Loading...
HomeMy WebLinkAboutInitial Plan IPZR2002004 - Supporting DocumentsPhone Fax 536-5271 374-1540 374-1648 January 17, 2003 City o f Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING Arthur Kent 325 A 2ndStreet Huntington Beach, CA 92648 RE: 727 Lake Street Dear Mr. Kent: This letter rescinds the letter dated October 23, 2002, regarding the City's determination that the General Plan and zoning designations for the property at 727 Lake Street are inconsistent. Staff has conducted additional research regarding the designations for the subject site and has determined that no inconsistency exists. The General Plan and zoning designations on the subject site are Residential Medium High Density. The City apologizes for any inconvenience the last letter may have caused you and the property owner. If you would like to discuss this issue please contact me at (714) 536-5438. Sincerely, Herb Fauland Principal Planner C: Howard Zelefsky, Director Of Planning Wayne Carvalho - Associate Planner Ron Santos, Assistant Planner Charles Aroz, Property Owner - 727 Lake Street i! City of Huntington B each 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING Phone Fax 536-5271 374-1540 374-1648 October 23, 2002 Arthur Kent 325 A 2nd Street Huntington Beach, CA 92648 RE: 727 Lake Street Dear Mr. Kent: This letter is provided in response to your letter to Howard Zelefsky dated and received October 14, 2002. In your letter you express concerns regarding the addition of two units at 727 Lake Street, as identified during the building permit plan check process. As noted in the plan check correction list dated October 1, 2002, the General Plan designation for the property at 727 Lake Street is RL-7 (Residential Low-Density), with a maximum density of 7 dwelling units per net acre. However, the zoning for the property is RMH (Residential Medium High Density) with a maximum density of 25 units per net acre. Because there is an inconsistency between the General Plan and zoning designations, the General Plan designation takes precedence and supercedes the zoning. Your proposal to construct two additional dwelling units, for a total of three, on a 9,100 square-foot parcel exceeds the allowable density and is inconsistent with the RL-7 designation. Accordingly, additional units would be permitted only if and when the General Plan is amended to be consistent with the zoning designation. Please note your assertion that this inconsistency was never brought to your attention is incorrect. The City brought the issue of inconsistency to your attention during preliminary discussions regarding this property. The Initial Planning & Zoning Review (IPZR) referred to in your letter is intended as a preliminary review for zoning compliance only and not an entitlement. While it is regrettable that the IPZR letter failed to note the inconsistency between the General Plan and zoning designations, the inconsistency remains. Please note the City cannot issue permits for development that is inconsistent with the density permitted under the General Plan. If you would like to discuss this issue please contact me at (714) 536-5438. Herb Fauland Principal Planner C: Howard Zelefsky, Director Of Planning Wayne Carvalho - Associate Planner Charles Aroz, Property Owner 0 io ARCHITECTS 0C-m tZ.z- RoZ.. {f av s fto T roN tzf- - - I'zf l,- 02--•O 9- fLAtj GttE . 2 O0 2. - 18 I o 7. ARTHUR F. KENT A.I.A. ARCHITECT CEWED OCT 14 2002 j1EV No. t or 7h r'-"tJb a-or31.J6 cow o,v -Ps-r, 5-f&-fB5 -MA-r -nts-60 . PLw J L- 7 15;!NGCN-sls r J w r (hd -C f ta " 1 M H 7E N 616 1 Sl rJ4" T1 CND . - the is c - 6 7 k T j c ; s P - P )7 - 6 I- r czwN .s vpal E lv r6 -trE 1 Pz#z _ rv. -mss of= r y Tt S'\J -3 1 "5 L{ 5TD p t u7 Td -6G p itJ l-T } . P u L' ' fr tT rL°^I cam- -- 5vg^nt As 5-Pn t IN -Tim D tt & Pt6FP$t OF 7 tJ- If Jz Cp-T . t 4,'P-5 Ate-- 60~ts mj c-- r-w- To D ° LA.