HomeMy WebLinkAboutAdministrative Permit APX2008010 - Supporting Documents0 0
VAI
I n c o r p o r a t e d
ARCHITECTS - PLANNER - DEVELOPMENT SERVICES
City of Huntington Beach
SEP 0 5 2008
City of Huntington Beach
Planning Department
September 4, 2008
RE: Planning application # 2008-180
Variance (ZA) No. 2008-010
For a remodel (RMH-A zoning)
Mr. and Mrs. Vonlossberg
327 Seventeenth St.
Huntington Beach, Calif.
Dear Zoning Administrator and planning staff;
Here are my responses to support the proposed findings:
Question:
(a) What exceptional circumstances apply to the subject property
(including size, shape, topography, location or surroundings) that
deprive it of privileges normally enjoyed?
Response:
The property is a corner lot and as such the Public Works Department has
informed us that they will require us to relinquish an additional front 20'
radius corner and a 2'3" easement along the rear alley way. Both of these
"takings" together with the new curving setback lines impact our ability to
enjoy the same privileges as our neighbors.
Question:
(b) Explain why the request will not constitute a grant of special
privilege.
Response:
The City has established legal precedence allowing corner lots variances due
to the additional special requirement they alone are subject to. (over and
above their non-corner neighbors).
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VAI
I n c o r p o r a t e d
ARCHITECTS - PLANNER - DEVELOPMENT SERVICES
Question:
(c) Why is this request necessary for the preservation and enjoyment of
one or more substantial property rights when compared with other
properties in the same zoning designation?
Response:
The City requests for additional easements is a "taking of our property"
thereby lessening it value by reducing the lot size and de facto causing the
set-backs to become more severe than the typical non-corner neighboring
lots.
The property value becomes more equitable with some permitted variances
to off-set the more restrictive requirements and smaller lot. We see the
variances as just compensation for the taking of our property.
Without the variance we are denied equally enjoy of the same privileges as
our neighbors, because we are subject to more seveerequirements.
Question:
(d) State reasons why the granting of the request will not be materially
detrimental to the public welfare.
Response:
(1) We are requesting a variance on the lot coverage which
overage is mainly due to balconies and architectural
projection which break up the massing and enhance the
architectural appearance.
(2) Without the Variance the corner lots will suffer an undo
hardship in loss value which would be detrimental to the
public welfare
(3) The granting of the variances will help maintain the
equitable value of the neighborhood and the intent of the
special zoning.
Sincerely,
Gus Orozco, architect
Agent for Owner
City of Huntington Beach
SEP 0 5 2008
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••
32717TH STREET
APPLICATION:
DATE OF SUBMITTAL:
APPLICANT:
PROPERTY OWNER:
REQUEST:
PROJECT LOCATION:
PROPERTY:
GENERAL PLAN:
ZONING:
Variance VAR No. 08-010
(Vonlossberg Residence)
September 3, 2008
Gus Orozco
2522 Chambers Road #100
Tustin CA 92780
Dennis Vonlossberg
327 17th Street
Huntington Beach CA 92648
to permit the following to an existing two-story single-family
residence:
1) an addition of 886 sq. ft. of building floor area (68 sf on 1St
floor, 818 sf on 3rd floor)
2) an addition of 748 sq. ft. of deck area (55 sf on 2ndfloor, 279
sf on 3'd floor, and 414 sf on the roof of the 3rdfloor)
3) a 66.8 percent lot coverage in lieu of the maximum 50 percent
32717 thStreet (corner of 17th Street and Orange Avenue)
Lot/Tract 2 and 359
APN 023-156-23
Flood Zone X
Special Areas Methane
RMH-25-d (Residential Medium High Density - 25 du/ac-Design
Overlay)
RMH-A (Residential Medium High Density--Subdistrict)
Building Site 2,500 sf 2,775 sf
Width 25' 25'
Setbacks
front 12'
side 3'
street side 5'
rear 7.5'
Height 35'
Lot Coverage 50%
Projections 0'
3' (3rd story deck)
3'
5'
9.5 (garage)
34.5' (verify TOC)
58.4%
4' (covered entry)
check the pictures
Page 1 of 2
32717TH STREET
Parking 2 enclosed 2 enclosed
REQUIRED ENTITLEMENTS: Variance (ZA)
a 58 percent lot coverage in lieu of the maximum 50 percent
(8%)
APPLICATION SUBMITTAL:
PLAN CORRECTIONS:
URBAN DESIGN GUIDELINES:
ISSUES:
property dimensions-verify and calculate lot size
setbacks-deck encroach into front setback (not allowed)
height-need measurement/elevation from TOC at front
property line
lot coverage-need accurate lot size
projection of covered patio-encroach into front setback
by 3' (not allowed)
STAFF RECOMMENDATIONS:
Page 2 of 2
LOT COVERAGE COMPARISON
ADDRESS
410 7th Street
829 Main Street
1112 Park Street
32117th Street
52614th Street
54014th Street
737 Main Street
ENTITLEMENTS
VAR No. 96-022
AP No. 06-004
AP No. 06-020
AP No. 07-002
AP No. 07-009
AP No. 07-015
AP No. 07-017
LOT SIZE LOT LOCATION
37.5' x 115' mid-block
50' x 145' mid-block
50' x 140' mid-block
25'x 115' mid-block
25' x 115' mid-block
25' x 115' mid-block
50' x 145' mid-block
DEVIATION
5.0 percent
3.5 percent
3.2 percent
3.0 percent
4.9 percent
4.9 percent
3.5 percent 0
11-
V
LI
is
I
327 17th Street
Map produced by information contained in the City of
Huntington Beach Information Services Department
Geographic Information System. Information warranted for
City use only. Huntington Beach does not guarantee its
completeness or accuracy.
Map Produced on 12/1012008
19 380
One inch equals 19 feet
ADDRESSES
STREET NAMES
1
CITY BOUNDARY
IV
STREET CENTERLINES (OCTACIass)
Smartstreet
Major
Collector
/ Primary
Secondary
Residential
Travelway
Alley
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