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HomeMy WebLinkAboutConditional Use Permit 86-12 - Meadowland Ltd - W side of Sp CITYDF HUNTINGTON BEACH 2606 MAIN'STRE"ET CALIFORNIA 92648 OFFICE OF THE CITY CLERK I May 7, 1986 Meadcwlan d Ltd. c/o Alan Degganhart 7862 Warner Ave. Huntington Beach, CA 92647 The appeal filed by Mayor Mandic relative to the Planning Cmnission's approval of Conditional Use Permit 86-12 was withdrawn by the Mayor at the May 5, 1986 City Council meeting. � Please contact the Development Services Department for further informa- tion. Alicia M. Wentworth City Clerk i 0k-1:CB:js cc: J. Pelin - Department of Development Service i . I i . t?M�{Iw�+ 371 _ *^-.tea- ' •�•'.- - ,�. •' ,i4 „ .•.:.f'� .. . _ .n';9w+r. ......r+•+.w....w..r... _ .�,....•....._. ._ ._._ r _ i DEVEL,t DNENT AGREEMENT This :nt'eomen t is en t ored into on hv- acid between the Ci tv C :ounci 1 of the C : v of Bunt• in►1ton Beat:',, a nriibic body, corporate. and po l l.1- i c (herei na f ter ca L led the "City" ) , and Meadowland Ltd. , a partnership (hereir-after called the "Participant. ") . The City' and Participant covenant .and agree as follows ; 1 . Subi-�ct of Agreement A. nurnose of Pareement: -rhe purpose of this agreement is to condition the approva, of ?one C'hanne B-85-15 for the development and ,use of the project: area, . hert•:xnafter called the "site" , ( see attachment No . 1. y . This agreesen t is entered into cor the purposes o f dovelopmon t: and not for speculation in land . I The development of the site pursuant: W this agreement, and the 'fulf. ill:nent ot the a'geeament, are in the best interests of the City '-a£ Huntington Beach and the health , safety and welfare of its residents, and is in accord with t4e pulibc putnoses and p:ovisitns of applicable Federal , State and local laws arri . requlrements under which the project: has been undertaket; . B. The project area The project area is located in the City of Huntington Beach,.` California,. t he exact boundaries of whir.h are specif ically described in Citv 'Council ordinance No. , which instrument is incgrporated herein by reference and that' portion encompass hi the site as delineated un attachment: No. .1 which is made a Part hereof. C. >'art:fes to the Agreement 1 ., The City of .Huntington Beach rs` f Tho!, Citly of Huntinaton BOAch is a public body, cc-rriorate and politic , exec-cisinq governmental functions and powers , organi7ad and existinu under the laws of the Stace o•; ..California. The principal ofTice of the City is located at 20.00 Ma In S t z at I{unt nrton Beach, Ca 1 i fo".nia 92648 . 2 . The -participant The part-icinant is a partnership, duly formed under the laws of the State of Calirorn.ia . , ll . itesponsibilities of Participant A. Total number of units With appropriate City approval , participant shall lie all.o%Jed to build a maximmi Of one hundred fifty ( 1.50) Senior Ci tize:-is rental uriits and one (1) manaciers unit . q. provision of Affordable units 1 . With appropriat_. City approval , participant shall be allowed to provide a maximum of forty four ( 44 ) affordaWe units' in addition to - the one hundred and six ( 106) market rate unity . These add.itiOnal uni.tn will � - be Provided in a manner consistent witi. affordable paym�r. , criteria d �riveid • g v . e1 ` from the latest estimated Orange Countytedian, income fa.;iLre a3 r�. .�or..ed � by the Center for Economic Research at Chapman Co11ecto. 2. .Participant shall establish a •means to insure, with City Couiic11, that said units remain affordable for, a s„eci:ied c:ericd of time established: by the�:time limits set forth in theproposed .fines' ici. �g or ;then the:'area5 . :vacancy factor exceeds 6%, whichever is sooner.` ... Gcn3or. C=tGi.zen . Apartments r With appropriat-a �C�i.tu. approval , p�rtioxjiaGt shall covenant tFi�t uni.ta wi1X, remain Senior Citi 'N - J tens apartments for t ,e ec nomic and' nvsfcAl ife • r t s •1 fro o the project. D. Oue Dilltience by r1artici«ant Mter the execution of this document: by the City , the participant shall promptly bec i n and theroa f ter d i 1. ic7en tly pursue to completion the construction of the impro,remonts and developmcent of the Site. or i 1 i[.•_ - it r� . i. ' 1 .e.. �, . ,.ifs .. !.. •.. �! _ .. _ — ,:_ commissioner Livengood felt that a continuance was not in order . He felt that, erouch time had been spent on this item . The alternative action suggested by staff to grant the applicant a two O.dnth extension of time to comply with applicable conditions and if not complied with to revoke the permit , would be the best decision . Commissioner Schumacher feels that this is an archaeological site and since no road has been put in that the site is being degraded and is deteriorating , and that if all conditions could not be complied with that the permit nhould be revoked . She felt that two weeks would be sufficient timj to comply with all conditions . A MOTION WAS MADE BY ERSKINE, SECOND BY PORTER, TO CONTINUE CONDITIONAL USE PERMIT NO . 65-21 TO THE APRIL 150 1986 PLA.NNING COMMISSION MEETING, AND TO RECONSIDER REVOCATION AT THAT TIME, BY THE FOLLOWING VOTE: AYES: Rowe, Winchell, Schumacher , Erskine, Porter. , Mirjahangir NOES: Livengood ABSENT: None ABSTAIN: None MOTION PASSED C-4 CONDITIONAL USE PERMIT NO. 86-12 In February 1986 the City Council adopted a General Plan Amendment and Zone Change for this property. Both the Planning Commission and �... City Council reviewed a conceptual site plan, floor plans and building elevations for this senior citizens apartment project. The applicant has slightly modified the unit mix of the project . Ten of the one bedroom plus den units have been converted into two bedroom units . The applicant notes that market research has shown a demand for two bedroom senior units fox husband/wife or senior/relative . The parking provided reflects this change in the plan . The applicant originally submitted the General Plan Amendment and Zone Change request. in September of 1985. The Conceptual Plans were reviewed by staff according , to the requirements of the Senior Residential Development Standards (Article 932. 5 ) . The SR suffix is added to the base zoning designation . Developments must comply with the SR standards for all requirements listed in that section of the code, and , where silent , the underlying base district . For this particular project the underlying zoning is R3. preXiminary plan check of the conceptual plans was based on the standards of the SR, and l where silent, the R3, zone. PC Minutes VIM ( 4599d ) wSnn The conditional use permit requires a much more in-depth plan check Under 'close scrutiny, staff determined that this project needed to comply with the SR standarde, the R3 standards when the SR was silent, and the Apartment standards (Article 932) . i The R3 district states that when nine or more units are proposed for construction a ust , permit From the Board of Zoning Adjustments ,be obtained and the developer muet comply with the criteria contained in the current standards for apartment development . - it, ,is staff 's interpretation that although this project does not require a use permit from the Board of zoning Adjustments, the apartment standard criteria should still be used instead of the R3 standards when the SR code is silent on a particular development requirement . Staff feels that the intent of using the apartment standards for nine or ma e units is strongly related to the size -of the proposed development , not to the requirement of obtaining a use permit . in-depth plan check using the SR, R3 end . Apartment Standards revealed a deficiency in the southern side yard setback . Staff has addressed this issue in regard to the applicant 's request for a special permit . ENVIRONMENTAL STATUS: An Environmental Impact Report has been prepared to address the environmental impact of the proposed project . This environmental �., impact report has been approved by the Planning Commission and City council . THE PUBLIC HEARING WAS OPENED Dan Neveau, representing the applicant , spoke in support of the project and all of staff ' s findings . He announced that the special bond fund has been approved for the project . Dean Albright addressed his concerns with the project . He is concerned about the gasoline that might have leaked upgrade from the project and also tht problem of asbestos removal from the existing buildings on site. He suggested that more stringent rules , e.g. the wet fibers glove operation set by the Federal government , be used when removing any asbestos . Elizabeth Short , resident , spoke in opposition to the project . She feels that the project Is too intense and that there should be no �tariances or special permits issued . jim Radler resident , spoke in ,opposition to the project . He feels that the developer is not complying With all. of, the rules and,•that there should be at, least a 90 foot setback on the -west side 'of 'th'e site . He also feels that large trees should be planted for . privacy . pc Minutes , - 4/l/86 -?