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HomeMy WebLinkAboutUse Permit 71-50 - McKeon Construction Company - Constructio Affidavot 6f Pt#ficafion Stale of California County of 1`'hwge ss City of Huntington Sea,clt f V, r✓ George Farquhar, being drily swct7t on oath, says: That he is it ci#Jzen of the U►Aed States, over de .age of twenty-one years. That he is the printer an-i publisher of the Huntington Beach v News, a weekly newspaper of general circulation printed and pub- II*W. in HAington Beach, California and circulated in the said %, l County of Orar:ge and elsewhere and published for the dissemination t1�1' `GIL of local and other news of a general character, and has it bona fide .- �.(W subscription list of payini; subscribers, and said paper has been established, printed and published In the State of Cali:ornia, and ?•- County of Orangre, for at least one year neat before the publication L of the first insertion of this notice; and the said newspapwr is not devoted to the interest of, or published for the entertainment of any f�-- r � particular class, profession, trade, culling, race or denomination, or 1..�` ;i,C.k any number thereof. The Huntington Beach New was adjudicated a legal newspaper of general circulation by Judge G. K. Scovel in the Superior Court of Orange County, California August 27th, 1937 by order No. A-59M. That the + �+A -z_ � !7 ZL f.Q___. _ 1G o 7 ibd E;sntington _Beach:Ne►rs Dec xoTict otr Puaiid-immtma A',?AAL -..YSE.FfAl T 7tt-10: NOTICE I9.HERE8Y QlVjNi tt.1 a pub- V whirl: the annexed is a printed copy, %tins published in said news- Ilk boorittg .wlli_ be published . City .Council of'.t'k.City:a�;Hui►'anEtutr.Qaech, in tha Council iChac+b ;'pt• rho Civic paper at least .)Ile SBatIe Can%ar, Huntin�i eeadh, At lga:hour of 7c30 P.M„�•pr' so:soen ttianeafter as post:{pie,-.on Monday-the 7rd'day OV.1ars- commencing from the 16t.l_ cIj, of .__December _ _ Hwy, 1572, for the purpose of oml4rinir an appeal Aa Abi app'ova LO;.Vsp`Pdrmit •1•50.'wWrh:Mlows tha 'C•onstm0lon,:of 19�._, and ending on the —0-t Any of DeCDIAbPr s 17G uo Planirjo l�le eceliul Hand in. t, _-- • ,ent.av as ll epra arcs{ of lard in It R2 '1*o 'family' eaidQnce District. ; iTho subject property,is locatc9 on,tie 19�, both days inclusive, and its often during said period and .north side of. Heil Avtnur and Ito icet .; times of publication as said paper %%•its regularly issued, and in the on i s Algonquin InSt a Street. enniinns Dwen ; regular and entire issue of said pe•.%•spaper proper, and not In a meat office. supplement, and said notice was published therein on the following All Interested parsons we:ltwitid;to dates, to-wit: attend said•b"rino _end ekpraei ttrir '1 op)nions',ton pr, ajpeinit, said.A,pp0Ft Dec 16 19 71 �� ua 71�5¢ Y _ Further. infarrt�at:An .n;s :etebtnsd from ma Oftice:'at..tt�! CialY:'QWk.-_' DArco: t2!i4J72- . .' '; CITY OF HUNTINGTON'Dt:ACH . DY1•p,uf C. Jones City -,WA •�_ c -.r�.......__J_!3._� � x.cs-'ram__ . 1 P blisltcr Sub%-Mbed and s%vorn to before me tnis 17th clay of De cembe r ig71 -t;5 i-.7n _. �s� Notary Public �� Change County. California / y 7/: .. .. .. Ix, 177.4 !`':��—cam mac.-•arc- r: �;.-.• , Publish 71 CATOM PCI9LIC` HEARING :S pos 'r 9 N ;. .. ...�...�.,_....�.�.. 