a 141 lot subdivision for single family estate residential development pursuant to the Ellis-Goldenwest Specific Plan. The applicant/appellant is appealing a specific condition of approval for the master plan of development which requires the applicant to submit an affordable housing plan. RECOMMENDATION• Planning Commission and Staff Recommendation: Motion to: "Uphold the Planning Commission' s approval of Conditional Use Permit No. 90-47 with Special Permits/Conditional Exception (Variance) No. 90-35/Tentative Tract Map Nos . 14007,. 14009 and Mitigated Negative Declarations No. . 90-44 , 90-45 and 90-46, by denying the appeal with findings and conditions of approval as outlined in attachment No. 3 . " PI O 5/85 Planning Commission action on July 23 . 1991: A motion was made by Richardson, second by Bourguignon to approve Negative Declarations Nos . 90-44, 90-45 and 90-46, by the following vote: AYES: Richardson, Shomaker, Newman, Kirkland, Detloff, Bourguignon and Leipzig. NOES: none ABSENT: none ABSTAIN: none Motion Passed A motion was made by Richardson, second by Bourguignon, to approve Conditional Use Permit No. 90-47 with special permits and Conditional Exception (variance) No. 90-35 with findings and conditions of approval by the following vote: AYES: Richardson, Shomaker, Newman, Kirkland, Detloff, Bourguignon and Leipzig. NOES: none ABSENT: none ABSTAIN: none Motion Passed A motion was made by Richardson, second by Dettlof to approve Tentative Tract No. 14007 and Tentative Tract No. 14009 with findings and conditions of approval by the following vote: AYES: Richardson, Shomaker, Newman, Kirkland, Detloff, Bourguignon and Leipzig. NOES: none ABSENT: none ABSTAIN: none Motion Passed ANALYSIS• Project Description: Conditional Use Permit No. 90-47 - Master Plan of development to subdivide two (2) non-contiguous parcels of land totalling 51 gross acres into a 141 lot subdivision for single family estate residential development with equestrian amenities. The Master Plan of development includes the designation of a ten (10) gross acre site for a potential school site. The special permit request is to allow the maximum deviation of ten (10) percent for front and rear yard setbacks . RCA 9/16/91 -2- (0630d) Conditional Exception (variance) No. 90-35 - To permit a variance to the maximum two (2) foot cut and two (2) foot depth of fill on grading, minimum lot frontage (flag lots) requirements and the minimum front yard setback requirements . Tentative Tract May No. 14007 - To subdivide six (6) gross acres of land into a 13 lot single family estate residential development with equestrian trails . Tentative Tract Map No. 14009 - To subdivide 45 gross acres of land into a 128 lot single family estate residential development with equestrian trails. This subdivision includes the designation of a potential school site. APPEAL: The applicant/appellant is appealing the condition of approval for the master plan of development which requires the applicant to submit an affordable housing plan which provides for 20% (29 units) of the total units approved to be affordable to families of low and moderate income. The specific condition of approval for each tract reads as follows : Applicant shall submit an- affordable housing plan which provides for 20% of the total units approved to be affordable to families of low and moderate income. Said plan shall be executed prior to issuance of the first building permit for the tracts . The affordable units shall be under construction or available to the public prior to final inspection for the homes in .master Conditional Use Permit No. 90-47. The plan may include: a . Build affordable units at an alternative location which is under control of the applicant . b. Rehabilitate existing units and ensure long term affordability. c. Preserve existing affordable units for the long term (30 years) . d. Other options which generate new opportunities for affordable housing. Analysis of Appeal: Planning staff in its analysis of the Master Plan of development believes that it is unrealistic to expect the applicant to provide on-site affordable housing in a project with equestrian size lots. However, Planning staff and the Planning Commission believe that the City Council ' s policy of dispersing affordable housing opportunities throughout the City as stated in the Housing Element is an important one. As an alternative to providing on-site affordable housing, Planning staff recommended that the applicant submit an affordable housing plan which provides options for securing affordable housing. RCA 9/16/91 -3- (0630d) The appellant believes that the condition as worded is not consistent with the policies contained within the Housing Element, nor with previous approved projects within the area. The appellant would like to substitute the following wording as the condition of approval for the master plan of development: Applicant must provide affordable housing as part of the overall Holly-Seacliff Area Affordable Housing Program dated August 1, 1991. The appellants reworded condition and affordable housing proposal clouds the question for dealing with the specific condition of approval being appealed. The Holly-Seacliff Specific Plan is a separate entitlement which has not been analyzed and adopted by the City. In analyzing the appellant ' s letter of appeal, and affordable housing program, it should be noted that the approved project is located within the Ellis-Goldenwest Specific Plan area and not part of the proposed Holly-Seacliff Specific Plan area. The two (2) approved tracts for the Master Plan of development are; however, identified in Holly-Seacliff Development Agreement No. 90-1. Affordable Housing Program The appellant has crafted a solution in their housing plan which could satisfy the condition of approval imposed by the Planning Commission which is now the subject of this appeal . However, as part of this appeal they are simultaneously asking the Council to accept this program as meeting all their affordable housing obligations within the 800 acre Holly-Seacliff Master Plan area. Staff believes these two issues need to be separated for the purpose of this appeal . The immediate question raised by this appeal is should the 51 acre development under consideration submit a plan which identifies a way to provide affordable housing. It would be inappropriate at this time to analyze the pros and cons of the applicant ' s Holly-Seacliff affordable housing proposal given the fact that the City Council has not acted upon the pending Housing Strategy. Conclusion Planning staff believes that the appellant' s affordable housing program is a great step in addressing the overall issue of affordability in the City of Huntington beach. However, the appellants are attempting to establish an affordable housing program absent an adopted Holly-Seacliff Specific Plan. The plan however, can satisfy the condition of approval which is being appealed. FUNDING SOURCE: N/A RCA 9/16/91 -4- (0630d) ALTERNATIVE ACTION: The City Council may overturn the Planning Commission' s action on July 23, 1991 by approving the appeal by modifying the condition of approval as suggested by the applicant and approve Conditional Use Permit No. 90-47 with Special Permits/ Conditional Exception No. 90-35/Tentative Tract No. 14007 and 14009/ Mitigated Declarations Nos . 90-44, 90-45 and 90-46 with findings and modified conditions of approval . ATTACHMENTS: 1. Area Map 2 . Letter of Appeal dated received August 2, 1991 3 . Findings of Approval and suggested conditions of approval MTU:MA: :kj 1 RCA 9/16/91 -5- (0630d) D I u Ilii!iiil II ! ! I',il ------- Cy L� nL I) l Iillll I I III II II III I ITENTATIVE IIIII II II I III I l it lllll I 'i ` ` I �i IIII III I Illllil II III III 1�t00�t i -- —� L 1 1 1 1 ? TENTATIVE II ( � 7ACT I II I y I it W I I a L GARFIELD AV E. CUP 90-47 CE 90-35 14007/ m � � Z TT 14009[ /ND 90-44/ 1, ND 9 0-4 5/N D 9 0-4 6 HUNYINGTaN BEACH HUNTINGTON BEACH PLANNING DIVISION .'< O CiTY CLEECEVVED RK CITY OF ti CAL 37 N August 2, 1991 Honorable Peter Green, Mayor HOME S City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Subject: Appeal of Condition of Approval of Conditional Use Permit No. 90-47 with Special Permits, Conditional Exception (variance) No. 90-35, and Tentative Tract Maps Nos. 14007 and 14009 Honorable Mayor Green and City Council: Pacific Coast Homes hereby appeals the action of the Huntington Beach Planning Commission in imposing the following requirement as a condition of approval of the above referenced applications: Final Tract Map Condition #5 5. Applicant shall submit an affordable housing plan which provides for 20% of the total units approved to be affordable to families of low and moderate income. Said plan shall be executed prior to issuance of the first building permit for the tracts. The affordable units shall be under construction or available to the public prior to final inspection for the homes in master Conditional Use Permit No. 90-- 47. The plan may include: a. Build affordable units at an alternative location which is under control of the applicant. b. Rehabilitate existing units and ensure long term affordability. C. Preserve existing affordable units for the long term (30 years). d. Other options which generate new opportunities for affordable housing. In order to address and resolve this issue, would you please schedule this item for a public hearing at the regular City Council meeting on August 19, 1991 or as soon as possible there-after. The condition in question was recommended by Community Development staff as a means of addressing the City's goal of providing affordable housing opportunities in new residential development. The City's Housing Element encourages the development of housing for all economic segments of the community, and suggests a number of City incentives to assist developers to provide moderately priced housing. 2120 Main St., No. 260, Huntington Beach, CA 92648-249 9 (714) 960-4351 FAX (714) 969-3659 Honorable Peter Green, Mayor August 2, 1991 Page 2 _ We believe that the condition as worded, which requires that 20 percent of the project be provided for low and moderate income families without offering any incentives to the developer, is unworkable and is not consistent with the spirit of the policies contained within the Housing Element, nor with previous approved projects within the area. In an effort to work with the City in meeting its affordable housing goals for the area of the' above project and for our future projects, Pacific Coast Homes and Urban West Communities, as joint developers of the Holly Seacliff area, have proposed an Affordable Housing Program for the overall Holly Seacliff area. A copy of this program is attached to this appeal. This program is intended to fully address the issue of affordable housing for the properties covered by Development Agreement No. 90-1. We hereby request the City Council to consider and approve the attached Affordable Housing Program as a realistic means of providing significant affordable housing opportunities in the community. If the City Council accepts the proposed Affordable Housing Program, we would suggest the substitution of the following condition of approval in place of the above Final Map Condition #5: "Applicant must provide affordable housing as part of the overall Holly Seacliff Area Affordable Housing Program dated August-I., 1991." We would appreciate the opportunity to discuss affordable housing issues and our proposal at your earliest convenience. Very truly your, es W. Johnson enc. cc: Michael Uberuaga, City Administrator Connie Brockway, City Clerk Mike Adams; Community Development Director Howard Zelefsky, Planning Director Glenn Cardoso, Urban West Communities �9 HOLLY SEACLIFF AREA AFFORDABLE HOUSING PROGRAM August 1, 1991 BACKGROUND The City of Huntington Beach Housing Element includes the following policies: • Encourage the provision and continued availability of a range of housing types throughout the community, with variety in the number of rooms.and level of amenities. • Promote adoption of development standards which reduce housing costs, while ensuring that any adverse impacts are minimized when increasing densities or relaxing standards. • Review all regulations, ordinances, departmental processing procedures, and residential fees related to rehabilitation and/or construction to assess their impact on housing costs, and revise as appropriate. • Locate residential uses in proximity to commercial and industrial areas and transportation routes to provide convenient access to employment centers. • Promote the rezoning of vacant or recyclable parcels of land to higher densities where compatible with surrounding land uses and available services in order to lower the cost of housing. The Housing Element also makes reference to the SCAG Regional Housing Needs Assessment (RHNA) which sets five year goals for the production. of housing opportunities for all economic segments of the community. The RHNA establishes a goal of producing 1,370 units for households of "moderate" income, or households earning up to $62,640 (120 percent of the 1991 Orange County median income of $52,200). According to City staff, the maximum sales price of a home for a household of moderate income is $186,100. In June 1991, the average sales price for a residential unit in Huntington Beach was $254,000, based on data published by the Huntington Beach/Fountain Valley Association of Realtors. Although the City's Housing Element does not mandate private sector construction of quotas of below market rate housing, City staff has begun recommending a condition on all residential projects requiring developers to construct 20 percent of each project for occupancy by low and moderate income households. In order to assist the City in meeting its goals for the production of affordable housing opportunities, Urban West Communities and Pacific Coast Homes have submitted the following Affordable Housing Program proposal for properties covered by Development Agreement No. 90-1. 