-J s iNO b r - r - g r rn 1 ' At-5,o 55-D TIAOF j-f z is IN rtrlrJ VA-,t IN 7't-rr lc.t r -ri oN dF 6 cgrST a-1 tJ tt-tll.1 t LJ ". PLA •) j7 51 "T1 bras . INS 1in DQ Wt:;--(.tom I 10 41' 'Pzpe3 Y ,ONil L•l tt . w /L bi-T N r rnc r4 N TD t7 yc sS yoz1, W N•1 325 A 2nd St. Huntington Beach CA 92648 714\969-6306 FAX 714\536-4917 CITY OF HUNTINGTON BEACH PLANNING DEPARTMENT PLANNING AND ZONING PLAN CHECK October 1, 2002 PLAN CHECK NO. 2002-1810 Contact Person : Plan Checker: Art Kent Wayne Carvalho 325 Second St. Planning Department Huntington Beach, CA 92648 2000 Main Street JOB ADDRESS: 727 Lake St. Plan Dated : September 12, 2002 Proposed Use: Multi-family residential project PLANNING & ZONING CORRECTIONS: Huntington Beach, CA 92648 Phone: (714) 536-5271 Fax: (714) 374-1540 Email: WCarvalho surfcit -hb.org Entitlement No(s).: IPZR 02-04 1. The subject property currently has a General Plan designation of RL-7 (Residential Low Density - 7 units/acre) which is inconsistent with the existing RMH (Residential Medium High Density) zoning designation. The RL-7 designation together with the goals and policies in the General Plan specify the single-family residential density. The General Plan supercedes the RMH zoning and development standards specified in the Zoning and Subdivision Ordinance. As a result, the property. would only allow for a single- family dwelling. Additional units would only be permitted with the approval of a General Plan Amendment to increase the density on the property. 2. The following corrections are provided for informational purposes only: Correct vicinity map Add legal description Depict 2.5 ft. alley dedication Proposed vehicular access from Lake Street requires Planning Commission approval -= Lot consolidation required Submit floor plan of existing house to determine parking requirements Correct net lot size and coverage figures: 50' X 181.47'-2.5' alle + 184.32'-2.5' alle = 9019.75 sq. ft. 2 PLEASE ALLOW A MINIMUM OF FIVE WORKING DAYS FOR RECHECK OF REVISED PLANS ADDITIONAL CORRECTIONS MAY BE REQUIRED FOLLOWING REVIEW OF THE REVISED PLANS. ALSO, COMPLETION OF THE CORRECTIONS AND/OR THE SUBMITTAL OF REVISED PLANS DOES NOT PRESUME APPROVAL. 0 -J-J ` City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 Phone Fax May 1, 2002 Application: Applicant: DEPARTMENT OF PLANNING 536-5271 374-1540 374-1648 INITIAL PLANNING, ZONING & REVIEW NO. 02-04 Art Kent 3252 d Street, Unit A Huntington Beach, CA 92648 Charles Aroz 727 Lake Street Huntington Beach, CA 92648 Property Owner: Request: Project Location: Dear Mr. Kent: To construct (1) 1-bedroom unit, (1) 2-bedroom unit and (1) 4-car garage on a site with an existing single-family dwelling. 727 Lake Street, Huntington Beach The Planning Department has completed the review of your application for Initial Planning, Zon- ing & Review submitted April 15, 2002. The comments provided in this letter are limited to Planning Department review only, and subject to change upon receipt of new information and/or application for building permits. Additional issues, which may be of concern to other depart- ments, are not addressed as a part of this application. The project site is located within the RMH (Residential Medium High Density) zoning district. Based on the information provided on the submitted application and plans, the proposed project does not conform to the following Huntington Beach Zoning & Subdivision (HBZSO) standards: 1. When a lot abuts an alley, access to on-site parking shall be provided from the alley, unless the Planning Commission approves a different access. The two proposed open parking spaces do not conform with this requirement. In addition, the HBZSO requires a 20-foot minimum width driveway to serve parking for multi-family dwellings. The width of the proposed driveway (based on the to-scale drawing) is approximately 10-feet. 2. A total of seven on-site parking spaces are required (three enclosed and four open), based on the number of units and the number of bedrooms per unit proposed. Submitted plans pro- vide for a total of six parking spaces. 