- ,F (4S99d) 'REACH "'. CITY OPHUNTINGTON . CITY COl3NCI L C"OMMUNI'CAT ION ? , * «. M+r�ctaNeE;c��, TO ' ONORABLE CITY COUNCILMEMBERS and , FROM MYOR BOB MANDIC CHARLES W. THOMPSON, City. Adminitstrator SUBJECT. APPEAL TO CUP $6-12 - Agenda Item DATE May: 1, 1 ►t86 eel` I am withdrawing my a heal to CUP S 6-12 as re. Ards e6..the . numb' affordable' units . After studying the issues , I believe the''n e . is a roved.., verlc'�9�,r as the final plan �,,, •� ,-'. of affordable unit: ran be handled between staff and -the ,de , pp RPM:bb - xc: City Clerk Rich Barnard t; James Palin � (ti t + . ,J.LL' ., :r j, .. ., t ..' + t'f/; / t r rr , .`� r. rS1••� ( � I � ,�• •I '!i l 1' - __ r _.,-I .... r 1 _...._, __ 1 _ - 7 .,i~r 1!!� f AutMntod to Fubbsh Aevertisements of an krnds rncludin publK nolicot by Decree of the Superior Court of Orange Ccunly, CaliforniL Number A-6214, dstod 29 September. 1951. and A•241131, dated 11 June. IM. J STATE OF CALIFORM�1 County of Orange NOW elow- w+"wit W""d 9uo f of w. 6004PA r w .0 w r p.N tiltbc `!i�►t�srr �C1M�1'Mw`tom • I am a Citizen of the United Staten and a resident of Adlei irtir rM w 1ha ware Mw the Count aforesaid. I am over the age of eighteen 'rlewlrtrMte°twiw��e�w y � t7 g ,�r.erlr' kar y party• � �n1e IP+1ta earn, and rota art to or Interested in the below Iftu entitled matter. I am a principal clerk of the Orange • ;rLtf�,�: ��ij�4••1 Coa t'DAIL',.1 PILOT,'with which is combined the - NEWS-PRESS. a newspaper,of general circulation, r printed and, published -in the City of Costa Mesa. >i�1!+ •,� ,,.;� =s e�r:ert� County •of Orange, State of California. and that a + ! + Notice of o ...Fr. arlrrMr.�a11t�r of which copy attached hereto is a true and completaMprewu copy, was printed and published in the Costa Mesa, Newport Beach, Huntington Beach, Fountain Valley. Irvine. the South Coast communities and Laguna t t�7D E! , i'' =�:N Geach issues of ::;ad newspaper for - + -,qp: fry wf.�aitta� consecutive weeks to wit the issue(Q of a t or • `�tt��t' 1Car+i April 24 6 F W�rt� � 198 198 et1M+�iffwirtl� Na tlr. +�1r afark.: �irk; -f�• f 198 h ;.x•4. u; lee declare, .under penalty.of perjury, that the foregoing is true and correct. Executed onApr f 1. 2 5 � 198 6 et�Casts Mersa,' Callfornia. Signature , a+»r.F!t4 + i,., 4 �.' }hit..,,i( i�t�F�' 4!''..K�?•.� �1�•+"; f'+'!i'-:Y."^ .i><...�.^ ,I1 h} yiJ;t..r !-�F ^+�a�... •' h, 41 X- 1'� .:i.;•r ••��iM.t 4lJ.../V.`7�{►+f�i+� ♦';�t{+ r�.�7ytiu�•ti/�i E4}J,�7•��+�r r1;11,tht r'fs•rf•:1+';Ba{)t.r�iw t.•i..�� ,�'fi���",--•�{�fi.)n N �l � i' �� r 7 u;v. i'4 00 CITY OF HUNTING TON BEA CITY COUNCIL COMMUNICATION } TO nEPARTMEMe OF UEV"ILOPMENT SERVICES FROM MAYOR BOB.,MANDIC SUBJECT IIEADOWLAND DWELOPMENT DATE April ll,' ' 1966 I wish to appeal the decision of the Planning Cozrmission relating 'to CUP 86-12 , Meadowland nevelopmeit. I;.am. appealing the number of,', units that are to be 'made affordable in the project :that was a condition as approved by the Planning commission . ' aPM: bb 5 ICA CH A Ph 1986 -.� i 1 0. Sox 'Igo `dunn�tun CcacFi, CA a?v48 r RE&JES--. FOR CITY COU C ACTION Date MaY 5 . 1986 Submitted to: Honorable Mayor and City Council � Submitted by: Charles W. Thompson , City Admini-SLrator Prepared by: James W. Palin, Director, Development Services Subject: APPEAL TO THE PLANNING COMMISSION' S APPROVAL OF CONDITIONAL USE PERMIT NO. 86--12 Consistent with Coo., .il Policy? i74 Yes j j Now Policy or Exception Statement of Issue, Recommendation, Analysis, Funding Source, Alternetive Actions, Attachments: STATEMENT OF ISSUE: On April 2, 1986 , the Planning Commissicn approved Conditional Use Permit No . 86-12 allowing the construction of a 114 unit senior citizen apartment complex located on Springdale Street, south of Edinger Avenue . General Plan Amendment 85-3 and Zone Change No . 85-15 (H5 Office/Professional to Q-R3--SR ) , adupt:ed by the Planning Commission on February 18 , 1986 , also granted the developer a 50 percent density bonus for the project . The zone change ordinance � 2821-B states that "Prior to any development on the property, the. prope,rty owner and the City shall enter into a development agreement , approved by. the City, Attorney as to form pursuant tc Gov6`rnment 'Code Section 658651 et . seq . which shall include prov s ons . or e total number of units and continued affordability of units allowed by density bonuses. " The 50 percent density bonus that this project received allows for the construction of an additional 38 units . Mayor Mand•ic has appealed the Planning Commission ' s approval of tt:e conditional use permit for the senior apartment complex with regard to the number of unUs which will be made affordable to persons of low and moderate income based upon the granting of the 50 percent density bonus . RECOMMENDATION: Planning Commission action on April 1 , 1986 : A MOTI ON WAS MADE 8Y LIVENGOOD, SECOND B1' MIRJAHANGIit, T4 APT'KOVE CONDITIONAL USE PERMIT NO. 86•-12 WITH, REVISED FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE : AYES: Rowe, Schumacher , Livengood , Erskine , Mirjahangir NOES: Winchell , Porter ASSENT: None ABSTAIN: None r104M; (Rob") STAFF RECOMMEK")ATIQy: ; ai , Staff recommends : that the City . Council. 'cur. ;ion"'theoshai' tg ;.nclude a total of 38 affordable units (,.2 of the -unitsP 3 1 rieet ' the c::iteria for affordability• based on 'fe•aer4i requirements -for, mortgage revenue bond financing as establia ldd after the resolution of I3R 3838 , lb (38 - 22) of the units shall he affordable to low r income households based *v'.n the coutity .rmedian income figures .prepared by Chapman College. I , ' ANALYSIS: .....�...._�._ . ...... .,..�... ._ Article `932.5 of the Huntington Beach Usdinance Code sets forth the standards for senior residential development. Section 932.5.4 states that a development agreement shall be prepared to establish the maximum number of units that will be permitted on a site and any other considerations de#•.ned necessary for coordinated development of the property. Section 932 . 5 . 22 allows for the p y. granting of u ''density bongs when the developer agrees to construr,k, a percentage of the ' total units of a senior residential develamiL:at for persons and families of low and moderate incorno . � Section 65915 of the Government Code allows for the granting of a f' 'de—nsi y oaus or other incentive of equivalent financial value in the following instances : te.) When a developer of rousing agrees to conFtruct at . least. 1) 25 percent of the total units of a housing development for persons and families of low or moderate income, as defined in j Section 50093 of the Health and Safety Code , or ( 2) 10 percent of the total units cf a housing development for lower-income households, as defined in Section 50079.5 of the UIealth and . ' Safety Mode , or (3) 50 percent of the total dwelling units of a housing development for qualifying residents, as defined in ` Section 51 . 2 of the Civil Code . This 'project met requirement number 3 (qualifying residents are defined as persons over 55 yeaxe of age in a senior citizen housing development ) . A density bonus is defined a a density increase of at least 25 ,:-ercent over the otherwise maximum allowable residential density tinder the applicable zoning ordinance and .land use element of the ` general plan . This project received a 50 percent density bonus (38 units ) . In addition, a special perimit was granted to allow for , a reduced setback on the wa*4o" edge of the property. so v th1►.,� During the public hearing on January 22, 1986 , for the g -neral plan amendment and „zone change , the Planning Commission conceptually approved the Draft that the- City CounCilent submitted by the,. applicant aft Development •�oreem execute the .agreement. A .copy, of , the Draft, Deve.lopment,. Agreement is attached, to this report . ThN RCA / /8 s .� _2. development agreement established the number of units which were to be made affordable and the length ,of time that they must remain . affordable. The agreement was approved in concept by the Following ;•ote : MOTION WAS MADE BY LIVENGOOD, SECOND BY MIRJAHANGIR TO APPROVE CONCEPTUAL DEVELOPER AGREEMENT IN CONCEPT, AS AMENDED, AND RECOMMEND IT TO THE CITY COUNC:iL FOR APPROVAL, BY THE FOLLOWING VOTE; AYES: Rowe , Wir,chell , Schumacher, Livengood, Erskine, Porte:; , MirJahangir NOES: None ?,GSEN'T No' ne ABSTAIN: None A provisicn relating to the affordability of units was included in this draft document: Provision of Affordable Units 1 . With a ppropriate City approval , participant shall bo allowed to provide a maximum of forty 'four (44 ) affordable units in :addition to ,,the one hundred and six (106) market': rate units. These additional units, will ,be provided In., a,,manner consistent with affordable payment criteria derived from the, latest estimated Orange County Median income figure as reported by the Center for Economic Researchl at Chapinan College . 