'FO TICE OF PUBLIC HWLINP -&nvAL ab U W Via" NOTICE IS HEREBY GIVEN that a public hearing will be held by t4 City Council of the City of Huntington Beach, in the Council Chamber of the Civic Center, Huntington Beach, at the hour of :30 P. M. , or as soon thereafter as possible, on WodM �,� da the 3rd Janus 72 , y of rY 19 , for the purpose of . considering an appeal to the approval of Use permit 71.39 which 1 ed allow the constructionastr�,�ction of a 17b tnxit P aaacr Residential Devsl ops�tt on an 11 acre paraal of land in the IL2 Two Family Residence District'. The subject P y sub� is located on the north side of Roil Avenue and rt 410 feet east of Algonquin Street. A legal description is on file Le the tlanniug INVartment Office. I i All interested persons are invited to attend said hearing and I express their opinions for or agaias t said gpmlrr..�.to UP 71050 wwri..rr�rwr. Further Information msy be obtained from the Office of the City Clark. DATED: ' 3j .4/71 CITY OF. HUNT.TINGC ON BEACH By: Paul C . Jones City Clerk. F`fitY�Y....n.,iY'�\��',�1wYR..:F{;YN�i� Y w►.I-: • w• —...... ._ .��:. .�s'�A.l�ll+IR�..�..... -.. • .. .. .. - ra ..r• .r HW .... .I thrate. ikwcl:,Cati.. 92647 r ; !i{utt�,. Rune;., i:gt't.« 91647 tlK '. _ccsa:ctresc t:eq ca. Gr�sr•,r 'Fe ,�e Jose ll. :'irroh3a 450 "'Pus Wr'Iw: 'w' 8 (1V! ':�!r ji7U1 5canr,r :u :4. 4,M Sccm.ario ; � •r", t �x► t EiottC�rY. .f.::l�.rr ;�' ' }tuath. 3"Clt,, C 1zf. 92647 H=tc« 130achl' tViO Il, 11.P;. U�r.1o:: IN ;4 Salcct•I blot. 1'90 17t11 St. 4691. Scentrla rm. 4571's�. I. Ri ' ltc� - 4>71 �,arrr4o i�t. •- 'Y'"� ► [7 lZ . . ft`'L'i3i �tl� !:• '.�r.'W�vJ ttiy• «�1?�Cit� t.8i�. .•� �t td{1tX trn, 1�6ac1:., C.1la. 92647 S re Oa.aP1 .1 797w-' ��V�. 4471� icuaarla ;Dunrinclt, i'ct l #. . E�un t;,. :af.zt-xs ,7uu zai a 1'. roe" 92647• V. ► S stets: isfv. UL ti1�',.i:441'!:: .Javion .Pt. 1t4r:ukrt N I7��i ?3^/.. 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Br i,s6 the t•.c1I•iuL•tl� ... , �Iltca � 4752 Scenucio f:•r. 3cwwrio 1tc. 4 72 �tcmatria + . tla tw. a�c3�� (:ra'_i�. ?vt�7 fhtnr�;. a{�c•�, :::a i i 92C;7 ;limtq. �:��ch, Carl H. 92447 4 �tu`►itrus ri M f'Jax'aLl ',e). 3airx�= 11ISm.1 1t. 'W't'WU t.."F4 Jr. 1!15 .la 1hwLU Ave, 1+601 SCan4lt4 . :s L,�61' .t'trff:ar 'O :?t« Aw,thalrag Z;Llf. gkol Ii1mtc. laeaclh, rf0,1•"'. M1i7' }latt&. f►cuc141 CeYa 1 f* 91:•47 • , , Urnt cu .. J lKf ou 71- tl., Tara i:. t,cwrt: 314,� !i.e�t� S t• 10 C. ft*ties L-elnna Pope Robert $ut: ,! t,t at to �i72 :cstr:ria ''a"• ��"�1j• #psii�x £Clsar•:.lio Cali , 92647 iiutt cg. Heecii, Ca: t r xj1."1,7 '(i�dDrg.• �tLCl:, G••.2•i�. �ih7 Y,i). w •xt .: f�.Un;va Ca c �".ry!' :iy Claud 'Jo f . tttat G7r2 Scemn.rlo `'r. Tax D:v& 44 + 4602 Scumirlo G'7 , AS [.t�, �ii�]rtr ,`(�, r,�!«:l;v:� Ernes t n 1!ett .rr. ..t:�', ►. 5..t i er . . ,•a Y 4bI3 .: o "r. 4732 Scmar t o I�r. r r: �e�:e!r 1:uct4 . lc: v.-, 42647 i S. 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J'j'.xa C. ;ec�ler A:Y'ick L �,p3 tt:tlt :gat. •'�h. ,t+„ t ti; "` 'NI.. Zilct1 is St.," !y, ss } 93241 fill, �J' � L�ti : r�� 1 Boris I Smi'tlr Vil C]brka Sts, Aft. 7jop* CaLii. 93`1«► iL� kdyaAtYC�tt f. �►�'!:31G `d` 440. Ty!1 c%1 ''.ia►7 �¢ $rc1�cll.a.y :�r�sicl,: J. ��%cr .;• , .; ; �Am Y•. 'De act'.. Gal i 6;,. ++w�c3s�tk 1':ad•' n1 �- ,i : •• Llr�s:��• �J? +M',',. Titiu 41xA., '« it 10 669 N. Plano � � rcii )r,c. `�►;" 'L'"' �.. o *�/� Porterv�i I le, Co i C. 92157 .1�c•s L� ,, ;,� , »f• + N'J L� L r ... • I OtherL. «etcr on z39 �'��'� y I5605 Tilbury �.i�, �.,J�.3 ;17 �Likte�od 9 C�`.:.c.. `)f'�L 3 IT"^'•' ✓ v 457 F:1R Dr. .one, r�.�c►i, t,, l - . • 3.'y� 3 A h lloydon 11. lvt, - Jr. l v!7 •�rttzs�4�.:t � L3212 Cherry SL. San L , , , n CS Rob4rC S)w Cray iNj, <aaSi1 ni• '!'