3. A 25-foot minimum clearance (including the alley width) is required in front of the doors of the proposed garage and behind the proposed open parking spaces. Submitted plans provide 1 I for a 20-foot clearance (15-foot existing alley width plus proposed five-foot rear/garage set- back) opposite the garage door, and 21-feet clearance behind the open parking spaces. Note however that the landscaped planter at the head of the proposed open parking stalls exceeds the three foot minimum width required. In addition, the City encourages a two-foot width landscaped planter at the head of parking spaces, designed to allow vehicle overhang, in lieu of wheel stops. 4. The proposed project is subject to a requirement for a two and one-half foot alley dedication along the west (rear) property line. Please direct any questions you may have regarding this requirement to the Public Works Department (714-536-5431). In addition, a five foot rear yard setback is required. All setbacks shall be measured from the ultimate (after dedication) right-of-way line. Submitted plans depict a five-foot setback from the existing west property line, (i.e., a two and one-half foot setback from the ultimate right-of-way line). 5. The required interior side and rear setback adjoining a building wall exceeding 25-feet in height, excluding any portion of a roof, shall be increased three-feet over the basic require- ment. Project plans must demonstrate conformance with this standard. 6. The proposed project is subject to the open space requirements of HBZSO Section 210.06(0), a copy of which is enclosed for your reference. All open space areas proposed to meet the requirements of this Code section must be designated and dimensioned on the pro- ject plans. 7. The proposed project is subject to a 35-foot height limit, measured in accordance with the requirements of HBZSO Section 230.70, and setting datum at the highest point of the curb along the front property line. A diagram depicting the application of this Code standard is enclosed for your reference. You are encouraged to revise your plans as necessary to conform with the HBZSO requirements noted above. Plans revised to conform to all HBZSO standards require no entitlement and may be submitted for building permit plan check. Copies of any portion of the Huntington Beach Zoning and Subdivision Ordinance may be obtained from the City Clerk's Office or via the City's web site (www.hbsurfcity.com/clerk). Thank you for submitting your Initial Planning, Zoning and Review application. Please call me at (714) 536-5561 if you have any questions regarding the information in this letter or if you would like to meet to discuss your project in greater detail. Sincerely, on Santos Assistant Planner C: Charles Aroz Herb Fauland - Principal Planner 2 $ FRE.PAk10 rOR (U INi-E $50!?DL r I . PURI'U l ; ONI. 08 110 ES NU GUARANTEE A; 10 CY NI)1i ASSUMES ANY L IAI3IL I I1 sfy. NOT TO BE REPRODUCED. SERVED. j ORANGE COUNTY ASSESSOR 0000 KNOXVILLE AVE. (A8AND. S-') Sri (o WESLEY BLK Ad s 26 r 4 PAR.00 20 (ADAND. R. E 20'REt'/PA0CAL DRIVE NO. 01809 36.50 ' 36.50' S1.50' 15' MAIN I HUNTINGTON BEACH. WESLEY PARK SECTION TRACT NO. 10809 PARCEL MAP 141.50' 28 271s' 1163'-+-- 17 18 19- --ZA N N PAR.2 25-05 R. R. R/W) SHE /48 -S -P7-l I. I7AC. M.M.4-17 M.M.468-29.30. 31 P.M.152-47 .308-43 BL/( (904 0 T O r POR. S 112, N 112, SEC. 11. T NOTE - ASSESSOR'S BLOCK & PARCEL NUMBERS 51 /IVN IN C I RCI FS 17 NOF r,S-` ASSESSOR'S MAP 800K 24 PAGE 08 COUNTY OF ORANGE -Y THE ASSESSOR ACCURACY, r:ER USES. ;TS RESERVED,,;S_SSOR 2000.