1 AFFORDABLE HOUSING PROGRAM 1. The following numbers of units will be provided by developer for sale to moderate income households: a. A total of 150 units will be provided within the Holly Seacliff Specific Plan area within an area or areas designated either Medium Density Residential, Medium High Density Residential, or Mixed Development. Density transfers within the Specific Plan area will be allowed for the construction of such moderate income units-as long as the overall number of housing units proposed (3,930) is not exceeded. b. A total of 350 units will be provided upon the site located at the southwest corner of Beach Boulevard and Memphis Avenue (APN 25-170-03 and 04). Development of 350 units at this location will require City approval of entitlements and permits including, but not limited to, an environmental assessment, general plan amendment, zone change, conditional use permit, tentative tract map, and other necessary permits. C. If City approval of all necessary entitlements and permits for a 350-unit project cannot be obtained, the number of units specified in a. above shall be increased from a.total of 150 units to a total of 300 units. 2. City agrees to cooperate with Developer to provide necessary incentives for the construction of moderate income housing. Such incentives include, but are not limited to the following a. Modification of development standards governing density, square footage, site coverage, setbacks, open space, building height, landscaping, and the number and/or configuration of parking spaces, so long as such modifications do not violate the Uniform Building Code. b. A reduction or waiver of City application, plan check, permit, impact, and/or facilities fees or dedications. C. Other incentive mutually agreeable to City and Developer. 3. Developer shall provide the above affordable housing units in 2 r i accordance with the overall development phasing plan contained in Development Agreement No. 90-1 and as financing and City approval of entitlements and permits are available. With respect to the Beach and Memphis site, Developer intends to submit project applications within one year of City approval of this Affordable Housing Program. 4. This program shall apply to the properties covered by Development Agreement No. 90-1. 5. In addition to the units to be provided in Section 1, developer has previously constructed a total of 295 affordable housing units within the City of Huntington Beach. Developer shall be entitled to apply any unused credits for such units to satisfy any other requirement for the provision of low and moderate income housing on developer's projects or properties not covered by Development Agreement No. 90-1. 6. For the purpose of this Program, the following definitions apply: a. Developer shall mean Urban West Communities, Pacific Coast Homes or any partnership or joint venture in which UWC or PCH is a partner. b. Moderate Income Household shall mean a household whose annual income is at or below one hundred twenty (120) percent of the Orange County Median Income as established by the State of California Department of Housing and Community Development. C. Project shall mean any proposal by Developer for the construction of five (5) or more residential units. 3 JUSTIFICATION We request your support of this voluntary program for the following reasons: 1. The program is consistent with the above stated Housing Element policies. 2. The program satisfies a significant portion (22-36%) of the City's moderate income housing goal of 1,370 units. 3. Continued affordability will be maintained through normal market constraints. on resale of moderately priced units without public subsidies and resale disincentives or controls. 4. The program does not require any expenditure of City, State, Federal funds or set-aside monies. 4 Huntington Beach Planning Commission P.O. BOX 190 CALIFORNIA 92648 July 25 , 1991 Pacific Coast Homes 2120 Main Street , No . 260 Huntington Beach, CA 92648 SUBJECT : CONDITIONAL USE PERMIT NO . 90-47 WITH SPECIAL PERMITS/ CONDITIONAL EXCEPTION (VARIANCE) NO . 90-35/TENTATIVE TRACT MAP NOS . 14007 AND 14009/MITIGATED NEGATIVE DECLARATION NOS . 90-44 , 90-45 and 90-46 REQUEST : Master plan of development to subdivide two (2) non-contiguous parcels of land totalling 51 gross acres into a 141 lot subdivision for single family estate residential development with equestrian amenities . LOCATION : Area bounded by Ellis Avenue to the north, Garfield Avenue to the south, Edwards Street to the west and Goldenwest Street to the east . DATE OF APPROVAL : July 23 , 1991 FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO . 90-47 : 1 . The proposed master plan of development for a 141 lot subdivision with a potential school site designation will be compatible with adjacent properties because it will be developed consistent with the Ellis-Goldenwest Specific Plan standards . 2 . The proposed master plan of development for a 141 lot subdivision with a potential school site designation will not be detrimental to the general welfare of persons working or residing in the vicinity and detrimental to the value of the property and improvements in the neighborhood because all mitigation measures identified in the applicable environmental documents will be implemented . 3 . The location, site layout , and design as modified for the proposed master plan of development for a 141 lot subdivision with a potential school site designation properly adapts the proposed structures to streets , driveways , - and other adjacent structures and uses in a harmonious manner . 4 . The combination and relationship of the equestrian lots within the subdivisions are properly integrated . 5 . The access to and parking for the proposed 141 lot subdivision with a potential school site designation does not create an undue traffic problem. All .street improvements identified in the Development Agreement and negative declarations will facilitate traffic circulation . 6 . The proposed master plan of development encompasses tracts 14007 and 14009 and as modified will provide a compatible estate residential development pursuant to the development standards of the Ellis-Goldenwest Specific Plan . FINDINGS FOR APPROVAL - SPECIAL PERMIT : 1 . The following special permits promote a better living environment by adapting the Ellis-Goldenwest Specific Plan requirements to better suit the proposed 141 lot subdivision , which are compatible with the surrounding areas : a . Reduced front setback from 40 feet to 38 feet for lots 110 , 112 , 124 , 126 and 128 , from 30 feet to 27 feet for lots 11-13 , 27 , 29-30 , 41 , 44 , 51-52 , 57 , 60-61 , 67 , 71 , 86 and from 30 feet to 28 feet for lot 50 of Tract 14009 . b . Reduced rear yard requirement of 25 feet to 22 feet 6 inches for lots 73 , 74 , 83 and 84 for Tract 14009 . 2 . The requested special permits provides for maximum use of aesthetically pleasing types of architecture, landscaping , design and building layout . The reduction of the front and rear yard setbacks within the the ( 10) percent deviation will provide a staggered effect for building siting and , therefore, improve the streetscape scene . 3 . The requested special permits will not be detrimental to the general health, welfare , safety and convenience , nor detrimental or injurious to the value of property or improvements of the neighborhood or of the City in general . *Mitigation Measure -2- 4 . The requested special permits are consistent with the objectives of the Estate Residential Development/Ellis-Goldenwest Specific Plan standards in achieving a development adapted to the terrain and compatible with the surrounding environment . FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO . 90-35 : 1 . There are exceptional or extraordinary circumstances or conditions applicable to the land , buildings or premises involved that do not apply generally to other property or uses in the district . These circumstances are the natural topography and building site restrictions of tract 14007 , the lowering of street elevations , property width restrictions , dedication requirements and the required on-site circulation and development restriction of tract 14009 prohibit the master plan of development from conforming to all the development standards of the Ellis-Goldenwest Specific Plan . 2 . The granting of Conditional Exception (Variance) No . 90-35 for exceeding two ( 2) foot cut and fill limitation, allow a greater than ten ( 10) percent deviation for front yard setback and to allow a reduction for lot width ( flag lots ) will not be materially detrimental to the public health, safety and welfare , or injurious to the conforming ( land , property, or improvements ) in the neighborhood . The natural topography and building site restrictions of tract 14007 , the lowering of street elevations , property width restrictions , dedication requirements and the required on-site circulation and development restriction of tract 14009 prohibit the master plan of development from conforming to all the development standards of the Ellis-Goldenwest Specific Plan . 3 . Conditional Exception (Variance) No . 90-35 for exceeding two ( 2) foot cut and fill limitation , allow a greater than ten ( 10) percent deviation for front yard setback and to allow a reduction for lot width (flag lots) is consistent with the goals and objectives of the City ' s General Plan and Land Use Map designation of Estate Residential . The natural topography and building site restrictions of tract 14007 , the lowering of street elevations , property width restrictions , dedication requirements and the required on-site circulation and development restriction of tract 14009 prohibit the master plan of development from conforming to all the development standards of the Ellis-Goldenwest Specific Plan . *Mitigation Measure -3- 4 . The granting of the Conditional Exception (Variance) No . 90-35 for exceeding two (2) foot cut and fill limitation, allow a greater than ten ( 10) percent deviation for front yard setback and to allow a reduction for lot width (flag lots) will not adversely affect the General Plan of the City .of Huntington Beach . The natural topography and building site restrictions of tract 14007 , the lowering of street elevations , property width resitrictions and dedication requirements , the required on-site circulation and development restriction of tract 14009 prohibit the master plan of development from conforming to all the development standards of the Ellis-Goldenwest Specific Plan . FINDINGS FOR APPROVAL - TENTATIVE TRACT NO . 14007 : 1 . The size , depth , frontage, street width, and other design features of the proposed subdivision for 13 lots are in compliance with the standard plans and specifications on file with the City as well as in compliance with the State Subdivision Map Act and the supplemental City Subdivision Ordinance . 2 . The property was previously studied for this intensity of land use at the time that the General Plan designation of Estate Residential ( 3 units per gross acre) and the Ellis-Goldenwest Specific Plan zoning designations were implemented . 3 . The General Plan has set forth provisions for the proposed 13 lot subdivision as well as setting forth objectives for the implementation of this type of use . 4 . The site is physically suitable for the proposed density of 2 . 16 units per gross acre . 5 . Tentative Tract No . 14007 for a 13 lot subdivision is consistent with the goals and policies of the Huntington Beach General Plan and Ellis-Goldenwest Specific Plan . FINDINGS FOR APPROVAL - TENTATIVE TRACT NO . 14009 : 1 . The size , depth, frontage, street width, and other design features of the proposed subdivision for 128 lots and potential school site are in compliance with the standard plans and specifications on file with the City as well as in compliance with the State Subdivision Map Act and the supplemental City Subdivision Ordinance . *Mitigation- Measure -4- 2 . The property was previously studied for this intensity of land use at the time that the General Plan designation of Estate Residential (3 units per gross acre) and the Ellis-Goldenwest Specific Plan zoning designations were implemented . 3 . The General Plan has set forth provisions for the proposed 128 lot subdivision and potential school site as well as setting forth objectives for the implementation of ,this type of use . 4 . The site is physically suitable for the proposed density of 2 . 84 units per gross acre . 5 . Tentative Tract No . 