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Home My WebLink AboutAdministrative Permit CUP2008002 - Notice of action Letter w Findings & Conditions of Approval0 0 (714) 536-5271 July 17, 2008 Jeff Packard Sapetto Group, Inc. 2 Park Plaza, Suite 735 Irvine, CA 92614 SUBJECT: OFFICE of the ZONING ADMINISTRATOR CITY OF HUNTINGTON BEACH • CALIFORNIA Imo/----------/V---Imo/NNICI--~ ---------------- P.O. BOX 190 CALIFORNIA 92648 NOTICE OF ACTION CONDITIONAL USE PERMIT NO. 2008-002; ADMINISTRATIVE PERMIT NO. 2008-008 (HUNTINGTON PACIFICA PARKING REDUCTION AND PARKING CONTROL GATE) APPLICANT: Jeff Packard, Sapetto Group, Inc. REQUEST: CUP: To permit a 34-space parking reduction based on a parking demand analysis and a transportation demand management plan. The reduction in parking is requested to permit the conversion of 10,934 sq. ft. of general office space to medical office use within an existing 41,950 sq. ft. office building. AP: To permit designated parking and a control gate for a subterranean parking area. PROPERTY OWNER: David Steven, Huntington-Monterey, LLC, 25821 Paseo Real, Monterey, CA 93940 LOCATION: 18377 Beach Boulevard, 92648 (west side of Beach Boulevard, north of Ellis Avenue) PROJECT PLANNER: Tess Nguyen DATE OF ACTION: July 16, 2008 On Wednesday, Jul 16 2008 the Huntington Beach Zoning Administrator took action on your application, and your application was conditionall a roved. Attached to this letter are the findings and conditions of approval. Please be advised that the Zoning Administrator reviews the conceptual plan as a basic request for entitlement of the use applied for and there may be additional requirements prior to commencement of the project. It is recommended that you immediately pursue completion of the conditions of approval and address all requirements of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) in order to expedite the processing/completion of your total application. The conceptual plan should not be CUP 2008-002; AP 2008.8 • Page 2 construed as a precise plan, reflecting conformance to all Zoning and Subdivision Ordinance requirements. Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the action taken by the Zoning Administrator becomes final at the expiration of the appeal period. A person desiring to appeal the decision shall file a written notice of appeal to the Secretary of the Planning Commission within ten (10) calendar days of the date of the Zoning Administrator's action. The notice of appeal shall include the name and address of the appellant, the decision being appealed, and the grounds for the appeal. Said appeal must be accompanied by a filing fee of One Thousand Two Hundred Eighty- Seven Dollars ($1287.00) if the appeal is filed by a single family dwelling property owner appealing the decision on his own property and One Thousand Five Hundred Sixty-Nine Dollars ($1569.00) if the appeal is filed by any other party. In your case, the last day for filing an appeal and paying the filing fee is Jul 28 2008 at 5:00 PM. Provisions of the Huntington Beach Zoning and Subdivision Ordinance are such that any application becomes null and void one (1) year after final approval, unless the use has been established. Excepting those actions commenced pursuant the California Environmental Quality Act, you are hereby notified that you have 90 days to protest the imposition of the fees described in this Notice of Action. If you fail to file a written protest regarding any of the fees contained in this Notice, you will be legally barred from later challenging such action pursuant to Government Code §66020. If you have any questions regarding this Notice of Action letter or the processing of your application, please contact Tess Nguyen, the project planner, at (714) 374-1744/ to u en surfcit -hb.or or the Planning Department Zoning Counter at (714) 536-5271. Sincerely, Ricky Ramos Zoning Administrator RR:TN:kdc Attachment c: Honorable Mayor and City Council Chair and Planning Commission Paul Emery, Interim City Administrator Scott Hess, Director of Planning William H. Reardon, Division Chief/Fire Marshal Herb Fauland, Planning Manager Terri Elliott, Principal Civil Engineer Gerald Caraig, Permit-Plan Check Manager Property Owner Project File ATTACHMENT NO. 1 FINDINGS AND CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT NO. 2008-002 ADMINISTRATIVE PERMIT NO. 2008-008 FINDINGS FOR PROJECTS EXEMPT FROM CEQA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to sections 15301 and 15303 of the CEQA Guidelines, because the project consists of the conversion of general office space to medical office use within an existing office building where no modifications to the exterior of the structure are proposed, and the designation of parking stalls and installation of a control gate for a subterranean parking area do not constitute as an expansion of the existing use. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 2008-002: 1. The parking demand of the proposed building will be less than the requirement in Schedule A (HBZSO Section 231.04). Conditional Use Permit No. 2008-002 is a request for a 34-space parking reduction to permit the conversion of 10,934 sq. ft. of general office space to medical office use within an existing 41,950 sq. ft. office building. The parking reduction is based on a parking demand analysis prepared by LSA Associates, Inc. and Pritam Deshmukh, a state-registered traffic engineer (May 1, 2008). Parking surveys of the site were conducted, resulting in a demand of 60 parking spaces for the existing occupied square footage of 23,361 sq. ft. of general office and 2,184 sq. ft. of medical office use. For the remaining unoccupied square footage, a total of 72 parking spaces would be needed for 7,655 sq. ft. of general office use and 8,750 sq. ft. of medical office use. In addition, the observed parking rates were compared to the parking rates for office buildings from the Institute of Transportation Engineers (ITE) Parking Generation, 3`d Edition, 2004. Based on the parking rates from ITE, a total of 132 parking spaces would be needed for 24,125 sq. ft. of general office use and 17,825 sq. ft. of medical office use. Because the observed parking rate is a more conservative estimate out of the two methods, the parking demand analysis utilized the actual site observation data. As a result, the parking demand study supports the proposed 34-space reduction in required parking and concludes that adequate on-site parking will be available to accommodate the proposed medical office uses. 2. The proposed 10,934 sq. ft. of medical office use within an existing 41,950 sq. ft. office building will not generate additional parking demand based on the parking demand analysis prepared by LSA Associates, Inc. and Pritam Deshmukh. The study relied on site parking surveys of the existing occupied square footage (25,545 sq. ft.) and found a demand of 60 parking spaces (1/426). For the remaining unoccupied square footage (16,405 sq. ft.), a total of 72 parking spaces would be needed using the parking rates of 1/350 for general office use and 1/175 for medical office use. Based on the above parking rates, the parking demand analysis found that the proposed medical office uses will not create additional parking demand. G-\ZA\ZALTRS\08\CUP 2008-002, AP 2008-008.Doc Attachment 1.2 3. A Transportation Demand Management plan was prepared by LSA Associates, Inc. and Leslie Card, a state-registered traffic engineer (February 27, 2008) for the existing office building. The Plan incorporates transportation demand management measures to mitigate impacts of the conversion of 10,934 sq. ft. of general office use to medical office use. The measures include a transportation alternatives information center, carpool/vanpool parking spaces, bicycle parking, transit information, and information about Orange County Transportation Authority rideshare matching and vanpool subsidies programs. The Plan integrates the transportation demand management strategies required by HBZSO Section 230.36 and has been approved by the Director. FINDINGS FOR APPROVAL - ADMINISTRATIVE PERMIT NO. 2008-008: 1. A Parking Management Plan (April 3, 2008) was submitted to designate the 50 parking spaces in the subterranean parking area for the exclusive use of individual owners within an office building. 2. The proposed parking control gate will comply with all the criteria for parking controls. The Fire Department has reviewed and approved the gate's location and emergency entry. The Public Works Department has reviewed and approved the gate's location and stacking area. The proposed control gate has a 190 ft. long driveway for vehicle stacking. In addition, the installation of the control gate will not adversely impact public coastal access because the office building is located approximately 3 miles from the coast. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 2008-002/ ADMINISTRATIVE PERMIT NO. 2008-008: 1. The plans received and dated January 15, 2008 shall be the conceptually approved design. 2. The 82 non-designated parking spaces (surface parking lot) shall be available for customers and employees. 