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Home My WebLink AboutInitial Plan; Zoning Review IPZR2008005 - Supporting Documentst City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING October 14, 2008 Application: Applicant/ Property Owner: Request: Project Location: Dear Mr. Gergen: INITIAL PLAN, ZONING REVIEW NO. 2008 -005 (GERGEN INDUSTRIAL DEVELOPMENT) Gergen Properties 211-B Main Street Huntington Beach , CA 92648 To review the construction of a 3,982 sq. ft. industrial building on a 15,959 sq. ft. parcel. 7251 Clay Street (North Side of Clay Street west of Main Street) The Planning Department has completed the review of your application for Initial Plan, Zoning & Review. The comments provided in this letter reflect Planning Department review only and are limited to the information provided with the application submittal. Additional issues, which may be of concern to other departments, are not addressed as a part of this application. Portions of the site are located within the public street right-of-way and a city owned parcel of land. Contact the Department of Public Works at (714) 536-5431 and/or the Real Estate Services Division at (714) 374-1529 for information regarding the street vacation process and sale of surplus land. Please note that additional issues may be identified following submittal of complete plans and/or application for entitlements. The following is provided for your information: 1. ZONING. The project site is located within the Industrial district of the Holly-Seacliff Specific Plan (HSSP). The property is also designated as Industrial on the General Plan. Industrial developments such as manufacturing, wholesale, warehouse, and distribution are permitted in the Industrial district of the HSSP. Per Section No. III(D)(7) of the HSSP, permitted uses, development standards, parking, landscaping and procedures are regulated through the IG (Industrial General) district of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). 2. ENTITLEMENT PROCESSING. The initial construction of buildings for industrial purposes is allowed subject to approval of a conditional use permit (CUP) by the Zoning Administrator. The filing fee for a CUP for review by Zoning Administrator is $3,568. In Phone 714-536-5271 Fax 714-374-1540 www.surfcity-hb.org Mr. Gergen/ IPZR 2008-011 October 14, 2008 Page 2 of 3 0 addition, the proposed development is subject to review by the Design Review Board. The filing fee for an application to the Design Review Board is $902. A complete application along with all submittal requirements is required at the time of submittal. Please note, portions of the subject site are located within the public street right-of way and a city owned parcel of land. Please contact the Department of Public Works at (714) 536-5431 for information regarding the street vacation process. In addition, Property owner authorization will be required from the City prior to submitting for entitlements on City owned/controlled land. Please contact the Real Estate Services Division at (714) 374-1529 for additional information. 3. PERMITTED USES. Per section 212.04 of the HBZSO, general office uses are not permitted on an industrially zoned parcel of land less than three acres in size. A review of the floor plans dated and received on July 21, 2008, reveals that two units are located on the ground floor connected by a hallway/corridor. A third unit is located on the second floor with access via an exterior staircase. Two of the three units are proposed as office uses. 4. PARKING RE UIREMENT. Per Section 231.04 of the HBZSO the parking ratio for speculative industrial buildings is as follows: Use Classification Off-street Parking Spaces Speculative buildings I per 500 sq. ft. (maximum 10% office area) Offices I per 250 sq. ft. for entire office area if the office area exceeds 10 percent of gross floor area The parking tabulation on Sheet A-I of the plans dated and received on July 21, 2008, indicates that the office parking ratio was applied only to office area in excess of 10% of the gross floor area. As indicated in the table above the office parking ratio of l parking space per 250 sq. ft. of gross floor area shall be applied to the entire office area if the office area exceeds 10 percent of gross floor area. Please note that a covenant restricting the uses within the building will be required for industrial development proposing to apply parking ratios other than the speculative building parking ratio identified above (i.e. office and warehouse parking ratios) The site plan indicates that a row of parking spaces are proposed above a sewer line within the existing Crystal Street right-of-way. Please contact the Department of Public Works for information regarding improvements above a sewer line. In addition, Section 231.02(F) of the HBZSO, Computation of Spaces Required, indicates that in the application of the parking requirements, if a fractional number is obtained, one additional parking space or loading space shall be required. t Mr. Gergen/ IPZR 2008-• October 14, 2008 Page 3 of 3 0 5. LANDSCAPING. Per Section III(C)(4)(c) of the HSSP, residential and industrial uses shall be adequately separated by a minimum of 15 ft. of landscaping along street frontages and a six ft. high solid masonry wall at the 15 ft. setback line. The plans propose 10 ft. of landscaping along Gothard Street. In addition, a solid block masonry wall is not provided. Comply with code by providing a six ft. high block at a 15 ft. setback from Gothard Street. Please note that the required exterior side yard setback shall be provided between the block wall and the proposed Industrial building. (See enclosed Exhibit 18 for further information.) 6. FRONT YARD SETBACK. Per Section 212.06 of the HBZSO, the minimum front yard setback shall be an average of 20 ft. and minimum 10 ft. The site plan indicates that a less than 20 ft. average front yard setback is provided along Clay Street. Increase the front yard setback along Clay Street to an average of 20 feet. 7. EXTERIOR STREET SIDE YARD SETBACK. Per Section 212.06 of the HBZSO, the minimum exterior (street) side yard setback shall be 10 feet. As noted above under the Landscaping comment, the exterior side yard setback shall be provided in addition to the 15 ft landscape setback along Gothard Street. The proposed plans indicate that no exterior side yard setback is proposed. 8. TRASH ENCLOSURE. Per Section 230.78 of the HBZSO, trash areas shall not face a street or be located in a required setback. The design and materials used in such trash enclosures shall harmonize with the main structure. The site plan indicates the trash enclosure faces the street and is located within the front yard setback along Clay Street. If you have any questions or comments , please feel free to call me at (714) 374-1682. Thank You, t Rami Talleh Senior Planner Enclosure cc: Herb Fauland, Planning Manager Project File G.\Ta11eh\2008\Staff Review \Gergen Development \Lctter doc INDUSTRIAL/ COMMERCIAL 40 0. 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