14009 for a 128 lot subdivision and potential school site as amended by staff is consistent with the goals and policies of the Huntington Beach General Plan and the Ellis-Goldenwest Specific- Plan . The conditions shall include by reference all applicable mitigation measures from Environmental Impact Report Nos . 88-2 and 89-1 and Negative Declaration Nos . 90-44 , 90-45 and 90-46 and all applicable items from Development Agreement No . 90-1 . CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO . 90-47 (A) / CONDITIONAL EXCEPTION (VARIANCE.) NO . 90-35/TENTATIVE TRACT MAP NO . 14007/ENVIRONMENTAL ASSESSMENT NO . 90-44 : 1 . The tentative tract map received and dated April 8 , 1991 shall be the conceptually approved layout with the following modification : a . Lettered lot A shall indicate the proper private street boundary . 2 . The site plan , floor plans , and elevations received and dated April 8 , 1991 shall be the conceptually approved layout with the following modification : a . The minimum front setback for the building envelope of lot 6 shall be a minimum 22 feet . 3 . The project shall comply with all applicable provisions of the Ellis Goldenwest Specific Plan, EIR 88-2 , EIR 89-1 , City Ordinance Code , Building Division and Fire Department , and in accordance ,with the provisions of Development Agreement 90-1 . * *Mitigation Measure -5- 4 . Fire Department requirements are as follows : a . The project shall meet all applicable local , State and Federal Fire Codes , Ordinances ; and standards . *- b . Automatic sprinkler systems shall be installed in all structures of 5 , 000 square feet or greater in compliance with Huntington Beach Fire Department and Uniform Building Code Standards . Shop drawings will be submitted to and approved by the Fire Department prior to installations . Provide NFPA 13D throughout project with two ( 2) inch compound water- meter and two (2) inch water services for sprinklered structures . c . Address numbers shall be installed to comply with City Specification No . 428 . Individual units will be sized a minimum of four (4 ) inches with a brush stroke of one-half ( 1/2) inch . d . Names of streets must be approved by the Huntington Beach Fire Department prior to use per City Specification No . 409 . e . A Fire Protection Plan containing requirements of Fire Department Specification No . 426 shall be submitted to the Fire Department for approval . f . The project shall comply with all provisions of the Huntington Beach Fire Code and City Specification No . 422 and 431 for the abandonment of oil wells and site restoration . * g . The project shall comply with all provisions of Huntington Beach Municipal Code Title 17 . 04 . 085 and City Specification No . 429 for new construction within the methane gas overlay districts . * h . Two (2) fire hydrants are required . Shop drawings showing the design and proposed locations of hydrants shall be submitted to the Public Works Department and approved by the Fire Department prior .to installation . Fire hydrants may be installed in phases subject to Fire Department approval . i . The developer shall conform to the provisions of Holly-Seacliff Development Agreement No . 90-1 with regards to the following sections : Section 2 . 2 . 4 Traffic Circulation Improvements paragraph (c) , (g) ; Section 2 . 2 . 6 Fire and Emergency Medical Aid paragraph ( a) , (b) and Section 2 . 4 . 3 Uniform Codes . *Mitigation Measure -6- 5 . Public Works requirements are as follows : a . Access for public maintenance of Goldenwest Street culvert shall be required- b . No construction shall be permitted within the flood zone areas of Lots 1 through 7 . * c . Building permits for Lots 5 and 6 shall not be issued until the storm drain between said lots is constructed and- in operation (need owners agreement in writing) . d . Provide drainage system to protect slopes along north boundary line . e . The developer shall provide for the funding or the construction of Goldenwest Street within the tract boundary as a modified primary arterial highway. The design, schedule , and reimbursement to developer for construction of Goldenwest Street shall be in accordance with the provisions of Development Agreement 90-1 . * f . All vehicular access rights to Saddleback Lane and Goldenwest Street shall be released and relinquished to the City except at locations approved by the Planning Commission . g . The developer shall construct street and traffic signal improvements required per Public Works ' requirements indicated in the Table J in EIR No . 88-2 as may be determined by the City . If reimbursement is required , agreements shall be entered into by the developer and the City in accordance with the provisions of Development Agreement 90-1 . * h . The developer shall fund or construct adequate sewerage facilities for the tract in accordance with the provisions of Development Agreement No . 90-1 . * i . The developer shall pay connection fees to either Orange County Sanitation District No . 3 or Orange County Sanitation District No . 11 , whichever is appropriate at the time of connection to County Trunk lines . * j . The developer shall fund or construct necessary drainage facilities for the tract in accordance with the provisions of Development Agreement No . 90-1 . * *Mitigation Measure -7- k . Low volume fixture heads shall be incorporated into the design of the water system of each unit . 1 . On-site sewers shall be private, except in public streets . m . All public improvements and design criteria shall be to City standards and in accordance with the requirements of the Specific Plan, City design guidelines ; and other City design criteria . n . All new utility lines , including but not limited to , electric (except 66KV) , telephone , street lighting and cable television , shall be place underground within all areas in accordance with Development Agreement No . 90-1 . The developer shall be responsible for complying with this requirement and shall make the necessary arrangements with the utility companies for the installation of such facilities . * o . The developer shall pay Water Systems Capital Facilities Fees in accordance with Development Agreement No . 90=1 . * p . The proposed drainage culvert crossing Goldenwest Street south of Ellis Avenue shall be constructed prior to final building inspection of the first building . 6 . The project design shall comply with standards set forth in Title 24 to minimize total consumption of energy . * 7 . Energy efficient lighting shall be used throughout the project . * 8 . Pool heating units may include those which are solar powered. * 9 . Tracts and individual homes shall be designed ( through siting and orientation of streets , lots , and buildings) to maximize passive solar heating and cooling opportunities to .the extent feasible . * 10 . All outdoor lighting shall be consistent with the standards established by the Specific Plan to minimize off-site light intrusion ..* 11 . All outdoor lighting shall be hooded and directed downward to minimize direct light and glare impacts on public rights-of-way and surrounding properties . * *Mitigation Measure -8- 12 . Street lighting shall consist of energy efficient lighting and shall be consistent with the City street lighting standards . * 13 . Fire access lanes must be provided and kept unobstructed to prevent adverse impacts on fire protection from ongoing oil production hazards . * 14 . The project developer shall provide easy access into and within the project site for emergency vehicles . All internal roadways shall comply with the City' of Huntington Beach Fire Department ' s requirements to provide adequate access for emergency vehicles . * 15 . The project shall be designed such that all areas of the project shall be well-lit , including alcoves , walkways , doorsteps , and parking facilities . * 16 . Addresses shall be well marked to facilitate response by officers . 17 . The developer shall implement water conservation measures applied City-wide as recommended by the Water Division of the City ' s Public Works Department . * 18 . To reduce the projects impacts on waste disposal facilities , the project design shall develop a means for reducing the amount of waste generated both during construction and when the project is in use . The waste reduction program shall be approved by the Planning Director prior to issuance of building permits . Potential ways of reducing project waste loads include implementation of recycling programs , and use- of low maintenance landscaping ( i . e . , native vegetation instead of turf) . * 19 . The developer shall contact an approved disposal company during the design stage to ensure the most efficient and economical means for rubbish removal . The design shall include rubbish enclosures , projected travel areas , and turnabouts where necessary. * 20 . The developer shall consult with the Southern California Gas Company during the building design phase for further energy conservation measures . * *Mitigation Measure -9- 21 . The developer shall consult with Southern California Edison during the building of design phase for further energy conservation measures . * 22 . The developer shall submit to General Telephone building plans which will enable GTE to assess the improvements necessary to provide service to the project site . * 23 . The Huntington Beach Union High School District shall coordinate its expansion plans with phasing of development within the project area and surrounding areas . * 24 . Developers shall submit to Southern California Gas and Southern California Edison planning divisions all tract maps and improvement plans for the project so that proper planning , phasing and sizing of needed mains and service lines can be designed . * 25 . Building construction shall comply with the standards and specifications of Paragon Cable TV Company. * 26 . Development of the proposed project shall occur concurrently with development of the City ' s water system improvements to allow for adequate water service to the site subject to Development Agreement 90-1 . * 27 . All proposed development shall comply with the phasing and design of water facilities as shown on the water facilities map in accordance with Development Agreement 90-1 so as to provide adequate looped systems to service the adjoining properties . * 28 . The applicant shall consult the Police Department during preliminary stages of the project design to review the .safety features , determine their adequacy, and suggest improvements . * 29 . The developer shall provide constructive notice to all buyers as to the equestrian nature of the Community and shall specify which lots can accommodate equestrian boarding . 30 . Equestrian trails within the proposed tract shall be clearly identified on the map . The location of the trails shall be in conformance with the Specific Plan . *Mitigation Measure -10- 31 . Applicant shall prepare a written mitigation monitoring program consistent with the provisions of Public Resources Code Section 21081 . 6 . This program shall be prepared to the specifications of the Community Development Director or designee, and shall include at a minimum the following items : a . A comprehensive phasing program, listing in chronological order the estimated dates. for initiation and completion of all adopted mitigation measures , public improvements , grading , and construction approved in connection with the project . b . The applicant shall provide a schedule of quarterly reports and meetings to review the status of. all mitigation measures , project improvements , and terms of development agreement . The schedules shall identify the parties assigned to complete these reports , their addresses and phone numbers . This information will be used to verify the status of all required mitigation actions . c . A listing of the City officials and any other individuals assigned to monitor any specific portions of the mitigation program requiring specialized expertise . This list shall be approved by the Community Development Director or designee with respect to the technical expertise and qualifications of said monitors . Monitors shall have full access to the subject property at any time during normal construction, business or operating hours . d . A checklist identifying all mitigation measures and the date of their completion , signed by the appointed monitors ( as designated per No . c above) to demonstrate compliance with all applicable mitigation measures . The appointed monitor may use the sample checklist provided in Attachment A or formulate a similar checklist . A checklist shall not be considered final until reviewed and approved by the Community Development Director or designee . No occupancy permits shall be granted until such determination has been made and filed in the office of the Community Development Department . e . Applicant shall prepare a "mitigation agreement" to the specifications of the City Attorney, which shall be binding upon the applicant with respect to the implementation of all mitigation measures specified therein . *Mitigation Measure -11- 32 . The applicant shall submit a revised tentative tract map and site plan as modifed pursuant to Condition Nos . 1 and 2 for inclusion in the subject files prior to final tract map submittal . 33 . The subdivision shall be in substantial conformance with the draft Ellis-Goldenwest Specific Plan Design Guidelines and/or as they may be modified as mutually agreed upon between the City and applicant . 