2. - Participant shall establish a means to insurer wi 11 th City Council, that said units remain affordable for a specified period of time established by the time 'limirs set forth in the proposed financing or when khe areas vacancv factor exceeds 6% , whichever is sooner . i At the tame of the public hearing , the applicant was propouing a 150 unit project . On January 22, 1986 , the `,pAanninq Commission approved a 114 unit p*-aject . The Draft Development Agreement was then modified by the Planning Commission to iniAude a total of 38 affordable units and 76 market rate units . The time perio'd` for the continued affordability of the units was aia',n modified.. setting . ' forth a time period of 30 years for which the 'units were to be made affordable . The issue of what percentage of the 38 affordable units should, be made- available to low income and what percentage to mod era t:e.:Jncome households was not addreaRed by the Planning Commission or the Ura'ft Development Agreement The current ( April, 1986) Orange County median income as .prepared by Chapman College for the County of Orange . is 442 600, (thzs i's based a ,i.ncome . Moderate income auseholde earn 2 �. perce'nt'�of,• �tie _ on a family of four ) Low income households earn 8 median h 1 0 percent , of the RCA 5f 5/85 -3- 14 7 63d 1 Y..,. . - .. ............ . ,..c..: '>t•I('1' ..t1LA...• '..; !I 1. rK11f IwN. 't .:}..,rw ir• .Y.a......N...-.�..,... ,.. ..+„��..,«,.• ,�..Y17 i ----�•.7ti.x,, .71h: lt!-e>Y tea, .,,.•.«•,.e••.. .�.. Kal ":�_ -- — _ -- - -- f median income. Affordable rents are calculated as 30 percent of the monthly household income . Therefore, the affordable rents E:ou].d be as follows ; Low income households 852. 00 per month Moderate income households L , 278 . 00 per month The applicant has also been granted mortgage revenue Mond financing by the City council . Mortgage revenue bond financing requires that a certain percentage of ;the units, be made affordable. Pxesently, there is a bill before the Senate ( HR 3838) which would. require ld percent of the units be made affordable to 1.r:r income households and 10 percent made affordable to very low income` households . (.Very low income household earn less than 50 percent of the median in come . ) Because the bond financing is a federal program, the median income figurea used are prepared by, the Department of Housing and urban Devc.'. opment_ ( HUD) . The pending legislation tHR 3838 ) would calculate the low income rental figure based on a averal7e household size of 4 persons . However , the very low income figure would be i adjusted for family size . The latest HUD figure (January 1986 ) for the median income in $36 , 800. Affordable rents based on the HUD figures would be as follows: Loy: income households $735 . 00 per month Very low income households Family size of 1 322. 00 per month Family size of 2 367 .00 per month Family size of 3 413. 00 per month Family size of 4 1459 . 00 per month It should be noted that this legislation is pending. 'V!D mortgage revenue bonds have been sold this year because there are no set standards in place . The developer must comply with the standards "' r which are in effect at the time the bonds are actually sold wi..4i.i+.:+.>•iiJl:.+r4+it'.Iro..iA.a.:.il..ru L.�i.14.Ya.+x:.!.l.' .._�,.« p. •...1.I.N... .'. , e. ..-..w n a«.+....+M_..... ,........la.s.. . "�, _.. ..,. ♦uv..• .e�v+w staff recommends that the City Council condition the project to i include a total of 38 affordable units r22' of the-units shall meet the criteria for affordability based on federal requirements fdr mortgage revenue bond financing as established after the resolution ., of LER 3838, 16 (38 - 22) of the units shall be affordable to low income households based upon the county median income figure;;,_ prepared by Chapman College t 4tl t•.a .,,......• ....`.... ...,,.'. •t _ :. .. ..,... .... ... .,. .,.«-+�.:4L.iiL"ti µ:;r1 Z.?�«. ...._r_..... .,...'O.S'a31 �tx!✓+.'1.7.GY WtiJ.4w.M.LLr1.41YY�114f.M+Iwr..,wlro'{..A.... . .. l.-... . ♦ ..I........._.:.l l..•.aaw..vPw..W..i..au br.w+...w. ..w ... � - . FUNDING SOURCE Not applicable . ' ., ...fir y. ....._,,,,..._.... ..... .... ...... ....r:..r., .. .. . •..,.... .- RCA 5/5/86 -a- Zj IA ! ix-TERNATIVE ACTIONS: 1 . condition the project to inelude' .50 affordable units (52%'' of the total ptoject ) 38 lbw income units from the density bonus , . based on the counk: medi an income as prepared by Chapman College, 22 affordable units for the mortgage revenue bond financing`,based upon_ the 'criteria established after t': e resolution cf HK 3638 . ATTACHMENTS: 1 . Draft Development Agreement 2, Planning Commission minutes for April 11 1586 3 . Staff Report dated April 11 1986 9 . Location Map JWP :CO: kla t RCA « ' 5/5%86 _5- ( �4 7"63d ) Charles Title, resident , spoke in opposition to the project . He feels that the rents are too high for seniors and that in `order to satisfy the occupancy rate that non-seniors would move into the development . Lance Berry, resident , spoke in opposition to the project . He feels that the density bonus granted is too high and that parking would be a ' ma 'er problem . He handed out a list. of resident 's concerns to the Commission. Richard Short , resident , spoke in opposition to the project . He went over Articles and Regulations with staff on parking, setbacks , density, and intensity. He feels that the project needs more guest parking spaces . Dan Neveau was allowed to address the concerns of the residents . He stated that the AQMD had determined that the Bite was safe in regards to the asbestos , and that upon their inspection , no asbestos was seen . State approved removal would be used . He explained that the project originally started with 151 units and it was now a 114 unit project and that he felt that he was complying with all of the concerns and issues . He stated that the price of the rentals would range front. the mid $400 ' s to $780. There were no other persons to speak for or against the project and the public hearing was closed . Staff stated that the project is in full compliance with all of the codes except those for which the special permit was requested. ..... Commissioner Erskine stated that he felt the density of the project was compatible with others in the County . Some of the concerns discussed by the Commissioners were guest parking, trash enclosures and their impact on the surrounding neighborhood , pest control during destruction , setbacks at south end of project , a more detained landscape plan , and the density bonus and affordable income units . The conditions were addressed and modified to satisfy most of the concerns . Commissioner Porter felt the project should be continued to make major z.evisions to the plans in order to comply with setbacks at the south end of the property. Commissioner Winchell felt that with a density bonus there should be more than 201 affordable income units (10% being low income ) She wanted at least 50% (38 units - 49+1 low, 1% medium income ) . i i w i '1 PC Minutes .. 4/1/86 ..8� (4599d ) r A MOTION. WAS MADE BY LIVENGOOD, SECOND BY MIR.3AHANG IR, ' TO APPROVE CONDITIONAL' USE PERMIT NO. 86-12 WITH REVISED FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE; AYES: Rowe, Schumacher, Livengood, Erskine , Mirjahangir NOES: Winchell , Porter ASSENT: None ABSTAIN; None MOTION PASSED FINDINGS FOR APPROVAL CONDITIONAL USE PERMIT NO. 86-12 ; 1 . The establishment, maintenance and operation of the use will ,not be detrimental to: a . The general welfare of persons residing or working In the i vicinity; b . Property and improvements in the vicinity cf such use or building . 2 . The granting of the conditional use permit will not adversely affect the General Plan of the City of Huntington Beach . 3 . The proposal in consistent with the City' s General Plan of Land Use . 4 , The project wil: consist of 113 senior units and 1 manager ' s unit, a for a total of 114 units . S . Buildings on the site shall not exceed 30 feet in height as measured from the curb . r FINDINGS FOR APPROVAL - SPECIAL PERMITS 1 . The proposed development will promote better living conditions and environments by having single story units adjacent to the single family homes to the south to increase privacy for the adjacent residents . 1, 2 . The proposed development utilizes land-planning techniques which include tasteful types of architecture, - landscaping, site layout and design . 3 . The proposed development, will benefit the general health, welfare, safety, and convenience of the neighborhood and the City.. in general , and will not be a detriment to or degrade property VaIdea in such neighborhoods and the City. 4. A special . permit shall be granted for the use of hammer-head turnarounds within the project . PC Minutes 411/86 Wg- MOO p granted to allow for, a 20 foot interior 5. A specx�l -permit shall be -, side yard setback on the southern property line in lieu of the 50_ foot setback required in the Apartment Standards so that a stepping down of the building form can occur . 