���.� �4::1..S�i;;1aj��+ r, - f . ifil�: ! r Q t z i t r-itu r A(- � tlffs'�Ltcr C. .AZrt:i � YGC� �' 1.171 Hnrbo fOL J39zch, Calif. 10174;) '_.ap .u,�,�A u�. !I s.r . )•�:t<t = w..,,, ..j . 0 z l rr•rr f• ED ..M+ey f ar! t :1 I" 4 7Long s t 1391 Ora Ur. �._, 'I t •.; , (( I f' ;a x � ;�:�-ri. �'.� .►fir'-!-•r-t✓ s t t r 1 I G 3 rt 1 ++111IRrr t . CITY" ' CI .RK C '!lUN11NGTIIN 8L•ACH,60F.j DEC 14 per q 5q Decmbar 13, • 1971 APFROVLD BY CITY COUNCIL City Cbuncil , City of Huntington Beach --- Hvntington Beach, California ---------- Attn: Paul Jones, City Clerk Gentlemens I hereby appeal the Planning Commission's decision to approve Use Permit No. 71-50 which will allow a 176 unit planned residential development on 11 acres of land in the R2 Two Family Residence District. This appeal is permitted under the Huntington Beach Municipal Ordinance Code, Section 9842. " Sincerely "yours, Jerr A. Matnay i I �.i uN n� Bah plani nlss Ae g 1 P.G. nox 190 CALIFORNIA 9264a January 3 , 1971 r4� 13 'HONORABLE MAYOR AND CITY COUNCIL 0.4 FROM: Planning CommissionA �i Use Permit No. 71 -50 - Aopeal ATTN: Brander Castle , Acting City Administrat r � ....� ` Paul Jones , City Clerk _,,,...✓�'' Gentlemen: Transmitted herewith is a report on Use Permit No. 71- 50 , .which was conditionally approved by the Planning Commission on D;;cember 7 , 1971 . The Planning Commission ' s decision was appealed by Councilman Matney . Applicant : McKeon Construction Company 4500 Campus Drive , Suite 264 Newport Beach , California Location: North side of Heil Avenue and 410 ft . east of Algonquin Street U. P . Request : To allow the construction of a 176 unit Planned Residential Development on an 11 acre parcel of land in the R2 Two Family ResidQnce District . Reasons given by applicant : (In Brief) The development will improve the general area . Staff Recommendation: Approve with conditions Planning Commission Action: Approved with conditions Reasons gi•_ n by the Planning Commission for their action : 1 . It complies with the Ordinance . Additional Information: Darrel Boyer, representing the applicant , explained the request . . There. :was no one present to speak in oi,,Josition. Commissioners Duke and Kerins stated they .felt it does not meet the i "tent •of, the PRD •Ordinance , nor the standards of the PRD ,Ordinance in that it has the - same attributes as an apartment development ; therefore , the City would be granting 'Additional units per acre if this use permit is approved . ROLL CALL VOTE : AYES: Slates , Bazil , Porter, Higgins NOES : Duke , Kerins , Boyle ABSENT : None Rispectfully submitted , K. A. Reynolds Secretary KAR: sen Page 2 L, lJ16 HILO r.. MINUET MDR. MI DR. RHAPSODY ! MAUI TRAi R - �-T PARK _ s RET A DR ,� OAHU - of I ! I or w ' CL a :[ CEN." 10 ...."...,...�.�.�..... Ln 1 0 C r C D PTS . 1 I 1 � P MP __ RZ R2 3 _OPTS 1' CONDOM .UM _.. . j R3 R2 Man • � g � -CF- El • _...._ � •1 r r T T� Ft 141 Ell1 I -. o F C000 A LA IN FEET TENTATIVE TRACT NO 7639 UP 11-50 /1UkTM+GTQN MACH HUNTINGTON REMN PIANNIMC DELI'. MOKNON rwo`"I sTRUr:` ION 4500 CAMPUS DRIVE, SUITE 264 NEWPORT BEACH, CALIFORNIA 92660 1714) 557.8930 December 27 , 1971 Honorable Mayor and City Council Huntington Beach , California Subject : Use Permit 71-50 Appeal Gentlemen: our development is a four-plea condominium development with two bed- rooms , one bath in each unit . Edch unit- has a floor