34 . This conditional use permit and conditional exception (variance) shall become null and void unless exercised within- two (2) 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 . 35 . The Planning Commission reserves the right to modify the terms of this conditional use permit and conditional exception (variance) if any violation of these conditions or the Huntington Beach Ordinance Code occurs . FINAL TRACT MAP The following shall be completed prior to City Council approval of the final tract map : 1 . The developer shall pay park acquisition and development fees of $3 , 120 per dwelling unit , less any available credits for dedication of land and/or payment of park fees in accordance with Development Agreement No . 90-1 . * 2 . At least 60 days prior to recordation of the final tract map , CC&Rs shall be submitted to and approved by the City Attorney and the Department of Community Development . The CC&Rs shall provide for : . a . Common driveway access easements , if any. b . Irrevocable reciprocal access and parking easements on all public and private street within the tract and adjacent properties and tracts . c . Maintenance of all walls , common areas , and private streets by a property owners ' association . Upon approval by the City, the CC&Rs shall be recorded in the office of the County Recorder and a copy filed with the Department of Community Development . 3 . The proposed height of street lights on-site shall be approved by the Planning Director and Public Works Director . *Mitigation Measure -12- 4 . All exterior lighting shall be approved by the City of Huntington Beach Planning Department and City Engineer . 5 . Applicant shall submit an affordable housing plan which provides for 20% of the total units approved to be affordable to families of low and moderate income . Said plan shall be executed prior to issuance of the first building permit for the tracts . The affordable units shall be under construction or available to the public prior to final inspection for the homes in master Conditional Use Permit No . 90-47 . The plan may include : a . Build affordable units at an alternative location which is under control of the applicant . b . Rehabilitate existing units and ensure long term affordability . c . Preserve existing affordable units for the long term ( 30 years ) . d . Other options which generate new opportunities for affordable housing . PLAN CHECK The following shall be completed prior to submittal of working drawings for plan check and application for building permits : 1 . Submit three copies of the site plan to the Planning Division for addressing purposes . If street names are necessary, submit proposal to Fire Department for review and approval . 2 . Depict all utility apparatus , such as but not limited to back.flow devices and Edison transformers , on a site plan to the extent available . Any such apparatus located in the front and exterior yard setbacks shall be screened by landscaping or other method as approved by the Community Development Director . 3 . Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers ; natural gas shall be stubbed in at the locations of cooking facilities , water heaters , and central heating units ; and low-volume heads shall be used on all spigots and water faucets . 4 . If foil-type insulation is to be used , a fire retardant type shall be installed as approved by the Building Department and indicated on the floor plans . *Mitigation Measure -13- 5 . The structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report , prepared under the supervision of a person experienced in the field of acoustical engineering , with the application for building permit (s ) . 6 . Elevations shall depict conceptual colors and building materials proposed . 7 . The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. GRADING PERMIT The following shall be completed prior to the issuance of a grading permit : 1 . Hydrology and hydraulic studies shall be submitted for Public works approval . * a . The tentative tract map and site plans shall be consistent with the Specific Plan in preserving area-wide natural drainage patterns , preserving and enhancing the goals , objectives and policies of the General Plan Open Space Element associated with the natural swales . * b . The tentative tract map , site plans and hydrology studies shall comply with the Specific Plan standards . These standards shall restrict development that blocks that portion of the swale needed to accommodate runoff from the 100-year storm. * c . Precise hydrologic and drainage design studies shall provide mitigation programs to minimize the runoff impacts on developed and undeveloped properties adjacent to developing tracts . All devices , drains , etc . proposed shall be designed in accordance with City of Huntington Beach and County of Orange standards . The drainage plan shall include an analysis of runoff impacts to surrounding properties , increases in the quantities of water , increases in water volume flow speed , impacts to down stream receptors , location of grease traps , siltation control , on and off-site erosion, and any other information required by the City Engineer . * *Mitigation Measure -14- 2 . A grading plan shall be submitted to the Department of Public Works for review and it must be approved (by issuance of a grading permit) . A plan for silt control for all water runoff from the property during construction and initial operation of the project may be required if deemed necessary by the Director of Public Works . * a . Erosion control plans shall include measures such as the following : * Diversion of off-site runoff away from the construction site; - Prompt revegetation of . proposed landscaped areas ; - Perimeter sandbagging or temporary basins to trap sediment ; and - Regular sprinkling of exposed soils during construction phases . b . Internal collector streets shall be designed to be aligned around topographical features and avoid crossing the natural swales where possible . * c . Structural design shall fit the natural land forms to the greatest extent possible by implementing the use of retaining walls , split level and platform structures where appropriate . * d . Grading shall be accomplished in such a manner so as to avoid all Specific Plan designated drainage swales and sharp angles while enhancing the natural terrain . Cut and fill procedures shall be set forth in accordance with the requirements of the Specific Plan except as shown on approved plans . * e . Only limited grading activities or development shall be allowed within areas encompassing Specific Plan designated natural swales on site ( refer to Attachment #2 ; Exhibit 8 of the Ellis-Goldenwest Specific Plan) , except as shown on approved plans . Grading should be limited to changes required to install access roads , utility and storm drainage lines and landscaping to enhance the natural condition of the swale areas . * f . If any diversion, obstruction of the natural flow, or changes in the bed, channel or bank of any river or stream is proposed by the development , the Department of Fish and Game shall be notified ( as required in Sections 1601 through 1603 of the Department of Fish: and Game Code) . This notification (with associated fee) shall be made after the approval of tentative tract maps and prior to issuance of grading permits . * *Mitigation Measure -15- Soils 3 . A detailed soils analysis shall be prepared by a registered Soils Engineer . This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading , chemical and fill properties , foundations , retaining walls , streets , and utilities . * a . Alluvium residual soils and fill soils shall be removed in the areas that will receive fill or other surface improvements down to native and/or competent materials and recompacted . Studies shall be done to determine native elevations and evaluate the extent of compressibility of the soils for structural design purposes . These studies shall be reviewed and approved by all appropriate departments at the City of Huntington Beach . * b . Grading plans shall demonstrate that three or more feet of expansive clays shall be removed beneath structural loads and replaced with low expansive soils . Special foundations shall be designated to tolerate the nature of the expansive soils . Additional studies shall be done to delineate the actual locations and expansion potential of the soils as well as for structural design purposes . * c . Should Quaternary non-marine terrace deposits be identified, additional subsurface investigations shall be performed prior to the issuance of grading permits to analyze the slope stability of the Quaternary non- marine terrace deposits , to provide design criteria for earth work construction, and to assess the rippability of on site soils . * d . The developer shall submit to the City detailed engineering reports on the soil and seismicity characteristics of the project site . The City shall review and approve these studies to ensure that the structural designs are maintained . * e . All structures shall be designed in accordance with the seismic design provisions of the Uniform Building Codes or Structural Engineers Association of California to promote safety in the event of an earthquake . *: f . All grading plans shall incorporate subdrains that shall be placed beneath the fill soils or an equal means of protection as determined by the City Engineer . Additional studies shall be done to evaluate ground water depth and moisture zones . * *Mitigation Measure -16- g . Grading plans shall demonstrate that alluvial soils shall be removed in the areas that will receive frill or foundation loading down to competent materials and recompacted . Additional studies shall be done to evaluate the extent of liquefaction of the soils for structural design purposes . * 4 . A site reconnaissance should be performed including a phased Environmental Site Assessment to evaluate areas where a contamination of the surficial soils may have taken place . The environmental assessment should evaluate existing available information pertinent to the site and also undertake a limited investigation of possible on-site. contamination . Phase I should include : * a . Review of available documents pertinent to the subject site to evaluate current and previous uses . b . Site reconnaissance to evaluate areas where contamination of surficial soils may have taken place . c . Excavation and testing of oil samples to determine presence of near surface contamination of soil . d . Subsurface exploration to determine presence of sumps on-site . Testing of possible drilling fluids for heavy metals . e . Completion of soil gas vapor detection excavations located adjacent to the existing on-site wells . f . Testing of air samples for gas vapor, methane gas and sulfur compounds . g . If warranted upon completion of the Environmental Assessment , a Remedial Action Plan can be developed . This plan shall address the following items : 1 . Treatment of possible crude oil contaminated soils . A possible solution to this condition would be aeration of the contaminated soils to release the volatile gases and then incorporation of the treated soils into the roadway fills ( subgrade) . 2 . Treatment of possible drilling sumps by either on-site disposal of non-contaminated drilling fluids or off-site disposal of contaminated fluids . 3 . Treatment of the possibility of the accumulation of methane gas . *Mitigation Measure -17- h . If hazardous concentrations of methane are encountered, further studies shall include the following tasks : 1 . Drilling of test wells to monitor for subsurface methane deposits and confirm or deny the presence of biogenic methane bearing strata near the surface in the development area ; . 2 . Shallow excavation and sampling in areas either known or assumed to be potential drilling mud sumps ; 3 . Vapor monitoring of shallow vapor probes placed at strategic locations on the site and collection of soil vapor samples ; 4 . Vapor survey areas adjacent to known abandoned oil wells ; 5 . Laboratory analysis of selected soil samples for metals and soil vapor samples for gases. 5 . Unless otherwise determined by a City approved archaeology report , all ground disturbing activity within the project site shall be monitored by a qualified archaeologist . If in situ archaeological deposits are encountered, the archaeologist shall be empowered to halt or redirect. the ground disturbing activity until proper recovery action can be accomplished . * BUILDING PERMITS The following shall be completed prior to the issuance of building permits : 1 . A 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 . 2 . All applicable Public Works fees shall be paid . 3 . The developer shall pay traffic impact fees of $150 . 00 per trip per day generated by the project , less any available credits , in accordance with Development Agreement No . 90-1 . * 4 . The developer shall contribute to the new fire station/paramedic manning facility and opticom systems in accordance with Development Agreement No . 