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HomeMy WebLinkAboutInitial Plan IPZR2000005 - Supporting Documents0 a City of Huntington Beach 2000 MAIN STREET CALIFORNIA92648 DEPARTMENT OF PLANNING Phone Fax 536-5271 374-1540 374-1648 September 13, 2000 INITIAL PLAN AND ZONING REVIEW No. 00-05 Application : IPZR #00-05 Applicant: Hugh and Kathy Roberts 18871 Santa Marta Street Fountain Valley, CA 92708 Project: Conversion of Four Apartments to Condominiums Location: 705 Jay Circle, Huntington Beach Dear Mr. & Mrs. Roberts: The Planning Department has completed a preliminary review of your project proposal and prepared a list of relevant comments, as requested. Please note that all comments are considered preliminary and subject to change upon receipt of new information and/or a formal entitlement application. 1. The proposed project is subject to the provisions of Chapter 235 - Residential Condominimum Con- versions and Title 25 - Subdivisions of the Huntington Beach Zoning and Subdivision (HBZSO). Accordingly approval of a Conditional Use Permit, Tentative Parcel Map, and Parcel Map would be required. Chapter 235 requires the submittal of several reports intended to serve as a basis for ap- proval or denial of condiminium conversion proposals . Accordingly, any final recommendation from the Planning Department would be, in-part, contingent on review of the required information. 2. HBZSO Chapter 235 specifically identifies compliance with Chapter 231 - Off-Street Parking and Loading Provisions , as a requirement of condominium conversion projects. Based on the number of units and the number of bedrooms existing on your property, 11 parking spaces are required. Sub- mitted plans show a total of 8 parking spaces on site. Therefore, the proposed conversion would also require approval a Variance for parking, in accordance with the provisions of Chapter 241- Condi- tional Use Permits and Variances. Section 241.10 - Required Findings, identifies required findings for approval of Variance requests, including, that the granting of a variance is necessary to preserve the enjoyment of one or more sub- stantial property rights. Since the subject property was designed and constructed as an apartment building, the implied property right is maintainance of said building as an apartment. Moreover, it is the City's policy to discourage projects with the potential to slow the amortization of non- conforming uses. In consideration of the these factors, the Planning Department is unlikely to sup- port approval of a parking variance request. 1 3. The Housing Element of the City's General Plan recognizes a shortage of affordable rental housing in the City and encourages measures to ensure the preservation of existing affordable rental housing. It is the Planning Department's opinion that the proposed conversion is inconsistent with the course of action encouraged in the Housing Element. Accordingly, the Planning Department is unlikely to support approval of the conversion request. Thank you for your submittal of IPZR #2000-05 and the solicitation of preliminary comments from the City. Application materials for the required entitlements are available at the Planning Department in- formation counter, located at 2000 Main Street, third floor. You may obtain copies of HBZSO excerpts from the City Clerk's Office or via the City's web site (www.hbsurfcity .com/clerk). Please call me at (714) 536-5561 if you have any questions regarding this letter or would like to discuss your project pro- posal further. Sincerely, RON SANTOS Assistant Planner 2 4 MW / 7 ba Nv-l-; I iii 7° - _/YluG % UNr 7 Oc S/r16 /`91Cy 709 Sfj 6 =.Ly 47 41i 12C ( 70S u/\/ 7-O, 4C Si 6qr? i Gy ,J 0/,d 7&Gx 0.1 eA 4 /-2-" me . fvl ilD,l'1/ Obi %i SQL--0---'ry-ci-OB Boa706 Coastal Program. The site has a General Plan Land Use designation of Residential Medium Density which permits the use. 2. The project is consistent with the requirements of the CZ Overlay District, the base zoning district, as well as other applicable provisions of the Municipal Code, except for any variances approved concurrently. The project will comply with all applicable City codes, including use, amount of landscaping, and all the provisions of Chapter 235 (Residential Condominium Conversions). 3. At the time of occupancy the proposed development can be provided with infrastructure in a manner that is consistent with the Local Coastal Program. The development is existing and infrastructure is provided to the site. 4. The development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. No public access or recreational opportunities will be affected by the conversion of the residential units into condominiums. FINDINGS FOR APPROVAL - VARIANCE NO. 98-7: 1. The granting of Variance No. 98-7 to reduce the required parking by one (1) space which would maintain the existing nonconforming eight (8) parking spaces in lieu of the nine (9) parking spaces currently required will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. The-development was constructed in compliance with the code in effect at the time. The conversion of the residential units into condominiums is not anticipated to result in a significant change to the parking demand for the use. There are other existing uses in the area that are not being required to provide additional parking to maintain an existing use. 2. Because of special circumstances applicable to the subject property, including size, location and surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The property is fully developed and there,is no room to provide one additional narkinpr snace on-site. Conditional Use Permit No. 97-67/Coastal Development Permit No. 98-10/ Tentative Parcel Map No. 98-114/Variance No. 98-7 Page No. 5 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The development is existing and no new construction or addition is proposed. The request is only to maintain the existing nonconforming parking since there is no room to add an additional on-site parking space. Approval of the variance is necessary to preserve the enjoyment of property rights because it will allow the conversion of the development into condominiums. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification. The nonconforming parking condition is existing and no new construction-is proposed that would increase parking demand for the development. Street parking is available in front of the site. 5. The granting of the variance will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Residential Medium Density which permits the existing use. 2.12 AC. 2308 rfPARED FOR ORANGE COUNTY Ct P, APOSE D ONLY. THE ASSES (&PAtiTE E AS TO flS ACCURACY jq7 t 1DBALLRGHTSRESERVED. 11 UeE CCUNTY ASSESSOR 1996. -D FCR CR;tyrr=153 - 09. URFOSES;,•,ti ,.'S SESSORMAKE'S NO GUARANTEE,CCURACYNORASSUMES ACANY11;3t's)THER USES. NOT TO SEREPR iHTSRVE:)OQc!. 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