6 . A special permit shall be granted to allow for the construction of an 8 foot high wall along the western and southern property lines . FINDINGS -- DENSITY BONUS: i 1 . The capacities of the City and County water , sewer and storm ` drain systems are adequate or will be adequate to accommodate the proposed increase in density as well as all other planned land rises in the area . 2 . The proposed increase in density will not have a significant adverse impact on traffic volumes and road capacities , school enrollments , and recreational resources . 3 . The character of the surrounding area is not adversely impacted nor the overall intent of the general plan sacrificed . 4 . A 50 percent density bonus (38 additional units ) shall be granted to allow for the development of a total of 1,14 units . CONDITIONS OF APPROVAL: 1 . The site plan , floor plans , and elevations received and dated March 24 , 1986 , shall be the conceptually approved layout subject to a revised site plan being submitted depicting the modifications described herein: a . Eleven handicapped parking spaces shall be provided within the security gate . b . ThQ project shall include a total of 114 units (11.3 senior units and 1 manager ' s unit ) . The Design Review Board shall recommend which uni;: shall be removed . c . The setback along the southern interior property line shall be increased to 20 feet to prov?de greater privacy to the residents of single family homes to the south . d . Parking spaces along the western boundary of the property shall be 17 feet in length. An additional 2 feet of landscaping shall be added along the western property line. e . The floor plan for Unit A► shall to revised so that the minimum dimension of the balcony/patio shall be 6 feet . Pc' Minutes - 4/1/06 -10- + i - 2 Prior to issuance of building permits , the applicant shall submit the following plans: a . Landscape and irrigation plan to the Department of Development Services and Public Works for review and appproval . The Landscape Plan shall come back to the Plann3.ng Commission for review and approval . S b . Rooftop Mechanical Equipment Plan . Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment . f: c . Development Agreement shall be prepared pursuant to the Government Code and those procedures adopted by the City Council for such agreements (Resolution No , 5390) • The development agreement shall include a program to insure that adequate provision has been made to insure that each unit shall be occupied by at least one person sixty years of age or older . No persons under the age of forty-five shall be permitted as full time residents of the project . d . Rodent eradication plan , approved by the Orange County Vector Control District . e . Grading and Drainage Plan to the Department of Public Works for review and approval (grade not to exceed one-half percent ) . %wpm 3 . The development shall comply with all applicable provisions of the Ordinance Code, Building Division , and Fire Department 4 , Driveway approache& shall be a minimum of twenty-seven feet ( 271 ) in width and shall be of radius type construction. 5 . An automatic sprinkler system approved by the Fire Department shall be installed throughout the complex . A wet combination stand pipe system approved b the Fire 6 . P P Y PP Y Department shall be installed in all stairways . 7 . An automatic alarm system approved by the Fire Department shall be installed throughout . The system shall include the following features : a . water flow and valve tamper detection b . Trouble signal ce voice cormunivatio7l d . Graphic annunciation e . Manual pulls PC minutes - A/1/86 11- i r So Elevators must be sized 61 ,80 wide by 4 ' 3' deep to accommodate ' ' the use of an ambulance gurney. 9 . Trash chute locations and systems must be approved by the Fire Department . 10 . Fire hydrants (3) approved by the Fire Department shall be installed pursuant to Public Works standards . Each fire hydrant shall be capable of supplying a minimum of 11500 gallons pet minute and together must provide in over all fire flow of 31500 gallons per minute . 11 . Fire lanes are to posted and signed to comply with Fire Department . standards. i 12 . All roans are to be installed prior to the commencement of the combustible constructicA with all weather driving surfaces Constructed to the standards and specifications of the Public Works Department . 13 . Fire extinguishers shall be installed to comply with Huntington Beach Fire Code standards . 14 . The curb on the west side of Spr in'gdale , north acid south of the entrance to the project (to Meadowlark ) , shall be painted red to restrict any vehicular parking to Insure adequate intersection visibility as per Public Works recommendations. 15 . Fire hydrants installed on site shall be dedicated to the City. 16 . Installation of required ,landscaping and irrigation systems shall be completed within twelve (12 ) months from . issuance of building permit. 17 . All signs shall comply with Articles 948 and 976 of the Huntington Beach Ordinance Code . All free-standing signs shall be low-profile , monument-type signs , 18 . Natural gas shall be stubbed in at the locations of cooking , facilities , water heaters, and central entral heating units . 19, Prior to and during .the demolition of the existing metal sheds on the site the applicant shall meet all Rule IOM requirements and -other State and Health standards for asbestos removal as set forth by the South Coast Air Quality Management District and Federal Regulations . 20 . An eight foot high maaanry wall shall be constructed `of ' uniform design and material along the western and southern edge of the roly ., The applicant shall work eath . ad acent homeowners ePaceor repair dilapidated r = . . . yard walls. 21 . Low volume heads shall be used on all spigots and water faucets , Uceta . -12•- r' PC Minutes 22 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. 23 . The structures on the subject j 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 fnr builling permit(s ) . 24 . If lighting is included in the parking lot, high-preilsure sodium vapor lamps shall be used for energy savings . All outside lighting shall be directed to prevent "spillage* onto adjacent properties. 25. 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 . 26 . If foil-type insulation is to be used , a fire retardant type shall be installed as approved by the Building Division . 27 . The Planning Commission reserves the right to revoke this conditional Use Permit if any violation of these conditions or of the Huntington Beach Ordinance Code occurs . 28. The security gate system must open a minimum of 24 feet . The gates installation must comply with Fire Department Standard 403 . 29 . The turning radius from the central parking area to the parki,ig area leading to the north and south areas must be a 17 foot by 45 foot turning radius . 30 . Should any underground tanks be discovered on site, the tanks shall be removed to comply with the Orange County Environmental Health Standards . C-5 ZONE CHANGE NO. 86--2 CONDITIONAL USE PERMIT NO. 66-2 zone Change No . 86-2 is a request to change the zone from (Q)R2-PD, qualified Medium Density Residential-Planned Development , to R2-SR on' a portion of the development (Medium Density Residential - Senior ) . Conditional Use Permit No . 86-2 is a request to build 9.6 senior j residential =,dominiums on property zoned R4-SR and that portion being rezoned to (Q)R2-SR. PC M!i n dutes -- 4/l/86 -13- J4599 { - �.. -mow _.•_ - .-ate __,.,w..:..w.:- ,_._ -_ ..-. - ... ,-�-. ♦4 .i� _ Tentative Tract No. .11955 was a 10 lot subdivision that was approved by the Planning Commission on June 7 , 1983. This map has not completed recordation requirements ; only 3 lots have been recorded , therefore it has expired . A revised map consisting of 7 lots has been filed to reinstate the subdivision. ENVIRONMENTAL STATUS : Pursuant to toe environmental regulations in effect at this .time , the Department of Development Services posted draft Negative Declaration No . 86-2 for ten days, and no comments , either verbal or written were received .. The staff, in its initial study of the project , has recommended that a negative declaration he issued Prior to any action .an Zone Change No. 86-2 and Conditional Use Permit No. 86-2 , it is necessary for the Planning Commission to review and act om :Negative Declaration No . 05-2 . Staff recommends continuance of this iterr, to allow the applicant time to redesign the site layout . The applicant also requested a continuance to the May 6, 1986 Planning Commission meeting. THE PUBLIC HEAPING WAS OPENED Tom McKnight , homeowner from adja ent neighborhood , was resent to speak on the project but stated that he would return on Kay 5 , 1986, to address the Commission . There were no other persons to speak ;or or against the project, i however the public hearing was left open . "W A MOTION WAS MADE BY ERSKINE# SECOND BY MIR% AHANGIR TO CONTINUE ZONE CHANGE NO. 86-2/CONDITIONAL USE PERMIT NO. 86--2 TO THE MAY K, 1986 PLANNING COMMISSION MEETING, RY THE FOLLOWING VOTE: AYES : Rowe, Winchell , Schumacher , Livengood , Erskine , -irte'r, Mirjahangir NOES: None ABSENT: None ABSTAIN: None MOTION PASSED C-6 ZONE CHANGE NO. 86--5/NEGATIVE DECLARATION NO. 86-7 Zone Change No 86-5 is a request to rezone 0 . 