3. A list of all office spaces, including their sizes and uses, shall be submitted to the City and updated as each condominium unit is sold. INDEMNIFICATION AND HOLD HARMLESS CONDITION: The owner of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, including but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this project. The City shall promptly notify the applicant of any claim, action or proceeding and should cooperate fully in the defense thereof. G \ZA\ZALTRS\08\CUP 2008-002, AP 2008-008 Doc Attachment 1 2 i roe. ale F; (714) 536-5271 April 10, 2008 Jeff Packard Sapetto Group, Inc. 2 Park Plaza, Suite 735 Irvine, CA 92614 SUBJECT: APPLICANT: REQUEST: PROPERTY OWNER: LOCATION: PROJECT PLANNER: DATE OF ACTION: OFFICE of the ZONING ADMINISTRATOR CITY OF HUNTINGTON BEACH • CALIFORNIA ----NIA/--NN--/V------N-IVI ---NNAiiV-Nn/iV ---- P.O. BOX 190 CALIFORNIA 92648 NOTICE OF ACTION CONDITIONAL USE PERMIT NO. 2008-002 (HUNTINGTON PACIFICA PARKING REDUCTION - CONTINUED FROM THE MARCH 26, 2008 MEETING) Jeff Packard, Sapetto Group, Inc. To permit a 34-space parking reduction based on a parking demand analysis and a transportation demand management plan. The reduction in parking is requested to permit the conversion of 10,934 sq. ft. of general office space to medical office use within an existing 41,950 sq. ft. office building. David Steven Huntington-Monterey, LLC, 25821 Paseo Real, Monterey, CA 93940 18377 Beach Boulevard, 92648 (west side of Beach Boulevard, north of Ellis Avenue) Tess Nguyen April 9, 2008 On Wednesday, April 9, 2008, the Huntington Beach Zoning Administrator took action on your application, and your request was continued to a date uncertain. This request will be re- advertised when a public hearing date is scheduled. If you have any questions, please contact Tess Nguyen, Associate Planner, at (714) 374-1744, (email: to u en surfcit -hb.or , or the Planning Department Zoning Counter at (714) 536- 5271. Sincerely, Ricky Ramos Acting Zoning Administrator RR:TN:pa c. Herb Fauland, Planning Manager David Steven Huntington-Monterey, LLC, Property Owner Project File 0 0 OFFICE of the ZONING ADMINISTRATOR CITY OF HUNTINGTON BEACH • CALIFORNIA ---/ //V/V----N---------IVNISI---NN-IV-AIA /----- P.O. BOX 190 CALIFORNIA 92648 (714) 536-5271 March 27, 2008 Jeff Packard Sapetto Group, Inc. 2 Park Plaza, Suite 735 Irvine, CA 92614 NOTICE OF ACTION SUBJECT: CONDITIONAL USE PERMIT NO. 2008-002 (HUNTINGTON PACIFICA PARKING REDUCTION) APPLICANT: Jeff Packard, Sapetto Group, Inc. REQUEST: To permit a 34-space parking reduction based on a parking demand analysis and a transportation demand management plan. The reduction in parking is requested to permit the conversion of 10,934 sq. ft. of general office space to medical office use within an existing 41,950 sq. ft. office building. PROPERTY OWNER: David Steven Huntington-Monterey, LLC, 25821 Paseo Real, Monterey, CA 93940 LOCATION: 18377 Beach Boulevard, 92648 (west side of Beach Boulevard, north of Ellis Avenue) PROJECT PLANNER: Tess Nguyen DATE OF ACTION: March 26, 2008 On Wednesday, March 26 2008, the Huntington Beach Zoning Administrator took action on your application, and your request was continued to the April 9, 2008 meeting. Sin ely, Herb Fauland Acting Zoning Administrator HF:TN:lw c. Herb Fauland, Planning Manager David Steven Huntington-Monterey, LLC, Property Owner Project File 6 • ?rod P.- f I l,e OFFICE of the ZONING ADMINISTRATOR CITY OF HUNTINGTON BEACH • CALIFORNIA (714) 536-5271 March 20, 2008 Jeff Packard Sapetto Group, Inc. 2 Park Plaza, Suite 735 Irvine, CA 92614 -~----------- IIVNN-- ~ ------------------ P.O. BOX 190 CALIFORNIA 92648 NOTICE OF ACTION SUBJECT: CONDITIONAL USE PERMIT NO. 2008-002 (HUNTINGTON PACIFICA PARKING REDUCTION) APPLICANT: REQUEST: PROPERTY OWNER: LOCATION: PROJECT PLANNER: DATE OF ACTION: Jeff Packard, Sapetto Group, Inc. To permit a 34-space parking reduction based on a parking demand analysis and a transportation demand management plan. The reduction in parking is requested to permit the conversion of 10,934 sq. ft. of general office space to medical office use within an existing 41,950 sq. ft. office building. David Steven Huntington-Monterey, LLC, 25821 Paseo Real, Monterey, CA 93940 18377 Beach Boulevard, 92648 (west side of Beach Boulevard, north of Ellis Avenue) Tess Nguyen March 19, 2008 On Wednesday, March 19 2008, the Huntington Beach Zoning Administrator took action on your application, and your request was continued to the March 26, 2008 meeting. Sincerely, Q_' Mary Beth Broeren Zoning Administrator MBB:TN:pa c. Herb Fauland, Planning Manager David Steven Huntington-Monterey, LLC, Property Owner Project File