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HomeMy WebLinkAboutInitial Plan; Zoning Review IPZR2008001 - Project Description0 December 21, 2007 A 40 / MUSSER : ARCHITECTS, INC. CITY OF HUNTINGTON BEACH PLANNING DEPARTMENT 2000 Main Street Huntington Beach , CA 92648 RE: Seawind Village Apartments 15555 Huntington Village Drive Project Scope Description M:A Job Number: 07026 Dear Planning Staff: •ofiw0ingtonBeach J\N1332008 Musser: Architects, Inc. has been retained by NNC Apartment Ventures, LLC, to provide design services for the above-referenced apartment project. The following is a description of the existing project, followed by a proposed set of additions and remodels to the existing project. Seawind Village is a two hundred and seventy seven (277) unit apartment project existing as part of an original, larger master planned mixed-use project known as the North Huntington Center Specific Plan. The apartments are located on what was originally referred to as Site I in the Specific Plan. The units are a mix of one bedroom (99) and two bedroom (178) units. There are a variety of floor plan types. The buildings are wood-framed, and some have structured parking beneath them. The remainder of the parking is located either on grade, or in one of two concrete parking structures. The-smaller free-standing parking structure has two levels of parking and a single tennis court on the top level. The larger free-standing parking structure also has two levels of parking and two tennis courts on the top level. There are two swimming pools on the site, and a small rental office located on the first floor of Building 4. The current owners, NNC Apartment Ventures, LLC, seeks to improve the overall appearance and function of the project and the pool areas, add new amenities for the use of the residents (including a new clubhouse and recreation center), and increase the unit count by ten to 287. A majority of the proposed work will take place on or adjacent to the two existing free-standing parking structures. The larger of the two free-standing parking structures is located on the eastern edge of the property. We are proposing to remove the two tennis courts from the top level, and replace them with an approximately 7,500 square foot leasing office and clubhouse / recreation center. This portion of the building would include an aerobics workout center with restrooms and showers, a large clubhouse with kitchen, a business center, more restrooms and offices for leasing and management functions, and an elevator to serve all floors of the new structure. In addition, we are proposing to add ten new two-bedroom townhouse units attached to the recreation building - all located on top of the parking structure as well. There will be enhanced exterior decks adjacent to the pool area on this portion of the site, and a sitting area on the south corner of the 3190 Airport Loop Drive, Suite F • Costa Mesa, CA 92626 Phone (714) 241-8944 • Fax (714) 241-8797 • www.musserarchitects.com UrY of i -,' JAN new structure. In addition to the new construction on top of the parking structure, there are three areas adjacent to this parking structure where we are going to increase the site coverage. The first area of increased site coverage is the new lobby and elevator core located on the northern side of the parking structure. This space is necessary because the elevator is needed to access all three levels and the entry plaza of the newly configured building. The existing parking decks are post-tensioned slabs, and cutting holes in them to allow the elevator to penetrate would be structurally very difficult, and would result in lost parking spaces. The increase in site coverage of this area of the building is approximately 500 square feet. The second area of increased site coverage is the exit stairs and landings at the southerly side of the building . This area is approximately another 400 square feet. The third area of increased site coverage is the addition of a maintenance shop / office on the ground level adjacent to the southern face of the garage structure. The floor area of this portion of the new building is also approximately 400 square feet. The parking, both existing and proposed, presented some challenges. The original review and approval process in the city took place in 1975 and 1976. As part of the application, the original developers proposed providing 512 parking spaces (1.85 spaces per unit) on the site. Of these 512 spaces, 128 of them (25%) were proposed to be compact spaces. To the best of our knowledge, this is what was approved for construction. Recent physical examination of the parking on the site revealed that there are only 499 actual spaces provided. Whether this is the number that was actually created in the original construction, we do not know. It could be that through the years, with resurfacing and restriping taking place, thirteen spaces were lost. Regardless, we are faced with replacing these lost spaces as well as providing new spaces for the ten new units. That leads us to the next part of our project - the remodel of and addition to the smaller free-standing parking structure located on the eastern side of the site. As the revised site plan shows, we are adding a new concrete parking level at approximately three feet above the existing slab where the single tennis court currently resides. This structure is appended to the existing structure via a sloped surface. The new structure spans from the property line, across the current parking spaces and drive aisle , and then slopes down to the current slab. The existing slabs are also post-tensioned in this structure, and appending new slabs to them will be the simplest method of enlarging the garage without significantly modifying the structure. The clear height under the new slab and structure at the parking and drive aisle is fourteen feet for fire engine passage. The building will be a Type I structure, and will be sprinkled. This creates a large parking surface, with space for 49 new parking spaces. The ten new units will require 25 new spaces (2.5 spaces per unit). Thirteen new spaces will make up for the original spaces that were lost from the original approval. Ten of the new spaces will replace spaces lost to the new ramp servicing the new third level parking lot. That means that one new space is extra. The total new parking count will be 538 spaces (1.875 spaces per unit). The parking allocation will have to be reconfigured on the total site in order to accommodate the new units. Also, the parking on this new level will be covered with trellises and vines as opposed to a solid roof structure. This proposed remodel and addition to the property will require the consideration of several modifications to the Specific Plan, and possibly some variances. The new building will exceed the current height limit of 35 feet by approximately 8 feet (43 feet total). The density will increase by ten units. We are asking to cover part of the drive aisle / fire lane with the new parking structure. We are also asking to place this new parking structure next to the property line which adjoins the railroad right-of-way. The current setback on this side of the property is fifteen feet. I hope this helps you understand what we are proposing. We hope that what we are showing as solutions will meet with a general approval, so that we can undertake a formal submittal to the City to modify the current Specific Plan. We are ready to meet and discuss any details that may need more refinement to make them acceptable to the City. We look forward to undertaking what we feel will be an exciting project that will enhance not only our immediate property but the surrounding sites as well. Please call if you have any questions. Sincerely, MUSSER: ARCHITECTS, INC. David C. Musser, NCARB President cc file dcmkgd 0702630a