16 net acres (7113.6 sq. ft . ) of property located on the north side of Newman approximately, 219" ft . east of Cameron Avenue, from P.5 (Office Professional ) to R3 (Modium High Density Residential ) . r PC Ni;nutrer (4599d ) nuntlrtgton beach development servicsa depePtmbnt 5FAFf --RIEPORT........._.d........,.,.,..,.,... TO: Planning Commission FROM: Development Services DATE: April 1 , 1986 SUBJECT: CONDITIONAL USE PERMIT NO. 86-12 APPLICANT: Meadowland Ltd . DATE ACCEPTED: 16561 Bolsa Chica , Ste 108 March 18, 1986 is Huntington Beach , CA 92649 MANDATORY PROCESSING DATE REQUEST: To allow fcr the con- May 17, 1986 struction of a 114 unit senior apartment complex ZONE: (Q) R3-SR (Medium h Density Senior Residential Qualified LOCATION: West side of Springdale GENERAL PLAN: Senior Street, approximately Residential 760 feet south of Edinger Avenue FXISTING USE: Vacant, Industrial Sheds ACREAGE: 3. 09 acres 1 . 0 SUGGESTED ANION: Approve Conditional Use PermiL No. 86-12 based on the findings and conditions of approval outlined ii, this report . 2 . 0 GENERAL INFORMATION : In February 1966 the City Council adopted a General Plan Amendment and Zone Change for this property . Both the Planning Commission and City Council reviewed a conceptual site plan, floor plans and building elevations for this senior citizens apartment project . The applicant has slightly modified the unit mix of the project.. Ten of the one bedroom plus den units hate been converted into two bedroom units. The applicant notes that market research has shown a demand for two bedroom senior units for husband/wife or senior/relative . The parking provided reflects this change in the plan . _... The applicant originally submitted the General Plan Amendment and Zone Change request in September of 1985 . PC[-( H.ENT A� -- M- A I�fi'.1 iCVa4::"Fl.,t(t:;i.',t.t.^ ..r.,x'+l a1•t:^ {.M:rttr.. ,• .n:... s .. ... y _ .�. �. .__. ... _ _ , __. -- — ' _ The Conceptual Plans were reviewed by stafg according to the requirements of the Senior Residential Develoanent Standards (Article 932. 5 ) . The SR suffix is added to the base zoning designation . Developments must ccriply with the SR standards for all requirements listed in that section of the code , and, where silent , the underlying base district . For this particular project the underlying %oninq is R3 . Preliminary plan check of the conceptual plans was based on the standards of the SR, and, where silent , the R3 zone. The conditional use. permit requires a much more in-de th plan check . Under close scrutiny, staff determiner; that this project needed to comply with the SR standards , the R3 standards when the SR was silent , and the Apartment Standards ( Article 932 ) . The R3 district states that whFn nine or none units ar.-, proposed for construction a use permit fron the Board of Zoning Adjustments be obtained and the developer must comply with the criteria contained in the current standards for apartment development . j It is staff ' s interpretation that although this project does not require a use permit from the Board of Zoning Adjustnents , the aparment standard criteria should still be used instead of Lhe F3 standards when the SR code is silent on a particular development requirement . Staff feels that the intent of using the apartment standards For nine or more units is strongly relate' to the size of the proposed development , not to the requirement of obtaining a use permit. In-depth plan check using the SR, R3 and Apartment Standards revealed a deficiency in the southern side Yard setback . Staff has addressed this issue in Section 9. 0 in regards to the applicant 's request for a special permit . ,) 3 . 0 SURROU14DTNG LAND USE, ZON:NG AND GENERAL PLAN DESIGNATroNS : Sub Sect Fro erty: GENERAL PLAN DESIGNATION: Senior Residential ZONE: ( Q) R3-SR LAND USE: Vacant, Industrial Sheds i;or. th of Subject Property: GENERAL PLAN DESIGNATION: General Commercial ""ONE : C4 ( Highway Commercial District ) LAND USE: romniercial, Restaurant East , South and West of SubjectwPrUertX: �. GENERAL PJ,AN DESIGNATION : Low Density Residential; ZONE: RI .(Single Family Residential District ) LAND USE: Single Family Homes � Staff Report 4 5 3Old ), . 5 VIM♦�' c1 . , 4. 04 £NURONMENTAL _STATUS: Environmental Impact Report has been prepared to address the environmental impact. of the propo-ged project . This environmental inpaet report has been a p pproved by the Planning Commission and City council . 50 COASTAL 'STATUS: '? Not applicable . . S. 0 REDEVELOPMENT STATUS : - i Not applicable . 7. 0 SPECIFIC PLAN : Not applicable . 8 . 0 SUBDIVISION COMMITTEE: Not applicable. 9 .0 ISSUES AND ANALYSIS Section Issue Re3uired Proposed S .932 . 5 . 1 Application SR suffix to be used SR, R3 and Apart- (SR) of Article in conjunction with rent Standards used. the base zoning . R3 requirements used when SR is silent . R3 code refers to Apartment Standards ( Article 932 ) for projects with 9 units or mare . S.932 . 5 . G Occupancy Assurance of age `of Part of the develop- (SR) Requirement one occupant oC each ment agreement unit to be a minimum required prior to the of 60 years of age . issuance of building permit . S. 932 . 5 . 7 Handicapped Ten percent of the Applicant ,indicates ( SR) Access total number of units that all units in the Requirement (11 total ) project. can` accommodate handicapped; peracns . 10 parking spaces 'I within .the; security gate :have been designated ' handicapP'd.' SL•aff , rec onmends : this be increased to, I1 : , 5taf f Report 4/l/8 6 45 rI) . . Se Issue Required Proposed 5 . 932 .5. 10 Site Fifty percent of 40 , 919 square feet ( SR ) Coverage gross acreage minus proposed ( 36% ) street . 54 , 550 sq . ft . allowed . S .932 , 5 . 12 Building 15 foot mininum 94 foot separation (SR ) Separation separation proposed S. 932 . 5 . 15 Off-Street 1 . 0 studio, 1 bed- 125 provided of which (8R ) Parking room ; 1 .5 , 2 bedroom; 10 are designated for 121 required handicapped; 6 guest spaces outside of security gate 5 . 932 . 5 . .16 Parking Each unit assigned Parking management Assignment space within 200 feet plan has been pre- walking distance . pared by applicant designating the assigned parking spaces within 200 feet of each unit . S . 932 . 5 . 19 Recreation Bachelor and one bed- 64 , 62 , 63 square foot ( SR) and Leisure room 60 sq . ft . min- balconies for studio Areas imum patio or balcony; and one bedrooms. 2 bedroon units 120 120 sq . ft . balcony sq . ft . mininum for 2 bedroom units patio or balcony . Minimun dimension 6 feet . Enclosed clubhouse 1800 sq . ft . clubhouse with -minimum of and 600 sq . ft . card 7 sq. ft , per unit coon. proposed (805 sq . ft . ) S . 932 . 5 . 22 Density 50% Density Ponus 76 units allowed (Sat ) Bonus for the provision of under R3 zoning, units affordable to 50% density bonus low and moderate ( 38 units ) totals income families . 114 units . Applicant proposes 114 senior units and 1 manager ' s unit Staff recommends L13 senior un;.ts and 1 manager' s unit for a tctal of 114 units . t. Staff Report 4/1/86 -4- (4530d ) section issue Required Proposed -S•. 9202 .6 Maximum 30 Feet Maximum Applicant has sub- (R3 ) Building pitted building 'Height elevations and a conceptual grading plan to verify that building height , as measured from the sidewalk, will not exceed 30 feet . 9320 . 7 Setback from Not less than 10 ft Special Permit re- ( Apt . ) Interior One foot additional quested for south property setback for each ern interior - set- line adjacent 2-1/2 feet of back , to residen- building length tial parallel with the property line of s+ngle family residential dev- elopment . South 50 ft . West = 28 ft . West ( rear ) setback 69 feet proposed . 9370 . 7 Setback from 10 feet 10 feet (Apt . Interior property line adjacent to non- { residential 9320 . 6 Setback from ;,verage 20 ft . Varies - 20 to 24 (Apt . ) Public Street Uot less than 15 feet ( Q) Zoning Design Project be reviewed DRB to meet April 21 , Suffix Review by DRB prior to 1986. Recommendations approval of CUP of DRB will be avail-- able prior to the public hearing . 5 ,932. 5 . 21 Special To grant alternative Interior side yard . (SR) Permit proposals to the Alternative design requirements of the of turnarounds at �. I . - Senor Residential north and south ends Standards . of parking lot A number of revisions to the site plan are being recommended by staff . By providing an additional handica ed,, arkin space, enlar in the 9 PP P 9 P r .._ 9 � 9 ' . ; width 'dimension of the balcony of ::he studio. unit, and reducing the height of the perimeter fencing to 6 feet, the project' will meet 'the cQquirernents of the Huntington Beach Ordinance Cc:.e. Staff ,Report 4/1/8 6 -5- ( 4530d ) I� ". / -. .., 7 _- __ - - air' - _� ,.,.