area of 900 square feet , one covered parkin; space and one open parking space . The density of our development is 16 per acre. Tn e density allowed is 18 per acre. Maximum site coverage is 50% , we have 53% , but we h"ve 71 ,600 sc, ft . of usable open area and the required is 70 ,400 sq. ft. WJ.thir, t ne development we have two pools and four tot lots . Screened trash areas will be provided adjacent to each building. We have provided a screened boat and trailer storage a~.,ea, this is not a requirement , but an asset to our development . The ,greatest asset of all is that we have made it possible to walk from any of the units to any other unit in the development without crossing a street . With the intense thrust that Huntington Beach has made toward park acquisition, you can sae that within our development we have developed our own park . The property owners , will pay a monthly maintenance fee for continous maintenance of roofs , exterior Faint , pools , recreation area, grounds , streets , etc . This demand on the buyer is ef.'ective for a period of 50 years . Our landscaping will be in accordance with the requirements of the City of Huntington Beach , with definitive landscape plans done by a landscape architect. This project , incidenrilly , required the acquisition of approximately 40 separate lots owned by 211 separate owners . The problem with individual development of the lots or parcels was lack of frontage on a dedicated street , plus the numerous oil easements and leases granted through time . 1 Honorable Mayor and City Council December 27 , 1971 Page 2 In conclusion, ours is a good development . It is for low income families . It provides a tax write-off for the person that would otherwise be a renter. We have conformed to the ordinance and feel that our use permit should be approved . We feel that some confusion was caused by the adoption of Article 932 , Apartment Standards . This ordinance was effective December 16, 1971. We had our plan approved by the Planning Commission 12/7/71 , and it Baas appealed 12/13/71 . Very truly ours , Darrell C . Bo , DOB/dh LOUIS MATTIS 2448 MADRONA DRIVE PALM SPRINGS, CALIF. 92262 t-HONE (714) 323.1044 December 20, 1.971 r 0 HONORABLE CITY COUNCIL of THE ' CITY OF HUM'INGTON BEACH P. 0. Box 190 Huntington E each, Calif. 92646 Glantlemen: Receipt is aelmowledged of your Notice of public Hearing, Appeal - Use Permit 71--50, which said hearing is scheduled for 7: 30 P.Ir. , Jamiary 3, 19723 in the Council �Ohaznb er. May I express my opinion herein that I am in favor and approve of the building of the 176 units planned as a residontial development on the eleven acre parcel of land in the R-2 family residence district indicated in the above deseribad Notice. I feel it i-muld be an asset, in com- parison to the unsightly treed patch this area has been for tho past forty years to my knowledge. Your approval of this pro joet will be greatly appreciated. Yours respectfully, LOUIS ILPLTTls LI-I:and Cabe. l�lcidr0u' :. "MAKINKIMPI Phone: Areal Code (415). 591-8334 SAN "CARLOS or 591.8%8 MARINE IMPORT'S, INC. 10 ' BRANSTEN ROAD SAN CARLOS, CAOFORMA 94070 December 27th , 1971 City Councgl of Euntington Beach Huntington Beach , California Gentlemen : I am one of the property owners on Neil Avenue near 01gonquin in the city of Huntington Beach . We respectfully request that you give favorable consideration to . . the pending planning commission application of Mc Kean Construction Company For a zone variance on this property . I have owned this land since 1959 and this is the first and only offer to develop this property that has been made by a responsible de :eloper. . We are very eager to accept this offer and hope that the City Council will approve the recommendations of the planning commission . Yours truly , ?eorg W. TurpOn 6 copies attached AffIllAii�,Jeri;. 