90-1 . * 5 . The applicant shall pay school fees per State law to mitigate conditions of overcrowding as part of building permit application . These fees shall be based on the fee schedule in effect at the time of building permit application. * *Mitigation Measure -18- 6 . Developer shall submit water improvement plans for both domestic (potable) and reclaimed (Green Acres) systems . All residential lots shall have separate services for both water systems . * 7 . The water system shall be located within vehicular travelways and dedicated to the City. The Developer/Homeowner 's Association shall be held responsible for repairing any enhanced pavement , if the water mains , etc . , require repair or maintenance . 8 . Developer shall adopt further mitigation efforts applied City-wide as approved by the Water Division to reduce peak hour demands . * 9 . Developer shall submit water system hydraulic calculations to ensure system adequacy and line sizing . No ten inch ( 10" ) lines will be allowed . Use twelve inch ( 12" ) water main if calculations show ten inch ( 10" ) line capacities . * 10 . The water system shall have two sources , i . e . , looped . No dead ends except in approved cul de sacs . The water system shall be installed per the Public Works Department ' s standards , ordinances and policies . 11 . No combustible construction shall occur until an approved water system is installed . 12 . Building permits shall not be approved for development for the subject property unless the City Engineer has determined that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy . 13 . Prior to approval of building permits for production homes (excludes models ) the developers shall construct necessary drainage and detention facilities to reduce the peak run off from the site to the approval of the City Engineer . * 14 . Prior to issuance of building permits , the applicant shall demonstrate in a manner satisfactory to the City, that service vehicle access to all remaining operating oil wells off-site shall not occur through existing or proposed residential tract . * 15 . Fronts of residences shall. not face off-site oil wells and tanks ; on-site oil wells shall be screened pursuant to the Huntington Beach Municipal Code . * *Mitigation Measure -19- 16 . All potential buyers and renters of on-site residences shall be notified of the effects resulting from on-site and off-site oil production activities . The notification shall state the frequency and locations of maintenance and service operations . The notification shall indicate that noise levels from oil activities may also significantly increase during these times . * 17 . Prior to the issuance of building permits , the applicant shall submit an acoustical analysis of the proposed development , prepared under the supervision of an acoustical engineer . Potential noise sources to be analyzed shall include traffic- generated noise , helicopter overflight and noise resulting from operation of on-site oil wells . The analysis shall include a discussion of the potential need for noise attenuation measures and/or noise barriers around oil wells . This analysis shall be submitted to and approved by the Planning Department . * 18 . If noise barriers are to be required , an acoustical engineer shall review the barrier plans to assure acceptable noise reductions and compliance with the City ' s Noise Ordinance . * 19 . When final site plans and construction drawings have been prepared , an acoustical analysis of residential development within the traffic-generated 60 CNEL contour and within the area impacted by helicopter overflight shall be prepared to insure that the noise criteria have been met . Construction plans shall be reviewed and approved by an acoustical engineer to certify acceptability prior to the issuance of building permits . * 20 . Full disclosure to all potential homeowners within the tract shall be provided regarding the potential for noise generated by oil wells and helicopter overflights within the area ( as identified by required acoustical analysis) . * 21 . No new residential units shall be permitted within 25 feet of a gasoline engine- powered pump unless a noise study prepared by an acoustical engineer demonstrates that barriers and/or other noise attenuation measures (such as conversion of gasoline-powered motors to electric) can ensure noise levels are consistent with the City ' s Noise Ordinance Standards . * 22 . Prior to approval of building permits , complete building plans shall be submitted to and approved by the Fire Department . * 23 . If during the Fire Department ' s plan check it becomes evident that fireground operations will become impeded, the department will impose mitigation measure such as automatic sprinkler systems , alarm systems , access roads , etc . * *Mitigation Measure -20- 24 . The following water conservation measures shall be implemented as required by state law: * a . Low-flush toilets . b . Low-flow showers and faucets . c . Insulation of hot water lines in water recirculating systems . d . Compliance with water conservation provisions of the appropriate plumbing code . 25 . Interior water conservation measures shall be utilized . Low-flow plumbing fixtures and water pressure regulators to limit down-stream pressure to a maximum of 60 psi shall be installed . * LANDSCAPE PLANS IMPROVEMENTS AND MAINTENANCE 1 . Prior to issuance of building permits , 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 the Ellis/Goldenwest Specific Plan . 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 . * 2 . Developer shall incorporate "drought tolerant" plants and turf for all common area landscaping . * 3 . Landscaping shall be designed so as to minimize visual impacts on adjacent parcels . Special consideration shall be given to orientation of the project ' s residences ( i . e . , windows and decking) so as to respect the privacy of adjacent and nearby homes . * 4 . Landscape plantings and signs shall be limited in height in the vicinity of project driveways to assure good visibility. * 5 . Use mulch extensively in all landscaped areas . Mulch applied on top of soil will improve the water-holding capacity of the soil by reducing evaporation and soil compaction. * *Mitigation Measure -21- 6 . Use pervious paving material whenever feasible to reduce surface water runoff and aid in ground water recharge . * 7 . Control slopes and grades to discourage water waste through runoff . * 8 . Minimize use of lawns and utilize warm season, drought tolerant grasses . * 9 . The developer shall provide information to occupants regarding benefits of low water use landscaping and sources of additional assistance in selecting irrigation and landscaping . * 10 . A fence in accord with the design guidelines shall be erected on either side of all on-site horse trails to separate this use from other on-site uses . * 11 . The landscape irrigation systems for all arterial landscaped setbacks and medians shall include a separate water line for the use of reclaimed water subject to Water Department approval . * 12 . Irrigation systems shall be designed to minimize water waste to the greatest extent possible . Such measures should involve such features as the following : * a . Raised planters and berming in conjunction with closely spaced low volume , low angle ( 22-1/2 degree) sprinkler heads . b . Drip irrigation . c . Irrigation systems controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses . d . The use of reclaimed water for irrigated areas and equestrian trails . The project developers shall connect to the Orange County Waste District ' s "Green Acres" system of reclaimed water should this supply of water be available . Separate irrigation services shall be installed to ease this transition . 13 . All required landscaping and irrigation systems for each phase of construction shall be installed and completed prior to final building inspection of the first production unit of that phase to adequately screen on-site light and glare impacts . * 14 . All perimeter and common area landscaping shall be owned and permanently maintained by a property owners association, maintenance district , or other mechanism approved by the City . *Mitigation Measure -22- DURING CONSTRUCTION 1 . Construction shall be limited to Monday - Saturday, 7 : 00 AM to 8 : 00 PM. Construction shall be prohibited Sundays and Federal holidays . * 2 . 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 . 3 . Water shall be applied to the site twice daily in compliance with SCAQMD Rule 403 (Fugitive Dust Emissions) to mitigate the impact of construction-generated dust particulates . * 4 . The applicant shall comply with all rules and regulations of the SCAQMD . * 5 . Major grading shall occur when soil moisture is optimum to control dust . * 6 . 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. 7 . Installation or removal of underground flammable or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements . 8 . Roads and hydrants shall be in-service prior to combustibles on-site . *Mitigation Measure -23- 9 . If during construction activities , contamination from hazardous substances , including pesticides and oil field wastes , are found to exist or if a potential exists for water quality impacts , the Orange County Health Care Agency,- Waste Management Section, shall be contacted for oversight of mitigation activities . * CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO . 90-47 (B)/ CONDITIONAL EXCEPTION (VARIANCE) NO . 90-35/TENTATIVE TRACT MAP NO . 14409/ENVIRONMENTAL ASSESSMENT NOS . 90-45 AND 90-46 : 1 . The tentative tract map received and dated July 16 , 1991 shall be the conceptually approved layout with the following modifications : a . The applicant shall obtain an .easement to provide the necessary street width of 42 feet for lot I or modify the tract accordingly. b . All lettered lots (B , C, D, E, F, G, H, I ) shall indicate the proper private street boundary. c . Lettered lot S shall include an eight (8) foot wide equestrian trail . The equestrian trail shall meander and run the entire length ( north to south) of the lot . d . Saddleback Lane shall be indicated as a public street . e . The proposed reciprocal access point at the western end of the private stret ( lot D) shall be modified to be relocated to the south to connect with the proposed private street ( lot E) as recommended by and to the satisfaction of the Traffic Engineer . f . Lots no . 119 , 120 , 121 , 122 and 123 shall provide an eight ( 8) foot wide continuous and unobstructed access easement dedicated for public purposes along the northerly ( rear) property line of said lots to provide access to the equestrian trail system. 2 . The site plan, floor plans , and elevations received and dated July 16 , 1991 shall be the conceptually approved layout with the following modification : a . The minimum front setback for the building envelope of lots 100 and 103 shall be a minimum 22 feet . b . Lettered lot S shall include an eight ( 8) foot wide equestrian trail . The equestrian trail shall meander and run the entire length (north to south) of the lot . *Mitigation Measure -24- c . The proposed reciprocal access point at the western end of the private stret ( lot D) shall be modified to be relocated to the south to connect with the proposed private street ( lot E) as recommended by and to the satisfaction of the Traffic Engineer . d . Lots no . 119 , 120 , 121 , 122 and 123 shall provide an eight ( 8) feet wide continous and unobstructed access easement dedicated for public purposes along the northerly ( rear) property line of said lots to provide access to the equestrian trail system. 3 . The project shall comply with all applicable provisions of the Ellis Goldenwest Specific Plan, EIR 88-2 , EIR 89-1 , City Ordinance Code , Building Division and Fire Department , in accordance with the provisions of Development Agreement 90-1 . * 4 . Fire Department requirements are as follows : * a . The project shall meet all applicable local , State and Federal Fire Codes , Ordinances , and standards . b . Automatic sprinkler systems will ,be installed in all structures of 5 , 000 square feet or greater in compliance with Huntington Beach Fire Department and Uniform Building Code Standards . Shop drawings will be submitted to and approved by the Fire Department prior to installations . Provide NFPA 13D throughout project with two (2) inch compound water meter and two (2 ) inch water services for sprinklered structures . c . Address numbers will be installed to comply with City Specification No . 428 . Individual units will be sized a minimum of four (4 ) inches with a brush stroke of one-half ( 1/2) inch . d . Names of streets must be approved by the Huntington Beach Fire Department prior to use per City Specification No . 409 . e . A Fire Protection Plan containing requirements of Fire Department Specification No . 426 shall be submitted to the Fire Department for approval . f . The project will comply with all provisions of the Huntington Beach Fire Code and City Specification No . 422 and 431 for the abandonment of oil wells and site restoration . * g . The project will comply with all provisions of Huntington Beach Municipal Code Title 17 . 04 . 085 and City Specification No . 429 for new construction within the methane gas overlay districts . * *Mitigation Measure -25- h . Twenty-three (23) fire hydrants are required . Shop drawings showing the design and proposed locations of hydrants shall be submitted to the Public Works Department and approved by the Fire Department prior to installation . Fire hydrants may be installed in phases subject to Fire Department approval . i . The developer shall conform to the provisions of Holly-Seacliff Development Agreement No . 