+.mfw�•..«.il,r^r"Mr�� Yt_ - 04 Stuff recommends that the paved length of the parking stalls along the western edge �of the property' be reduced to 17 feet and the adjacent .landscape "strip 'be increased by 2 feet. . Thee vehicles will overhang_ the landscape area ; the shortened paved length W the stall Will not impact .. the width of the drive aisle behind the parking spaces . . The additional', width of the landscape area will allow for a more substantial planting of vegetation .. The curb at of the parking` stall will act` as :a tha top wheel stop . The additional landscape area will insure that vehicles will noc accidently hit the masonry wall . SPECIAL PERMITS: The Senior Residential Development Standards allow special permits to be granted for alternative proposals to the SR standards . Special pecmLts shall be considered concurrently with the application for a The Planning Comnission shall grant a special conditional use permit . '" permit if it finds that the proposed development will : (a ) Promote better living conditions and environments ; (b ) utilize land-planning techniques which include tasteful types of architecture , landscaping , site layout and design, welfare , safety and convenience ( c ) Will benefit the general health , y of the neighborhood and the City in general , and will not be a detriment to or degrade property values in such neighborhood and the City . } The applicant is requesting a special permit for a alternati lot and for ve design f the turnarounds at the north and south end of the parking the interior yard setback at the southern end of the property. t The Fire Department has reviewed the proposed "hammer-head" turnarounds.- . turnaround in the parking lot and has no objections to the design . The 4 Department has previously allowed for this style of tur d in apartment developments . special permit is also requested for the southern Lsetb iraFirrets mentioned in Section 2 .0 of this staff report:, staff p the SR code to include the standards contained in the underlying base s. district and other districts which the base district may reference . ,. s The R3 district refers to the Apartment Standards for developments of nine or more units . The Apartment Standards (Article 932 ). ;requ'ire that x t . the minimum setback ' f,:om an interior property line for buildings 30 feet or less in height shall not be less than: 10 feet . . One foot of additional setback shall .'ve .provided for each 2--1/2 feet 'of b' ding ' ; length parallel with the property line of any single-family residential The -Apartment development ,for ` buildings over 25 feet in length . 5ta'ndar'ds call for a minimum setback of '10, feet plus 'an additional �0 { ,- feet . ( total 50 feet ) . The applicai nt proposes 10 feet. Staff ' recommends that this be increase en feet to a11ow 'for sca a and buffering . Staff recommends:. that ,a special additional landscape 'perrAt be granted for this 15 foot setback for the following reasons ¢ Staff Report - 4/}./66 U 3. t' r ' The building frontage along the southern . property line,.con`�ists of si-ngie atory 'units, 12 feet, in height with the exception of the :unit ` a 9 djacent `to S rin dale' Street. ( If- this 'unit were ' to b� P 9 single story, ' the building elevation', along Springdale Street would be architectural3y , unbalanced. ) The units behind the row of single story. step up to two: levels 'and ' later 'up to three levels as one moves from north to south . The staff feels that steppingback of units in a large development is. extremely desirable . It architecturally softens -the ' mass and bulk of r+ ' buildings and insures adjacent residents of greater privacy (no balconies overlooking adjacent homes ) . The stepping of , building requires an encroachment into the side yards . The alternative is to respect the side yard setback , yet create a massive three story structure in the center of the lot . 10. 0 RECOMMEWDATION: Staff recommends the Planning commission approve Conditional Use Permit No . 86-12 with the site plan revisions proposed by staff based on the following findings and conditions of approval . FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 86-12 : 1 . The establishment , maintenance and operation of the use will not be detr ir,ental to : a . The general welfare of persons residing or working in the vicinity; b . Property and improvements in the vicinity of such use or building . 2. The granting of the conditional use permit will not adversely affect the General Plan of the City of Huntington Beach . 3 . The proposal is consistent with the City ' s General Plan of Land Use . FINDINGS FOR APPROVAL - SPECIAL PERMIT 1 . The proposed development will promote better living conditions and environments by having single story units adjacent to the single family hones to the south to increase privacy for the adjacent residents . 2 . The proposed development utilizes land-planning techniques which include tasteful types of architecture , landscaping, site layout and design. osed development P P p health , welfare , a 3. The ro �lo Went will benefit the general safety,' and convenience of the neighborhood and „ the, clty in : general and will not be a detriment to or `degrade prope.ty valuers 9 An such neighborhoods and the City . 3 I � 4y30d ) Staff Report - 4I1I86 'I , f , F NDINGS - DENSITY BONUS : `1 . The. capacities of the City and County water, sewer and storm 'drain,: Sys tems are adequate will be adequate to accommodate the proposed increase in density as well as all other 'planned land uses in the area , 2 . The prop used : increase in density will not have a significant t s adverse on traffic volumes and road capacities , school enrollments , and recreational resources . z . The character of the surrounding area is not adversely impacted nor the overall intent of the general plan sacrificed . SUGGESTED CONDITIONS OF APPROVAL: 1 . The site plan , floor plans , and elevations received and dated March 24 1986 shall be the e conceptually approved la you t subject ect to a revised site plan being submitted depicting the modifications `described herein : a. Eleven handicapped parking spaces shall be provided within the security gate . b. The project shall include a total of 114 units ( 113 senior units and 1 manager ' s unit ) . The Design Review Board shall recommend which unit shall be removed . c . The setback along the southern interior property line shall be to 15 feet to provide greater privacy to the Y 9 P increased P residents of single family homes to the south . d . Parking spaces along the western boundary of the property shall be 17 feet in length. An additional 2 feet of landscaping shall be added along the western property line. e . The floor plan for Unit A shall be revised so that the minimum dimension of the balcony/patio shall be 5 feet . f . The proposed 8 foot concrete block wall shall be reduced to S. feet in height . 2 . Prior to issuance of building permits , the applicant sha11 sibmit the following plans : a . Landscape and irrigation plan to the Department °of Development Services and Public Works for review and approval . b. Rooftop Mechanical Equipment Plan . Said plan shall indicate_ screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment . 5taf f , Aepoct 4/1/85 -8- (4530d ) 3 . , nre ' development shall comply with all applicable provisions �of" the c�inance Code, Building Division, and Fire Department. 4. . Driveway approaches shall be a minimum ref twenty-.seven feet (27 ' ) In width and shall be of radius type construction. "5,0. An automatic sprinkler system approved by the Fire Department shall be installed throughout the complex . 5 . A wet combination stand pipe system approved by the Fire Department shall be installed in all stairways . 7 . An automatic alarm system approved by the Fire Department shall be installed throughout . The system shall include the following features : a . Water flow and valve tamper detection b. Trouble signal c . Voice communication d . Graphic annunciation e. Manual pulls 8 . Elevators must be sized E ' 8 " wide by 4 ' 3' deep to accommodate the use of an ambulance gurney . 9. Trash chute locations and systems nest be approved by the Fire Department . - 10 . Fire hydrants ( 3 ) approved by the Fire Department shall be installed pursuant_ to Public Works standards . Each fire hydrant shall, be capable of supplying a minimum of 1 , 500 gallons per minute and togather must provide an over all fire flow of 3, 500 gallons per minute . 11 . Fire lanes are to pasted and signed to comply wLth Fire Department . standards . 12 . AU roads are to be installed prior to the commencement of the combustible construction with all weather driving surfaces, constructed to the standards and speci ficatione, of the "ubl is Works Department . 