5%ESITNN 1NHO►ESALE PET SU►!'tY A35OVATION MARWE UCHNOLOW SOCIETY AMERICAN MANAGEMENt AMCIATION PET INDV3111 01STNISL ICONS' ASSOCIATION r • C►OKDI'TlON- 'OF APPROVAL ' USE PERMIT NO. 71-50 Applicant : McKeon Construction Co. ` Subdivider: Tariq M. Shamma Assoc . , Inc . 1. The plot pian received December 3, 1971 shall be the approved layout . 2 . The- flood -control channel shall be fenced with a 6 ft. high masonry wall . Such wall shall be constructed to City standards. . . A substitute plan incorporating land- scaping ard, a chain link fence may by used to satisfy this . re uirement subject to approval of the Department of Public Works and Planning Department . 3 . A11. former oil operations 4hall meet present abandonment standards of the Huntington Beach Oil Code . 4. If the pro ect is developed in increments, a plan show- ing sufficient vehicular circulation shall be submitted to the Board of Zoning Adjustments for approval . 5. A curved curb with a minimum radius of 40 ft. shall be provided where dead-end driveways exceed 150 ft . in length. A plan depicting the manner in which this improvement will be installed shall be submitted to the Planning Department for approval . 6 . All streets within the project shall be private streets. 7. A 6 fc. . high separation wall shall be provided between this project and the property to the east and west . 8. The conditions covenants and restrictions shall contain a clause limitingthe total number of votes allocated to rental units to fifty (50%) percent of the total vote of the association. 9. Tree planting shall be equivalent to one 30 inch box tree per unit . A landscapa plan for the total complex shall be approved by the Planning Department and Street Tree Superintendent . 10. Provisions shall be made to provide facilities for storing equipment and materials required by the association for maintenance of the project . Such areas shall be shown on the plot plan prior to issuance of building permits . 11 . Trash collection areas shall be designed so as to eliminate visual and noise intrusion on adjacent properties. 12 . A complete plan of landscaping, screening, recreational facilities and trash pickup shall be submitted to the Planning Department for approval prior to issuance of building permits . :CE?NnIT.I4NS� OF APPROVAL W t. PERMIT NO. 7.1-50. :App`liC'&6t : McKeon Constr. Co. Page 2 1 13 , , tlevations "0' f the units to be constructed within the pra,j6ct shall be . submitted . to the Planning Commission for approval prior to issuance of building permits , 14. All. applirable provisions. of Code Amendment No . 71-22 :;pertaining to standards for planned residential developments shall be complied with. i 15. .,The landscape plan .shal.l include tot lots and private patios *. lb. There shall be four tot lots outside the major re- creational areas provided within the residential module8. w t U 1 . 1 t 1 l 1 1 APPLICATION FOR y r USE PERMIT F;LING FEE I00 . 0,R CITY OF HUNTINGTON BEACH DATE FILED—fIC- .. -511971 COIt'A.