90-1 with regards to the following sections : Section 2 . 2 . 4 Traffic Circulation Improvements paragraph (c) , (g) ; Section 2 . 2 . 6 Fire and Emergency Medical Aid paragraph ( a) , (b) and Section 2 . 4 . 3 Uniform Codes . j . Developer shall provide interim secondary access to the tract for emergency vehicles until permanent access is obtained at Lot C on the north side of the tract . 5 . Public Works requirements are as follows : a . The developer shall provide for the funding or the construction of Edwards Street as a secondary arterial highway and Goldenwest Street and Garfield Avenue as modified primary arterial highway within the tract boundary . The design, schedule, and reimbursement to developer for construction of Edwards Street , Goldenwest Street and Garfield Avenue shall be in accordance with the provisions of Development Agreement No . 90-1 . * b . All vehicular access rights to Edwards Street , Garfield Avenue, Goldenwest Street and Saddleback Lane shall be released and relinquished to the City except at locations approved by the Planning Commission . c . A STOP sign to control outbound traffic on all project area access roadways as deemed necessary by the City ' s Traffic Division shall be installed prior to issuance of any residential occupancy permits . * d . Per Public Works requirements , the developer shall dedicate an easement at Edwards Street/Garfield Avenue for a traffic signal . * e . The developer shall construct street and traffic signal improvements required per Public Works ' requirements indicated in Exhibit 20 and Table J in EIR No . 88-2 as may be determined by the City including providing a minimum 150-foot left turn pocket in the Garfield Avenue median . . Per Public Works requirements , the developer shall dedicate an easement at Edwards Street/Garfield Avenue for a traffic signal . If reimbursement is required, agreements shall be entered into by the developer and the City in accordance with the provisions of Development Agreement 90-1 . * *Mitigation Measure -26- f . The developer shall fund or construct adequate sewerage facilities for the tract in. accordance with the provisions of Development Agreement No . 90-1 . * g . The developer shall pay connection fees to either Orange County Sanitation District No . 3 or Orange County Sanitation District No . 11 , whichever is appropriate at the time of connection to County Trunk lines . * h . The developer shall fund or construct necessary drainage facilities for the tract in accordance with the provisions of . Development Agreement No . 90-1 . * i . Low volume fixture heads shall be incorporated into the. design of the water system of each unit . j . On-site sewers shall be private, except in public streets . k . All public improvements and design criteria shall be to City standards and in accordance with the requirements of the Specific Plan, City design guidelines , and other City design criteria . 1 . All new utility lines , including but not limited to , electric (except 66KV) , telephone, street lighting and cable television, shall be place underground within all areas in accordance with Development Agreement No . 90-1 . The developer shall be responsible for complying with this requirement and shall make the necessary arrangements with the utility companies for the installation of such facilities . * M . The developer shall pay Water Systems Capital Facilities Fees in accordance with Development Agreement No . 90-1 . * n . The City shall acquire the Right-Of-Way and developer shall construct the storm drain improvements on Saddleback Lane between tracts 14009 , 13714 and 13439 . o . No building permits to be issued except for models along Saddleback Lane until storm drains are in and operating . p . The proposed drainage culvert crossing Goldenwest Street south of Ellis Avenue shall be constructed prior to final building inspection of the first building . 6 . The project design shall comply with standards set forth in Title 24 to minimize total consumption of energy. * 7 . Energy efficient lighting shall be used throughout the project . * 8 . Pool heating units may include those which are solar powered . * *Mitigation Measure -27 9 . Tracts and individual homes shall be designed (through siting and orientation of streets , lots , and buildings) to maximize passive solar heating and cooling opportunities to the extent feasible . * 10 . All outdoor lighting shall be consistent with the standards established by the Specific Plan to minimize off-site light intrusion . * 11 . All outdoor lighting shall be hooded and directed downward to minimize direct light and glare impacts on public rights-of-way and surrounding properties . * 12 . Street lighting shall consist of energy efficient lighting and shall be consistent with the City street lighting standards . * 13 . Fire access lanes must be provided and kept unobstructed to prevent adverse impacts on fire protection from ongoing oil production hazards . * 14 . The project developer shall provide easy access into and within the project site for emergency vehicles . All internal roadways shall comply with the City of Huntington Beach Fire Departments requirements to provide adequate access for emergency vehicles . * 15 . The .project shall be designed such that all areas of the project will be well-lit , including alcoves , walkways , doorsteps , and parking facilities . * 16 . Addresses shall be well marked to facilitate response by officers . 17-. The developer shall implement water conservation measures applied City-wide as recommended by the Water Division of the City ' s Public Works Department . * 18 . To reduce the projects impacts on waste disposal facilities , the project design shall develop a means for reducing the amount of waste generated both during construction and when the project is in use . The waste reduction program shall be approved by the Planning Director prior to issuance of building permits . Potential ways of reducing project waste loads include implementation of recycling programs , and use of low maintenance landscaping ( i . e . , native vegetation instead of turf) . * 19 . The developer shall contact an approved disposal company during the design stage to ensure the most efficient and economical means for rubbish removal . The design shall include rubbish enclosures , projected travel areas , and turnabouts where necessary. * *Mitigation Measure -28- 20 . The developer shall consult with the Southern California Gas Company during the building design phase for further energy conservation measures . * 21 . The developer shall consult with Southern California Edison during the building of design phase for further energy conservation measures . * 22 . The developer shall submit to General Telephone building plans which will enable GTE to assess the improvements necessary to provide service to the project site . * 23 . The Huntington Beach Union High School District shall coordinate its expansion plans with phasing of development within the project area and surrounding areas . * 24 . Developers shall submit to Southern California Gas and Southern California Edison planning divisions all tract maps and improvement plans for the project so that proper planning , phasing and sizing of needed mains and service lines can be designed . * 25 . Building construction shall comply with the standards and specifications of Paragon Cable TV Company . * 26 . Development of the proposed project s-hall occur concurrently with development of the City' s water system improvements to allow for adequate water service to the site subject to Development Agreement 90-1 . * 27 . A1.1 proposed development shall comply with the phasing and design of water facilities as shown on the water facilities map in accordance -with Development Agreement No . 90-1 so as to provide adequate looped systems to service the adjoining properties . 28 . The applicant shall consult the Police Department during preliminary stages of the project design to review the safety features , determine their adequacy, and suggest improvements . * 29 . The developer shall provide constructive notice to all buyers as to the equestrian nature of the Community and shall specify which lots can accommodate equestrian boarding . 30 . Equestrian trails within the proposed tract shall be clearly identified on the map . The location of the trails shall be in conformance with the Specific Plan . *Mitigation Measure -29- 31 . Applicant shall prepare a written mitigation monitoring program consistent with the provisions of Public Resources Code Section 21081 . 6 . This program shall be prepared to the specifications of the Community Development Director or designee, and shall include at a minimum the following items : a . A comprehensive phasing program, listing in chronological order the estimated dates for initiation and completion of all adopted mitigation measures , public improvements , grading , and construction approved in connection with the project . b . If the project is accompanied by a development agreement, owner participation agreement , or other adopted agreement , applicant shall provide a schedule of quarterly reports and meetings to review the status of all mitigation measures , project improvements , and terms of development agreements . The schedules shall identify the parties assigned to complete these reports , their addresses and phone numbers . This information will be used to verify the status of all required mitigation actions . c . A listing of the City officials and any other individuals (hereinafter referred to as "monitors : ) assigned to monitor any specific portions of the mitigation program requiring specialized expertise . This list shall be approved by the Community Development Director or designee with respect to the technical expertise and qualifications of said monitors . Monitors shall have full access. to the subject property at any time during normal construction, business or operating hours . d . A checklist identifying all mitigation measures and the date of their completion, signed by the appointed monitors ( as designated per No . c above) to demonstrate compliance with all applicable mitigation measures . The appointed monitor may use the sample checklist provided in Attachment A or formulate a similar checklist . A checklist shall not be considered final until reviewed and approved by the Community Development Director or designee . No occupancy permits shall be granted until such determination has been made and filed in the office of the Community Development Department . e . Applicant shall prepare a "mitigation agreement" to the specifications of the City Attorney, which shall be binding upon the applicant with respect to the implementation of all mitigation measures specified therein. *Mitigation Measure -30- 32 . The applicant shall submit a revised tentative tract map and site plan as modified pursuant to Condition Nos . 1 and 2 for inclusion in the subject file prior to final tract map submittal . 33 . The subdivision shall be in substantial conformance with the draft Ellis-Goldenwest Specific Plan Design Guidelines and/or as they may be mutually agreed upon to be modified between the City and applicant . 34 . No fencing/walls greater than 42 inches in height shall be placed or constructed along the access portion of the flag lots (Lots Nos . 28 , 42 , 48 , 75 , 76 , 81 , 82) . Fencing/wall plans for the subject lots shall be subject to review and approval by the Community Development Director . 35 . This conditional use permit and conditional exception (variance) shall become null and void unless exercised within two ( 2) years of the date o.f 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 . 36 . The Planning Commission reserves the right to modify the terms of this conditional use permit and conditional exception (variance) if any violation of these conditions or the Huntington Beach Ordinance Code occurs . FINAL TRACT MAP The following shall be completed prior to City Council approval of the final tract map : 1 . The developer shall pay park acquisition and development fees of $3 , 120 per dwelling unit , less any available credits for dedication of land and/or payment of park fees in accordance with Development Agreement No . 90-1 . * 2 . At least 60 days prior to recordation of the final tract map , CC&Rs shall be submitted to and approved by the City Attorney and the Department of Community Development . The CC&Rs shall provide for : a . Common driveway access easements , if any. b . Irrevocable reciprocal access and parking easements on all public and private street within the tract and adjacent properties and tracts . c . Maintenance of all walls , common areas , and private streets by a property owners ' association . Upon approval by the City, the CC&Rs shall be recorded in the office of the County Recorder and a copy filed with the Department of Community Development . *Mitigation Measure -31- 3 . The proposed height of street lights on-site shall be approved by the Planning Director and Public Works Director . 