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HomeMy WebLinkAboutInitial Plan IPZR2003009 - Project Description0 James Architects May 30, 2003 Suite 203 419 East Seventeenth Street Costa Mesa, California 92627 City of Huntington Beach Planning Department 2000 Main Street Huntington Beach, CA 92648 Attn: Paul Da Veiga , Planner Re: Dandekar Residence Remodel A.P.N. 025-166-01 1117 England Street, Huntington Beach, CA JA Project No. 03104 Dear Paul: Phone: (949) 646-8247 Fax: (949) 646-8248 James J. Barney Principal Architect RECEIVED JUN 092003 Pursuant to our recent discussions, this is a request for a preliminary review of the accompanying conceptual plans that depict a proposed remodel and second story addition to the existing residence located at 1117 England Street in Huntington Beach. To the best of my knowledge, the existing triplex on this property was constructed in 1974 and met the current development regulations at that time. I am not aware of any additions to the property , however, the existing swimming pool may have been constructed under a separate permit. The development consists of one three-bedroom owner's unit `A' and two two-bedroom rental units B' and `C'. The development provides three enclosed parking spaces, one full size open parking space and one paved area currently used for automobile parking that is within the street side yard setback and is several inches less than 9' wide. The current resident property owner, Mr. Prab Dandekar, is a long term resident of Huntington Beach. Mr. Dandekar also owns and operates a business located in Huntington Beach. Although the residence has been suitable for several years, and has been well maintained, it no longer completely satisfies the Dandekar Family's needs and desires. Due to his long term residency and the proximity of his business to his home, Prab would prefer to remodel and expand his existing house rather than to relocate. The accompanying plans indicate the existing conditions of the property and a conceptual design showing how the existing development could be modified to provide the benefits and enjoyment of his property that Mr. Dandekar desires. The proposed conceptual plan does not contemplate a change in the use of the property. Units `B' and `C' are proposed to remain with no interior changes in plan. The existing garages and open parking spaces are proposed to remain unchanged. The conceptual plan does propose to Page 1 of 3 City of Huntington Beach Preliminary Review Request May 30, 2003 add a second story to the existing single story owner's unit `A'. The addition of the second story will affect Unit `C' to the extent that two windows in the unit will be removed and closed, and replaced by new openings on the sides of Unit `C'. The number of bedrooms contained in Unit `A' is proposed to remain the same. The intent of the remodel and expansion of Unit `A' is to update and refresh the house in both plan and elevation. Although Prab has no need or desire for more than three bedrooms, there are spaces that the existing floor plan does not provide for or accommodate. The proposed conceptual plan would allow for the following rooms and areas with no intent to increase the number of bedrooms in Unit `A'. • A Formal Entry • A Formal Living Room • A "Great Room" containing the Kitchen, Dining and Family Living/Entertainment areas • A Personal Office • An Exercise area • A Sewing area/room • A Laundry area upstairs • A Master Bedroom and Bath • Two Guest Bedrooms We understand that the addition of a Private Office could be considered tantamount to the addition of a fourth bedroom to this residence. That is not the intent of this conceptual plan. In an effort to reinforce that the Private Office is not to be used as a bedroom, this plan proposes that one wall of the room will contain an opening that equals 50% of the length of the wall. The opening is proposed to start 36" above the floor and to extend to a height equal to the height of the interior doors chosen for the residence. The door height will not be less than 6'-8". Although this will not be used as a bedroom, some amount of privacy should be afforded. The conceptual plan proposes that operable shutters be installed within the opening to satisfy this need. Additionally, the conceptual plan intentionally does not provide a closet nor an "escape and rescue window" for the Private Office. By code, all sleeping rooms below the fourth floor are required to provide an "escape and rescue window". Therefore, the Private Office could not be approved for construction as a bedroom. In addition to changing the floor plan of the existing residence to accommodate current living standards, Mr. Dandekar is proposing to change the exterior of the existing development to reflect a Spanish Colonial Revival style with Mediterranean accents. This will include updating the existing property line walls, replacing the existing shingle roofing with clay tile, adding decorative elements to the existing exterior walls and painting the complete exterior of the building. Considering that the exterior of this residence is well maintained, but certainly dated in style, we believe that the proposed improvements would enhance the quality of the immediate JA Project No. 03104 Page 2 of 3 City of Huntington Beach Preliminary Review Request May 30, 2003 The rooms/areas that are proposed by this conceptual plan are not unique in comparison to new homes currently available in other locations. However, the existing property does not allow for the addition of on-site parking spaces that would be required to allow this development to meet the current Development Regulations. This condition is among the reasons that we are requesting a preliminary review of the conceptual plan. Would the proposed Conceptual Plan meet the requirements of the current Zoning Ordinance, or are there special approvals that would be required to allow the construction of the proposed improvements? Sincerely, p mes J. Barney Principal Arch ect James Architects JA Project No. 03104 Page 3 of 3