` SSIOh rT....1 D..u.:. t].hil'.A,EX APPLICANTOR AGi�i�T Q APPRCVEa 0 CONDITIONALLY APPROVED ,5 0 Campus Drive ._ Suite 264 , Newport Beac � 0 DENIED �. " . MAILING ADDRESS E] WITHDRAWN 557-89.30 APPEALED OYES NO PIE h10, w COUNCIL ACTION DATE ' Ste .it t 1 pii PERTY OWNER EZI APPROVED WITH CONWTIONS OTHER THAN COMMISSIOP1:3 4500 Campus Drive , Suite 264 , Newport � [] DENIED ..MAILING ADDRESS cac c� �] WITHDRAWN t EFFECTIVE DATE �._..... i O PERMIT 44-Four plex units/individual ownership/ condominium development comprised `. I of 176 2-bedroom individually owned apartments on a gross of 11 . 04 acres . I ' LOCATFON OF PROPERTY (SIDE OF STREET , STREET NAME , DISTANCE FROM NEAREST INTERSECTING STREET) .,North side of Heil Avenue , from 410 fee* easterly to 952 feet easterly of Algonquin Street . i I LEGAL DESCRIPTION Lets 1-32 and hots 36 through 40 as per record of survey fiJ d in Book 3 , Page 21 of. Recurd of Surveys , Orange County , Cal .i.fortaia ; and the. Easterly 64 . 89 •feet of the Westerly 473 feet of ' he Northerly 660 feet of the SW � of the SW -4 of the NE '-.; of See . 20 , Township S South , Range 11 West , SBE Fi M; excepting therefrom the northerly 40 feet . JUSTIFICATION ' FILL OUT COMPLETELY ( W MORE SPACE IS REQUIRED ATTACH ADDITIONAL PAGES ) STATE REASONS WHY YHE ESTABLISHMENT ,' MAINTENANCE , OR OPEF?ATION OF THE USE OR BUILDING APPI 'rD FOR WILL NOT BC DETRIMENTAL TO : ! I ) THE GENERAL WELFARE OF PERSONS 'RESIDING OR WORKING 'IN THE VICINITY i ( 2) OR INJURIOUS TO PROPERTY AND IMPROVEMENTS IN THE VICINITY OF SU 1H USE OR BUILDING. . This is a, residential development on a parcel of ljnd crampo.scrd of 38 different lots under, 29 differeat cwtierships , !'lie: property iri. 11 Lac. developed in a R-2 Zoning at a density of 16 . 0 per acre . This development will bring in homeowners and prldc of ownership with constant mainteriance of grounds , recreational faicilities , and buildings provided by a hoe - owners association , 14CKEON CONSTRUCTION � �. r +�^ ��rl-�. r.w. SIGNAT R OF r P�.RTY ,�tNER OR At,'I`Ht�R ul) AGE�i'f' TI'ir ATTACHED SUPPLEMENTAL siit.rr MUSIT BE READ AND. SIGNED BY THE APPLICANT I • MEMORAND1161 TO: (Tanning Cnmrnission FRcti: Richard A. Harlow RE: Use Permit No, 71-50 Applicant: McKeon Construction Co, Date: December 7, 1971 Use Permit No. 71-50 was originally heard in conjunction with Tentative Tract Map. No. 7639 which is a proposal to subdivide a 10..54 acre pnrcel of land into two separate lots to be developed as a 176 unit planned residential de-relopment. The property is located on t`ie north side of Heil Ave. 410 ft. east of Algonquin Street. It is zoned R2 and is master planned for medium density residential use. This land use classification is carried on the existing and proposed master plan for this area. At the November lhth meeting, the Planning Commission approved Tentative Tract No. 7639 and continued action on Use Per-nit No. 71-50 to the November 23, 1971 Study Session to allow time for the applicant to re- vise the plan to include tot lots, private patios and if possible, a schematic of the landscaping. At the November 23, 1971 Study Session, the Applicant presented plot plans of the proposed private patios„ He indicated thht several tot lots would be provided but were not shown on this plot plan. - It was noted by the Cocnnission that the units did not meet the minimum unit size which is in j the process of being adopted. I The Commission discussed, with the applicant, the possibility of continuing