4 . All exterior lighting shall be approved by the City of Huntington Beach Planning Department and City Engineer . 5 . Applicant shall submit an affordable housing plan which provides for 20% of the total units approved to be affordable to families of low and moderate income . Said plan shall be executed prior to issuance of the first building permit for the tracts . The affordable units shall be under construction or available to -the public prior to final inspection for the homes in master Conditional Use Permit No . 90-47 . The plan may include : a . Build affordable units at an alternative location which is under control of the applicant . b . Rehabilitate existing units and ensure long term affordability. c . Preserve existing affordable units for the long term (30 years) . d . Other options which generate new opportunities for affordable housing . 6 . Lots numbered 63 through 94 and lettered lots D, E, M, N and O, are located in an area of the Huntington .Beach General Plan as a potential school site . The subdivider shall offer to dedicate this area to the Huntington Beach City School District in accordance with the provisions of Huntington Beach Ordinance Code S 9962 et seq . and California Government Code section 66478 amended by mutual consent (Developer and School District) to permit a minimum four (4 ) month and maximum six ( 6) month acceptance o.r refusal period . Should the School District decline to accept the offer of dedication, the above referenced lots may then be developed in accordance with the terms and conditions of Tentative Tract Map No . 14009 and Conditional Use Permit No . 90-47, Conditional Exception (variance) No . 90-35 and Negative Declaration Nos . 90-45 and 90-46 relating to residential development , provided that such development complies with all relevant provisions of State and City law, the Huntington Beach General Plan, the applicable zoning, and any other agreements or entitlements granted or required by the City of Huntington Beach . If the school District declines to accept the school site, the General Plan shall be amended (by City Council approval) to remove or relocate the school site designation. *Mitigation Measure -32- In the event the school district accepts the offer of dedication, Tentative Tract Map No . 14009 shall be reviewed by the Planning Commission, the Community Development Department and the City' s Traffic Engineer . - The review shall be limited to the school site area for access and circulation conformance with the Ellis-Goldenwest Specific Plan . PLAN CHECK The following shall be completed prior to submittal of working drawings for plan check and application for building permits : 1 . 'Submit three copies of the site plan to the Planning Division for addressing purposes . If street names are necessary, submit proposal to Fire Department for review and approval . 2 . Depict all utility apparatus , such as but not limited to backflow devices and Edison transformers , on a site plan to the extent available . Any such apparatus located in the front and exterior yard setbacks shall be screened by landscaping or other method as approved by the Community Development Director . 3 . Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers ; natural gas shall be stubbed in at the locations of cooking facilities , water heaters , and central heating units ; and low-volume heads shall be used on all spigots and water faucets . 4 . If foil-type insulation is to. be used, a fire retardant type shall be installed as approved by the Building Department and indicated on the floor plans . 5 . The structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report , prepared under the supervision of a person experienced in the field of acoustical engineering , with the application for building permit (s) . 6 . Elevations shall depict conceptual colors and building materials proposed . 7 . The site plan shall include (or reference page) all conditions . of approval imposed on the project printed verbatim. GRADING PERMIT The following shall be completed prior to the issuance of a grading permit : 1 . Hydrology and hydraulic studies shall be submitted for Public Works approval . * *Mitigation Measure -33-- a . The tentative tract map and site plans shall be consistent with the Specific Plan in preserving area-wide natural drainage patterns , preserving and enhancing the goals , objectives and policies of the-. General Plan Open Space Element associated with the natural swales . * b . The tentative tract map, site plans and hydrology studies shall comply with the Specific Plan standards . These standards shall restrict development that blocks that portion of the swale needed to accommodate runoff from the 100-year storm. * c . Precise hydrologic and drainage design studies shall provide mitigation programs to minimize the runoff impacts on developed and undeveloped properties adjacent to developing tracts . All devices , drains , etc . proposed shall be designed in accordance with City of Huntington Beach and County of Orange standards . The drainage plan shall include an analysis of runoff impacts to surrounding properties , increases in the quantities of water , increases in water volume flow speed , impacts to down stream receptors , location of grease traps , siltation control , on and off-site erosion, and any other information required by the City Engineer . * 2 . A grading plan shall be submitted to the Department of Public Works for review and it must be approved (by issuance of a grading permit) . A plan for silt control for all water runoff from the property during construction and initial operation of the project may be required if deemed necessary by the Director of Public Works . * a . Erosion control plans shall include measures such as the following : * - Diversion of off-site runoff away from the construction site; - Prompt revegetation of proposed landscaped areas ; - Perimeter sandbagging or temporary basins to trap sediment ; and Regular sprinkling of exposed soils during construction phases . b . Internal collector streets shall be designed to be aligned around topographical . features and avoid crossing the natural swales where possible . * *Mitigation Measure -34- c . Structural design shall fit the natural land forms to the greatest extent possible by implementing the use of retaining walls , split level and platform structures where appropriate . * d . Grading shall be accomplished in such a manner so as to avoid all Specific Plan designated drainage swales and sharp angles while enhancing' the natural terrain . Cut and fill procedures shall' be set forth in accordance with the requirements of the Specific Plan except as shown on approved plans . * e . Only limited grading activities. or development shall be allowed within areas encompassing Specific Plan designated natural swales on site ( refer to Attachment #2 ; Exhibit 8 of the Ellis-Goldenwest Specific Plan) , except as shown on approved plans . Grading should be limited to changes required to install access roads , utility and storm drainage lines and landscaping to enhance the natural condition of the swale areas . * f . If any diversion, obstruction of the natural flow, or changes in the bed , channel or bank of any river or stream is proposed by the development , the Department of Fish and Game shall be notified ( as required in Sections 1601 through 1603 of the Department of Fish and Game Code) . This notification (with associated fee) shall be made after the approval of tentative tract maps and prior to issuance of grading permits . * SOILS 3 . A detailed soils analysis shall be prepared by a registered Soils Engineer . This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading , chemical and fill properties, foundations , retaining walls , streets , and utilities . * a . Alluvium residual soils and fill soils shall be removed in the areas that will receive fill or other surface improvements down to native and/or competent materials and recompacted . Studies shall be done to determine native elevations and evaluate the extent of compressibility of the soils for structural design purposes . These studies shall be reviewed and approved by all appropriate departments at the City of Huntington Beach . * *Mitigation Measure -35- b. Grading plans shall demonstrate that three or more feet of expansive clays shall be removed beneath structural loads and replaced with low expansive soils . Special foundations shall - be designated to tolerate the _nature of the expansive soils . Additional studies shall be done to delineate the actual locations and expansion potential of the soils as well as for structural design purposes . * c . Should Quaternary non-marine terrace deposits be identified , additional subsurface investigations shall be performed prior to the issuance of grading permits to analyze the slope stability of the Quaternary non- marine terrace deposits , to provide design criteria for earth work construction, and to assess the rippability of on site soils . * d . The developer shall submit to the City detailed engineering reports on the soil and seismicity characteristics of the project site . The City shall review and approve these studies to ensure that the structural designs are maintained . * e . All structures shall be designed in accordance with the seismic design provisions of the Uniform Building Codes or Structural Engineers Association of California to promote safety in the event of an earthquake . * f . All grading plans shall incorporate subdrains that shall be placed beneath the fill soils or an equal means of protection as determined by the City Engineer . Additional studies shall be done .to evaluate ground water depth and moisture zones . * g . Grading plans shall demonstrate that alluvial soils shall be removed in the areas that will receive frill or foundation loading down to competent materials and recompacted . Additional studies shall be done to evaluate the extent of liquefaction of the soils for structural design purposes . * 4 . A site reconnaissance shall be performed including a phased Environmental Site Assessment to evaluate areas where a contamination of the surficial soils may have taken place . The environmental assessment should evaluate existing available information pertinent to the site and also undertake a limited investigation of possible on-site contamination . Phase I should include : * a . Review of available documents pertinent to the subject site to evaluate current and previous uses . b . Site reconnaissance to evaluate areas where contamination of surficial soils may have taken place . *Mitigation Measure -36- c . Excavation and testing of oil samples to determine presence of near surface contamination of soil . d . Subsurface exploration to determine presence of sumps on-site . Testing of possible drilling fluids for heavy metals . e . Completion of soil gas vapor detection excavations located adjacent to the existing on-site wells . f . Testing of air samples for gas vapor , methane gas and sulfur compounds . g . If warranted upon completion of the Environmental Assessment , a Remedial Action Plan can be developed . This plan shALL address the following items : 1 . Treatment of possible crude oil contaminated soils . A possible solution to this condition would be aeration of the contaminated soils to release the volatile gases and then incorporation of the treated soils into the roadway fills ( subgrade) . 2 . Treatment of possible drilling sumps by either on-site disposal of non-contaminated drilling fluids or off-site disposal of contaminated fluids . 3 . Treatment of the possibility of the accumulation of methane gas . h . If hazardous concentrations of methane are encountered , further studies shall include the following tasks : 1 . Drilling of test wells to monitor for subsurface methane deposits and confirm or deny the presence of biogenic methane bearing strata near the surface in the development area ; 2 . Shallow excavation and sampling in areas either known or assumed to be potential drilling mud sumps ; 3 . Vapor monitoring of shallow vapor probes placed at strategic locations on the site and collection of soil vapor samples ; 4 . Vapor survey areas adjacent to known abandoned oil wells ; 5 . Laboratory analysis of selected soil samples for metals and soil vapor samples for gases . *Mitigation Measure -37- 5 . On-site deposits of shell and lithic material detected during the reconnaissance completed for Environmental Impact Report No . 88-2 shall be subjected to test excavation . The test excavation shall be performed prior to the issuance of grading permits ( including any rough grading work) and shall have the following goals : * a . To determine whether the material represents in situ archeological deposition or redeposited material from elsewhere . b . To determine the significance of the deposits if they prove to be in situ material . c . To formulate appropriate mitigative recommendations if the deposits prove to be in situ archeological material . d . To prepare site records for filing with the Archaeological Survey if the deposits prove to be in situ . 