13 . Fire extinguishers, shall be installed to :onply with Huntington Beach Fire Code standards 14 . The curb on the' west side of Springdale, north 'and south of the entrance to the project , Shall be painted red to restrict any i. veir�Publi.c�Worksg to insure epc'onmendationsuat;e intccsection visibility as p St$ff Report 4/'YlBf -9 (4530d f Fire hydrants installed -on site shall be dedicated to the City . i x 16 . .Installation of ' required landscaping and irrigation_ systems shall be _completed within . twelve ( 12 ) months . 17 . All signs shall comply with Articles 948 and 976 of the Huntington Beach, Ordinance Code. All free-.3::anding signs shall be p , low--profile , monument-type signs . 18. Natural gas shall be stubbed in at the locations of cooking facilities , water heaters , and central heating units . t } 19. - Prior, to the demolition of the existing metal sheds on the site the applicant shall meet all Rule 10M requirements as set forth by, the South Coast .fir Quality Management District . 20 . A six foot high masonry wall shall be constructed of uniform design and material along the western and southern edge of the property . The applicant shall work with adjacent homeowners to the west to replace or repair any dilapidated rear yard walls . 21 . Low-volume heads shall be used on all spigots and water faucets . i 22. 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 then. 23 . 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 ) . 24 . If lighting is included in the parking lot , high-pressure sodium vapor lamps shall be used for energy savings . All outside lighting shall be directed to prevent 'spillage` onto adjacent properties . 25 . 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. 26 . Tf fail-type insulation is to be used, a lire retardant type shall, be installed as approved by the Building ' Divislon 27 ., The Planning Commission reserves the right to . revoke ;this Conditional Use Permit if- any_ violation of 'these cond,itions ' of the Huntington . Beach ordinance Code occurs . staff ' Report 4/1/86 - -10 ( 4530d) n' ,.may 1190 -ALTERNATIVE ACTION: Deny Co nditional USe Permit No. 56-12 based on the following findings : '1 : The proposed: senior citizen,' apartments increases the* density acid ; will not be ,compatible to the intensity of existing `residential y developments i.n the vicinity . i '2. The establishment , maintenance and operation of the use will be ' detrimental to the general welfare of persons residing in the vicinity. ATTACHMENTS : t 1 . Site Plan and Elevations dated March 24 , 1986 { 2. Ordinance N. 28218 JVIP :GO:kla i i Staff Report, - 4/1/86 11� (45310d ) r - a a� ITY CW HUNTINGTON eVL H x - INTER-DEPARTMENT COMMU . TION "LKTP4WA MK' To PLANNING- COMMISSION James W. Palin , Director Development Services subject CONDITIONAL USE PERMIT 86-12 ate April 1 , 1980 DESIGN , REVIEW BOARD The Design .Review Hoard (DRB) reviewed the proposed elevations For the 114, unit senior citizen apartment complex on April 1 , 1986, The DRB conceptually approved the elevations submitted. However, prior to the issuance of building permits thn DRB must review more precise plans for all building elevations . Further recommendations to be added to Section 1D. 0 of the staff report . t:NDINGS FOR APPROVAL - CONDITIONALS USE PERMIT 66�-12 : 4 . The project will consist of 113 senior units and 1 manager' s unit, for a total of 114 units . 5. Buildings on the site shall not exceed 30 feet in height as measured from the curb . FINDINGS FOR APPROVAL SPECIAI, PERMIT: 4 , A special permit shall be granted for the use of hammer-heal turnarounds within the project . 5 . A special permit shall be granted to allow for a 15 foot interior side yard setback on the southern property line in lieu of the 50 foot setback required in the Apartment Standards so that a stepping down of the building Eorm can occur . 6. A special permit shall be granted to allow for the construction of an B foot high wall alona the western and southern property lines. FINDINGS - DENSITY BONUS 4 , A 50 percent density bonus `• shall be _granted to ,allow for 'the development or a total of 114 units . . ,I .MEMO: CONDITIONAL 'USE PERMIT 86-12 SC�GGFSTEA CONDITIONS OF APPROVAL; l .f . delete 2.c. Development Agreement shall be prepared pursuant= to the Government Code and those procedures adopted by. the City Council for such agreements (Resolution No. 5390 ) . The development agreement shall include a program to insure that. adequate provision has been made to insure that each unit shall be occupied by at least one person sixty years of age or older. No persons under the age of forty-five shall be permitted as full cime residents of the project. 2 . d . Rt'ldent eradication plan, approved by the Orange County Abatement Dist: Lct . 2 . e . Grading and Drainage Plan to the Department of Public Works s for review and approval . 190 Prior to the demolition of the existing metal sheds on the site the applicant shall meet all Rule 10M requirements for asbestos removal as set forth by the South Coast Air Quality tManagement District. 1 20. An eight foot high masonry wall shall be constructed of uniform design and material along the western and southern edge of the property. The applicant shall work with adjacent homeowners to replace or repair any dilapidated rear yard # walls . 7 : { 4574d ) a t C Y;' t. # ', tip. _ , • r -VW HUNTI INTER•DEPARTM ENT COMMUNICATION . M1MMIGK�M�At ,, TO Geyle O'Brien From Tom Poe Assistant Planner Deputy Fire MershaZ Subject Doe CUP 86-12 Apia.l, 1986 'The Fire Department han reviewed the most recent: revision of the site plan .dated Mumh 20, 1986 for the senior housing project on Springdale Street south 'of Edinger. ;n addWon'to the previously submitted condition from the March 40 1906 site plan the Fire . Department will require the following: 1. The security gate system must open a minimum of 24 feet. ' 'The gates Installation must comply with Fire Department Standard 403. 2. The turning radius from the central perking Area to the parking urea leading to I the north and south areas must be a 17 foot by 45 foot turni»g radius. 3. Should any underground tanks be discovered on site, the tanks shall be removed to comply with the Orange COUnty Environmental Health Standards. TP/sr 4047f k a: , , 1 6 f ` . C-1 A 11B to ORD INrI&GE NO . r_ AN ORA INA��i CE O F ;THE CITY O F HUNT INGTON B EACH';AfdEND ING .AMEND ING t� 4 . 1.: THE' HUVTIVGTON• 9FACH ORllI�te�►wCE', CODE BY .AM E; OF, . ON I yG . SECTION 9a6 L THEREOF, TO.. P ROVIDE''FOR .. CHAN 1 i FROM 'OPFICE PROFESSIONAL DISTRIC'�' TG ;QUALIFIED,,; tED=UM--HrGH, DENSITY:. RESIDE?JTIAL ' DISTRICT, '1.COMBINED WITH SENIOR. RESIDENTIAL DEVELOPMENT ON R1�:AL, PROPERTI' UE ZONE CASE NO . GENERALLY LOCATED WEST OF SPRINGDAL STREET, SOUTH OF ED IyGER AVE:J ( , WHEREAS, pursuant to the State Planning and :'Zoning 'Law, the Huntington Beach Planning Comte .ss ion and Hunt ing'ton Beach City Council, C havo had separate public hearings relative to Zone ase wherein both bodies have carefully cons Cion • y idered all in fortaa presented at said 'Hearings , and after due consideration of the i rindiags and recommendations of the Planning co M ssi0 and all evidence resented to said City Cbuncil, the City Council ,f Inds that p such zone change is proper , and consistent wi to the general plan, iNpW, THEREFORE, the City Council of the Cif ty ' of Huntington „. Beach 'does ordain as follows : described realproperty , y SECT ION 1 . The following , generally located west of Springdale Street approximately 760 f6' t south of t 1� -f �ess ional Edinger Avenue is hereby changed from R5 , O_ fine Prof.' District" to (Q' R3-SR, " Qualified Medium••Hi gl. Density ' Residential y District comb ir•ad With Senior Residentiai 1 Development " - The East 4.00 acres of the South half .`�of the 'Northeast q r 1, Township 5 quarter of the Northeast quarter of Sect' ion 2 South , Range. 11 West , in the, °Rancho La ' Bolsa_TCh`ica, the City of Huntington Beach, County of Orange, States of California, as per map recorded in Book 51. , page �3, aE Miscellaneous Maps , in the office of the County Recorder of said County. EXCEPTING THEREFROM the North 150. 00 feet thereof . Subject to the following conditions: E (a) Any future project `approved for this parcel of land �. shall be subject to review- by the City of Huntington Beach Dea3.qcti Review Board prior to ' issuance of permits fib) . The maxizum number. of dwelling units permissible to be constructed on the site after the granting of a density bonus eYia1L be 114. SECTION 2 . Prior to any `develo ment on, the . coperty, the P p pro ert owner and the city shall ent©r irito` a de've-- Y lopes agreement , ' P. P y pursuant . to Government Cod' approved- b1 the City Attorney as to form p � e e 1 q total' number 6386 �, et . se which shall include roves ions far the , P f units and continued affordability of units allowed b dens bonuses . SECTION 3 . The Development Services Director sha11 be 24 c tional 'l hereby directed to amend Section 9061 , District Map t Se `District Map 21-5-11) to reflect Zone Casc ao. 85-15 . described in r Sec It. L hereof . A copy of said district map, as ascended hereby, . is available for inspection in the o£fi'ce of the City Clerk . . SECTION 4 . This ordinance shall take effect thirty days after its adoption. ?ASSED AND ADOPTED by the City Council O'f thp, City •o f Hunt iag-on Beach at a regular meeting thereof het d on the ..3rd dray 02 March w'. Mayor ATTEST : APPROVED AS TO FOIL4 s j .,IJ/4., ZT ty . C1 ark C ty , t torneY REVIEWED AND APPROVED: INITYATED A. APPROVED: rectos -o eve opment . It ministrator j~` y �=' Services t� ) ... t l,TE :OF :. CALIFOR.YLI ST ) � COUNT't OF-Ot4iNGE. ) am: CrrY -OF HUYrx.NGrON BEACH' ) k ' i, -ALIcrA m. XEYfaORTH, tto duly elected, qualif ied City Clerk .of .the City of Huntington Beach and ex-o£ficio Clerk of thR C ity' Counc 11 o f. the said City, do hereby ,cart ify 'that the 'whole number . the Ci of 11 umbers oft:y 'Cotaicil o the that � -City of Huntington �Seach'`is seven; t se' iorcgoing ordinance vas reed to said City Couni ll at r regular meeting thereof �held� on the -lw.fn.. day of. rebruery 19 96 , a"Id iras again read to said City Council .at ,P, regular meeting theneof held on the �cd „ day 'of March , '19 A, ,, and was passed and adopted by the affirmative vote of more than a majority of F: all the members of said City Council. AYES: Councilmen: f- rep nKelly MacAllister . Finley. Mandi�. Bat G , NOES: Councilmen: %onr. I ABSE:;T: Councilmen: Thomas City 'Clork and ex-of ficie, Clark of` the 'C it _ Council of iha City of Huntington Beach, 'California FH.C.011,4un, WNltwotttt CITY CLERK .cI f1w C of. 84&i j% and •x�o"k{ncwlt of t!K Cyr. do hWIDY entity tlwt a 37fKads.ce ws ba4n`'puL*9WV! 10 W" }�+itlr'wo �` Ireo me4nt on (Mach i t I�.l=)r- iz4 *:In ih4 C.tiIVUj.er tt W M.Y. IjUVA M. WENTWOR M �'Out - oa�lr cMr ant I 1.NA DISTR { CT MAP {= -i1 -gym t : r „SEGTIrJ CITY '- OF 11UNTINGTON , BEACH �) R"':�. �6E COU�tiT�'. C .�► LIFO `KYI .� USE- OF PRCPERTY Map AvZZ- 1 -._.ter• .. L • .� w '� 1.....�� stc- In 4 it + • + _ >, _ + —.. + + �'�� ,�,y 1•• , CF � R :...-.,.—^ram_. 1 I Ej' r J � AVE M P.f.. r Publish Apra l 24 19 MICE OF VEMLIC iEiiil.Dlc c AFPEAL' TO PLANNING"COMM'ISSION'S APPROVAL ,5 OF r CONOITIONIL USE PERMIT" 86=12 NOTICE.I IS WE Y GIVM that ,the Huntington Desch Ci`ty4�CounciI "will hold'`a :public h '�,:i.ng;'aa' th:e Council' ChP�ber', at `the Hu%itpgton Deaoh Civic Canterl,�I 000, l�sin Street, Hunti ton the .date,;and ; . ,. ng Beach, California, on , persona who w0h to be heard relative to : the application des ribed of all at the- tine indicated below to receive �aad consider: the it"a t PP �' scribed belay. DATE: Monday, May 5, 1986 TIME: 7: 30 ` P:M. APPLICATION NUMDFR: Appeal to Planning Commission' s approval of CUP '86-12 LOCATION: west side of Springdale, 760 feet south of Edin' er Avenue. PROPOSAL. A eat b .�• pp ' filed Ma yor tlandic to.;thePlannin� Comm�ss�on's ;approval of . - the CUP 'for 1.14-unit. senior apartment complex with regard to the: number of units which will be .made affordable ta'­pe'rsans oflow and moderate : income based upon the granting of a density bonus. - ENVZRot�sE?+TAL STATUS. Covered by EIP. 85�2 previously adopted by the y• Counci l OH :FILE. A copy of the appeal is on file in 'the Department � Rp � of Development Services . a iuSoas �oc submit evidence. .. .., & express ALL INTMEST.ED'-PE'RS01IS are invited to attend sa.id',,heirin and ez re above. All a `p` lica4iona, exhibits and degcri� tionscofithis$proposal ence for or a aiast 1 area on file with the Off3ce..,of the City Clerk, 2000 Main Street, Huntington . Beach, California, for inspection by the `publIc. HUNTRICTON REACH CITY COUNCIL By: Alicia M. Wentworth •,� City Cieik Phone (714) 536-.5405 Vif Dated: ­ftL 21 ,' 19£6 Pub lish NOTICE or PUBLIC KEUMIC rt� �� 1 � �C'� 1, eM�•l3c�,.� �S. CsrT.o�.� r NOT . _ 6•, ICE IS .HE EBY CIVE.Y that the Huri ington. Beach Ciry CouAcil will bola { ;.,: 8 iris blic hearia i.a zhe Council';Chaaber sG;the Huntingtoa Besch Ci . er, 2000 Main Streeti, Huntington beach, California, on the date and , atathe' time` iadicated .below to receive and, c on'sider the statements ot .'a11 persons who v-ish 'to be heard relative to the application described below. DATE: 0-4 APPLICATION::N M ER:' APPEALS L�.ATION: � .T�7 i 000 DV PROP06�m: A?Ff:—AN AKIKWAL Of THt- 04 —L)MI1 , .'r M TO —Mr—, 1\10MM Of: VJ H-IL111H ULL. PL4M, t:�POIFC::) L N -T H"F, r—o:,.,,o,12,A,N" 1 NCB tlfTY U ERMON?SENTAl,,STATUS: , , V oil t ON ,FiLEs AS,L raERESTtD PFRSOtiS are invited to attend said .hearing and express opinions .or submit evidence for or against thr applicatS.on an outlined above. ku applications, exhibits, and deacriptions of this .proposal .are { on file with the Office of the CLty Clerk, 2000 Main Street, Huntington Beach, California , for inspection by the public. UNTING= BEACH CITY COUNCIL By: AlicSa M. Wentworth City Clerk Phone (714) 536-5405 , NOTICE TO CLERK TO SCHEOULE, PUBLIC` HEARING t .ITEM , JAI Tl:: " TO: , CITY -CLERK'S OFFICE DATE. , �; j 'FRO I M: `! PLEASE SCHEDULE A PUBLIC HEARING USING THE ATTACHED LEGAL NOTICE FOR .THE DAY OF 198 / ------ AP's are attathed AP,s will fallow' No AP' s Initiated by: Planning Commission ;. Planning Department Petition APpea Other -- Adoption of Environmental Status {x} 04 Has City Attorni 'Offi'ce , been YES NO informed of forthcoming public hearing? �` )C �-, Planning Depar�rnt Extension Peter to �'�L -,--- for additional information. * if eo esl , please transmit exact wording to be required in the legal . 1' J,,• - •( i f`.. Marihaill G. "trtis Aobttrt 5972 M`radaNlerk ;br. 3951; Par • j, , . n ntington Beach CA 9x649 tigtonBeaC CV-92649 HuHun Wayne J: M,G Mallri , Sara Jo Rot Meadotonwlalloachrk Dr. 1 Cir 59b Huntin CA 92 Par 9« 549 Hunting ton'7 Rea6 h"v CA .'92649 George N. Kanaki s 5952 Meadowlark dr. Huntington Beach, CA 92649 -,Richard Retina ' 5 94 2 Me adowl ark Dr. t Huntington Beach, CA 92649 Ronald B. Stowers 'I 10011 Treebark tir: f Westminster, `CA 92683 Patricia L. Powell 423 Laurel: Fed. Yeadon, Pa 19050 ; 7 Joseph Hrovat 16382 Magellan Ln t, I Huntington Beach, CA 92647 , i Richard L. Bo•ttorff S 91 1 Par Cir, t Huntington Beach , CA 92649 t: Paul 'E. Bridgman 5921 Par Cir. . Huntington, Beach, CA 9264Q N: John C. Maronv .5941 Par Cir. ,A00 i �. tin ltivach, C1 92649 b 11un ' ton r - ,. • +{{}}y L !• ,fit• s tt. S ]] i�•{�tJ T �' +••R ,*,� ,• rl �F ��� *�• yt 4•1,+.. .•/. S6•f. ".. E-11�7 r,l' J '• ' i•��',., �r SN E ,::OI`. •-,` = :f t s fit' ,._ y ?'7CCF�L� tIr• s, ^~ 7voG�'CI+ ' �. z F A •`'M •`� ,:* -j.� . .,a r •.'!"I2��'xttx. Q�1�CE� �,.•:. ¢,.. ,( .,L w to , Y ;,t y•+t # •.F.i v. S•" 0. .. � r ' r ` t�Li1�rr-#✓ /' , +fir `�,`.' I {, • ��••� .. 1 , r •• .� 11"' ,�"`!-; , ; `.C'. •7rrJ �1.�3J'-,G,V`,J•�'�J �f .. r�Y` . 1�. r t ' • , �. ' • 4 t j1 .t }� ^� � L ,� ^• e 51,y .. . 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FINDLLY , FOOL �T J y 1 S£71 :�t3i..r.D Df'� F:GI '} It.�:�..f: I•:..'.Cc� , �:'ti, iLLt C1: . hWl;1I!:GTC`!t t�t�\Cis� CAL 12Eti'.' hF No . , , z� •,a - e ± + e �� 1. r T'Tl 1 jLIP.EA',t tit Y ti.A -,;:"x —11� T.A. 2 61 510 4' A r-,;,,H i6 f , , !,", c� i, a 7 L�, 1:7crul 1,u , 2 1"l.'u'.1. r:;V�I C 0 o r-"-f C G44 tit 9'2647� Ci. �'l z" c— C; I rr 6 03 2:, OF'1-1 L- S E C, Ci 9 2 6 4 7 'L cl. -,i% Ar- IA 6 5 p cc J AC-0 tott L I' A.14 ET L?tcf., 6 4 7 AU NO 14 C-504—`l 14 V� i r c I iio•tMwrMra+w+w'.' . •.•"'a r•• ',r-.,••.••-�...�•A...vr+•wtwnwra...r.._r..: .....a.•..+..n+nt.:.reww�aacs'/iR[�lA.AYrArrwr _- I� Pu'blirh -�Apri1 1986 a. NOTICL'CF,'pU3LICs: I1IC ' f APPEAL -TO PLANNING COMMISSION'S- APPROVAL ` F CONDITIONAL: USE PERMIT'-86-12 :I,: NOTICE IS H REHY. CIVEN that the idunti '' hR ty,�aCounc`il sill hold a I . Chamber.. atQ6e Hulntingtoo Beach Civic Center 2004 .M in ,Strs pu ag,in the Council -. . . blic,heAri �� Nunn ton,Heach California on `..the;date as l n8 ► arsons who wish to be beard •at ve to t Consider "the stateaeats of all; Y' at the time indicated :below, to, receive and p a relative . he applicatiou 'described below. - DATE: Monday,�May 5, 1986 Y. TIME: 7:30 P.M. 4 AP'PL CATION NUMBER: Appeal to Planning Commission's approval of CUP Sfi-12 ' � • We .n . 4 West side of Springdale, 760 feet south of. Edinger Avc� ue. f PROPOSAL: Appeal filed by Mayor handic to the' Planning Commission's approval of + the ,CUP for 114-unit senior apartment complex with,,regard to the number r of uniis which wiII be'made � ';ordabie to persons of 10, and moderate } income based upon the granting of a ' den . ity bonus. 1 is 1 ENVIRoi *NTAL STATUS; CovPrad by EIR '85.2' prev adopted by the City Council . . a ON FILE. p appeal is on flle in the: Dip ar6Y, nt of 'Dev • A copy of the eIol'-ment'`Services .ALL MEUSTED PERSONS are invited to attend said heariug and express f opinions; or submit evidence;for 'or against the application as outlined above. All a;Rlicatxcna, exhibits, and descxipci'ons of this proposal are on file With the Office of the City Clerk, , 7000 Main Street, Huntinton Be-*ch. Californis, for`Inspection by the public. NUNTI?ICTON BEACH CITY COUNCIL By: Alic1c `H. Wentvarth City Clerk Phone (714) 536-540 X), Dated:` 2I 1986 ., -