action on the use Permit application so tha plans could be revised to incorporate the tot lots and private patios and to present schematics of the floor plan complying with the minimum floor area requirements of the proposed code amendment. The Commission also requested that the rendering submitted by the developer showing the elevation along Heil Avenue be changed to show the fencing to be provided with the patio areas. The applicant concurred with the suggestions of the Planning Commission. As of the date this report was prepared, the applicant has not submitted detail plans* if these plans are submitted by Fridays, December 3, 19719 they will be included with the packets, otherwise they will be presented by the applicant at the public hearing. J , 1 � CONDITIONS OF AP2KOVAL USE, PERMIT NO. 71-50 Applicant: McKeon Construction Co. Subdivider: Tariq M. Shamma Assce . , Inc . 1 . The plot plan received December 3 , 1971 shall be the approved layout: 2 . The flood control channel shall be fenced with a 6 ft. high masonry wall . ,Such wall shall be constructed to City standards . ; A substitute plan incorporating land- scaping and a chain link fence may be used to satisfy this requirement subject to approval of the Department of Public Works and Planning Department . 3 . All former oil operations :ahall meet present abandonment standards of the Huntington Beach Oil Code. If the project is developed in increments, a plan show- ing sufficient vehicular circulation shall be submitted to the Board of Zoning Adjustments for approval . 5 . A curved curb with a minimum radius of 40 ft. shall be provided where dead-end driveways exceed 150 ft. in length. A plan depicting the manner in which this improvement will be installed shall be submitted to the Planning Department for approval . E 6. All streets within the project shall be private streets . 7 . A 6 ft . high separation wall shall be provided between this project and the property to the east and west. 8. The ,:onditions , covenants and restrictions shall contain a clause limiting the total number of votes allocated to rental units to fifty (50%) percent of the total vote of the association. 9. Tree planting shall be equivalent to one 30 inch box tree per unit . A :landscape plan for the total complex shall be approved by the Planning Department and Street Tree Superintendent. 10. Provisions shall be made to provide facilities for stcring equipment and materials required by the association for maintenance of the project . Such creas shall be shown on the plot plan prior to issuance of building permits . 11. Trash collection areas shall be designed so as to eliminate visual and noise intrusion on adjacent properties . 12 . A complete plan of landscaping, screening, recreational facilities and trash pickup shall be submitted to the Planning Department for approval prior to issuance of Building permits. WWO CONDITIONS OF APPROVAL USE PERMIT NO. 71-50 Applicant : McKeon Constr. Co. Page 2 13 . Elevations of the units to be constructed within the project shall be submitted to the Planning Commission for approval prior to issuance of building permits . 14. All applicable provisions of Code Amendment No . 71-22 pertaining i:o standards for planned residential developments shall be complied with. 15. The landscap_ plan shall include tot lots and private patios . 16 . There shall be four tot lots outside the major re- creational areas provided within the residential modules . i