6 . Prior to the issuance of grading permits ( including any rough grading work) the portion of archaeological site CA-Ora-365 which infringes on the site shall be subjected to test excavation, evaluation and reporting . This effort shall include a determination of the significance of the deposit and formulation of appropriate mitigation measures written up in a report . The developer shall be responsible for all costs incurred for archaeological testing and reporting . * 7 . All material collected during the above recommended work shall be donated to a local institution which has adequate facilities for curation, display and use by interested scholars and the general public . * 8 . For portions of the tract within the Alquist-Priolo Special Studies Zone , engineering studies shall be performed including site trenching to assess if active faulting exists in the near-surface soils . If present , appropriate additional mitigation shall be provided at the conclusion of that study. These studies need to be reviewed and approved by the City prior to the issuance of grading permits . * 9 . An engineering geologist shall be engaged to submit a report indicating the _ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist ' s report . Calculation s for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits . * *Mitigation Measure -38- 10 . Unless otherwise determined by a City approved archaeology report , all ground disturbing activity within the project site shall be monitored by a qualified archaeologist . If in situ archaeological deposits are encountered, the archaeologist shall be empowered to halt or redirect the ground disturbing activity until proper recovery action can be accomplished . * BUILDING PERMITS The following shall be completed prior to the issuance of building permits : 1 . A 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 . 2 . All applicable Public Works fees shall be paid . 3 . The developer shall pay traffic impact fees of $150 . 00 per trip per day generated by the project , less any available credits , in accordance with Development Agreement No . 90-1 . * 4 . The developer shall contribute to the new fire station/paramedic manning facility and opticom systems in accordance with Development Agreement No . 90-1 . * 5 . The applicant shall pay school fees per State law to mitigate conditions of overcrowding as part of building permit application . These fees shall be based on the fee schedule in effect at the time of building permit application . * 6 . Developer shall submit water improvement plans for both domestic (potable) and reclaimed (Green Acres ) systems . All residential lots shall have separate services for both water systems . * 7 . The water system shall be located within vehicular travelways and dedicated to the City. The Developer/Homeowner ' s Association shall be held responsible for repairing any enhanced pavement , if the water mains , etc . , require repair or maintenance . 8 . Developer shall adopt further mitigation efforts applied City-wide as approved by the Water Division to reduce peak hour demands . * 9 . Developer shall submit water system hydraulic calculations to ensure system adequacy and line sizing . No ten inch ( 10" ) lines will be allowed . Use twelve inch .( 12" ) water main if calculations show ten inch ( 10" ) line capacities . * *Mitigation Measure -39- 10 . The water system shall have two sources , i . e . , looped . No dead ends except in approved cul de sacs . The water system shall be installed per the Public Works Department ' s standards , ordinances and policies . 11 . No combustible construction shall occur until an approved water system is installed . 12 . Building permits shall not be approved for development for the subject property unless the City Engineer has determined that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy . 13 . Prior to approval of building permits for production homes (excludes models) the developer shall construct necessary drainage and detention facilities to reduce the peak runoff from the site to the approval of the City Engineer . * 14 . Prior to issuance of building permits , the applicant shall demonstrate in a manner satisfactory to the City, that service vehicle access to all remaining operating oil wells off-site shall not occur through existing or proposed residential tract . * 15 . Fronts of residences shall not face off-site oil wells and tanks ; on-site oil wells shall_ be screened pursuant to the Huntington Beach Municipal Code . * 16 . All potential buyers and renters of on-site residences shall be notified of the effects resulting from on-site and off-site oil production activities. The notification shall state the frequency and locations of maintenance and service operations . The notification shall indicate that noise levels from oil activities may also significantly increase during these times . * 17 . Prior to the issuance of building permits , the . applicant shall submit an acoustical analysis of the proposed development , prepared under the supervision of an acoustical engineer . Potential noise sources to be analyzed shall include traffic- generated noise, helicopter overflight and noise resulting from operation of on-site oil wells . The analysis shall include a discussion of the potential need for noise attenuation measures and/or noise barriers around oil wells . This analysis shall be submitted to and approved by the Planning Department . * 18 . If noise barriers are to be required, an acoustical engineer shall review the barrier plans to assure acceptable noise reductions and compliance with the City ' s Noise Ordinance . * *Mitigation Measure -40- 19 . When final site plans and construction drawings have been prepared, an acoustical analysis of residential development within the traffic-generated 60 CNEL contour and within the area impacted by helicopter overflight shall be prepared to insure that the noise criteria have been met . Construction plans shall be reviewed and approved by an acoustical engineer to certify acceptability prior to the issuance of building permits . * 20 . Full disclosure to all potential homeowners within the tract shall be provided regarding the potential for noise generated by oil wells and helicopter overflights within the area ( as identified by required acoustical analysis) . * 21 . No new residential units shall be permitted within 25 feet of a gasoline engine- powered pump unless a noise study prepared by an acoustical engineer demonstrates that barriers and/or other noise attenuation measures (such as conversion of gasoline-powered motors to electric) can ensure noise levels are consistent with the City' s Noise Ordinance Standards . * 22 . Prior to approval of building permits , compltte building~ plans shall be submitted to and approved by the Fire Department . * 23 . If during the Fire Department ' s plan check it becomes evident that fireground operations will become impeded, the department will impose mitigation measure such as automatic sprinkler systems , alarm systems , access roads , etc . * 24 . The following water conservation measures shall be implemented as required by state law: * a . Low-flush toilets . b . Low-flow showers and faucets . c . Insulation of hot water lines in water recirculating systems . d . Compliance with water conservation provisions of the appropriate plumbing code . 25 . Interior water conservation measures shall be utilized . Low-flow plumbing fixtures and water pressure regulators to limit down-stream pressure to a maximum of 60 psi shall be installed . * *Mitigation Measure -41- LANDSCAPE PLANS , IMPROVEMENTS AND MAINTENANCE 1 . Prior to the issuance of building permits , 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 the Ellis/Goldenwest Specific Plan . 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 . * 2 . Developer shall incorporate "drought tolerant" plants and turf for all common area landscaping . * 3 . Landscaping shall be designed so as to minimize visual impacts on adjacent parcels . Special consideration shall be given to orientation of the project ' s residences ( i . e . , windows and decking) so as to respect the privacy of adjacent and nearby homes . * 4 . Landscape plantings and signs shall be limited in height in the vicinity of project driveways to assure good visibility . * 5 . Use mulch extensively in all landscaped areas . Mulch applied on top of soil will improve the water-holding capacity of the soil by reducing evaporation and soil compaction . * 6 . Use pervious paving material whenever feasible to reduce surface water runoff and aid in ground water recharge . * 7 . Control slopes and grades to discourage water waste through runoff . * 8 . Minimize use of lawns and utilize warm season, drought tolerant grasses . * 9 . The developer shall provide information to occupants regarding benefits of low water use landscaping and sources of additional assistance in selecting irrigation and landscaping . * 10 . A fence in accord with the design guidelines shall be erected on either side of all on-site horse trails to separate this use from other on-site uses . * 11 . The landscape irrigation systems for all arterial landscaped setbacks and medians shall include a separate water line for the use of reclaimed water subject to Water Department approval . * *Mitigation Measure -42- 12 . Irrigation systems shall be designed to minimize water waste to the greatest extent possible . Such measures should involve such features as the following : * a . Raised planters and berming in conjunction with closely spaced low volume, low angle (22-1/2 degree) sprinkler heads . b . Drip irrigation . c . Irrigation systems controlled automatically to ensure watering during -early morning or evening hours to reduce evaporation losses . d . The use of reclaimed water for irrigated areas and equestrian trails . The project developers shall connect to the Orange County Waste District ' s "Green Acres" system of reclaimed water should this supply of water be available . Separate irrigation services shall be installed to ease this transition . 13 . All required landscaping and irrigation systems for each phase of construction shall be installed and completed prior to final building inspection of the first production unit of that phase to adequately screen on-site light and glare impacts . * 14 . All perimeter and common area landscaping shall be owned and permanently maintained by a property owners association, maintenance district , or other mechanism approved by the City. 15 . The conceptual landscape plans dated April 8 , 1991 shall be revised to eliminate the proposed five (5) foot wide sidewalk along the collector street section (Saddleback Lane) and replaced with an ei-ght (8) foot wide equestrian trail . DURING CONSTRUCTION 1 . Construction shall be limited to Monday - Saturday, 7 : 00 AM to 8 : 00 PM. Construction- shall be prohibited Sundays and Federal holidays . * 2 . 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) ; *Mitigation Measure -43- e . Discontinue construction during second stage smog alerts . 3 . Water shall be applied to the site twice daily in compliance with SCAQMD Rule 403 (Fugitive Dust Emissions) to mitigate the impact of construction-generated dust particulates . * 4.. The applicant shall comply with all rules and regulations of the SCAQMD . * 5 . Major grading shall occur when soil moisture is optimum to control dust . * 6 . 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. 7 . Installation or removal of underground flammable- or combustible liquid storage tanks will comply with Orange County Environmental Health and Huntington Beach Fire Department requirements . 8 . Roads and hydrants shall be in-service prior to combustibles on-site . 9 . If during construction activities , contamination from hazardous substances , including pesticides and oil field wastes , are found. to exist or if a potential exists for water quality impacts , the Orange County Health Care Agency, Waste Management Section, shall be contacted for oversight of mitigation activities . * *Mitigation Measure I hereby certify that Conditional Use Permit No . 90-47 with Special Permits , Conditional Exception (Variance) No . 90-35 , Tentative Tract Map Nos . 14007 and 14009 and Mitigated Negative Declaration Nos . 90-44 , 90-45 and 90-46 were approved by the Planning Commission of the City of Huntington Beach on July 23 , 1991 upon the foregoing findings and conditions . This approval represents conceptual approval only; detailed plans must be submitted for review and the aforementioned conditions completed prior to final approval . Sincerely, Mike Adams , .Secretary Planning Commission by: Hal pimms Senior Planner (0347d-8, 51) *Mitigation Measure -44- RCA ROUTING SHEET/CHECKLIST WHITE - REMAINS WITH RCA GREEN —ADMINISTRATION COPY CANARY - CITY ATTORNEY'S COPY PINK - CITY CLERK'S COPY GOLD - DEPARTMENT COPY INITIATING DEPARTMENT U 1 DATE Q S SUBJECT LQJYI I 6sta r I e�q TVc2 s MEETING DATE alI(o/ct AGENDA DEADLINE (TO ADMINISTRATION) YES NO .PUBLIC NOTICE [ ] [ ] PUBLICATION DATE LEGAL DEPARTMENT(with Exhibits) Date In Date Out INITIATING DEPARTMENT REVIEW/CHECKLIST: YES NO N/A ordinance [ .] Exhibit 1 "Resolution. . [ j Exhibit 2 signed Contract [ ] Exhibit 3 Signed Agreement ( ] Exhibit 4 [ ] J [ l Neg. Dec/EIR Insurance Required . Additional [ ] Exhibits Nbr. Bonds Required Financial Impact Statement (Unbudgeted Items over $1,000). RCA - City Council [ ] [ ] RCA - Redevelopment Agency INITIATING DEPARTMENT APPROVAL BY: [ ] ADMINISTRATION REVIEW [ ] CITY CLERK FOR AGENDA COMMENTS: