HomeMy WebLinkAboutAdministrative Permit APX2008003 - Notice of action Letter w Findings & Conditions of ApprovalI.J OFFICE of the ZONING ADMINISTRATOR
CITY OF HUNTINGTON BEACH • CALIFORNIA
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P.O. BOX 190 CALIFORNIA 92648
(714) 536-5271 NOTICE OF ACTION
April 3, 2008
Craig Woolbert
5622 Littler Drive
Huntington Beach, Ca 92649
SUBJECT:
APPLICANT:
REQUEST:
SPECIAL PERMIT NO. 2008-001 (FRANCO RESIDENCE)
Craig Woolbert
To permit 51 % lot coverage in lieu of the maximum allowed
50% lot coverage in conjunction with a 450 sq. ft. addition to
an existing two-story single-family dwelling.
PROPERTY OWNER: Mike & Susan Franco, 445 Lake Street, Huntington Beach, Ca
92648
LOCATION: 445 Lake Street, 92648 (west side of Lake Street, south of
Pecan Avenue)
PROJECT PLANNER: Jill Arabe
DATE OF ACTION: April 2, 2008
On Wednesday, April 2, 2008, the Huntington Beach Zoning Administrator took action on
your application, and your application was conditionall a roved. Attached to this
letter are the findings and conditions of approval.
Please be advised that the Zoning Administrator reviews the conceptual plan as a basic
request for entitlement of the use applied for and there may be additional requirements
prior to commencement of the project. It is recommended that you immediately pursue
completion of the conditions of approval and address all requirements of the Huntington
Beach Zoning and Subdivision Ordinance in order to expedite the processing/completion
of your total application. The conceptual plan should not be construed as a precise plan,
reflecting conformance to all Zoning and Subdivision Ordinance requirements.
Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the
action taken by the Zoning Administrator becomes final at the expiration of the appeal
period. A person desiring to appeal the decision shall file a written notice of appeal to
Special Permit No. 20001
Page 2
•
the Secretary of the Planning Commission within ten (10) calendar days of the date of
the Zoning Administrator's action. The notice of appeal shall include the name and
address of the appellant, the decision being appealed, and the grounds for the appeal
Said appeal must be accompanied by a filing fee of One Thousand Two Hundred Eighty-
Seven Dollars ($1287.00) if the appeal is filed by a single family dwelling property owner
appealing the decision on his own property and One Thousand Five Hundred Sixty-Nine
Dollars ($1569.00) if the appeal is filed by any other party. In your case, the last day for
filing an appeal and paying the filing fee is April 14, 2008.
Provisions of the Huntington Beach Zoning and Subdivision Ordinance are such that any
application becomes null and void one (1) year after final approval, unless actual
construction has begun.
Excepting those actions commenced pursuant the California Environmental Quality Act,
you are hereby notified that you have 90 days to protest the imposition of the fees
described in this Notice of Action. If you fail to file a written protest regarding any of the
fees contained in this Notice, you will be legally barred from later challenging such action
pursuant to Government Code §66020.
If you have any questions regarding this Notice of Action letter or the processing of your
application, please contact the project planner at Jill Arabe, (714) 374-5357/
JArabe surfci -hb.or or the Planning Department Zoning Counter at (714) 536-5271.
Sincerely,
Mary Beth Broeren
Zoning Administrator
MBB:JA:pa
Attachment
c: Honorable Mayor and City Council
Chair and Planning Commission
Paul Emery, Interim City Administrator
Scott Hess, Director of Planning
William H. Reardon, Division Chief/Fire Marshal
Herb Fauland, Planning Manager
Terri Elliott, Principal Civil Engineer
Gerald Caraig, Permit-Plan Check Manager
Mike & Susan Franco, Property Owner
Project File
ATTACHMENT NO. I
FINDINGS AND CONDITIONS OF APPROVAL
SPECIAL PERMIT NO. 2008-001
FINDINGS FOR PROJECTS EXEMPT FROM CE A:
The Zoning Administrator finds that the project will not have any significant effect on the
environment and is exempt from the provisions of the California Environmental Quality
Act (CEQA) pursuant to section 15301 of the CEQA Guidelines, because the addition
will not result in an increase of more than 50% of the floor area of the existing structure.
FINDINGS FOR APPROVAL - SPECIAL PERMIT NO. 2008-001:
1. The granting of Special Permit No. 2008-001 represents a request to permit 51% lot
coverage in lieu of the maximum allowed 50% lot coverage in conjunction with a 450
sq. ft. addition to an existing two-story single-family dwelling. The Special Permit will
result in a greater benefit to the project and will promote a better living environment
by providing internal circulation between the proposed addition and existing dwelling.
The additional lot coverage is a result of a proposed second floor projection above a
courtyard area, which will be preserved on the first floor between the garage and
dwelling. Additional useable open space is provided as second floor balconies.
2. The granting of a Special Permit will provide better land planning techniques with
maximum use of aesthetically pleasing architecture, landscaping, site layout and
design. The proposed addition utilizes the area above the detached two-car garage
as habitable space and provides internal circulation through a second-floor catwalk.
The bedroom and catwalk are compatible with the architectural character of the
existing dwelling and surrounding neighborhood. Furthermore, the project includes
matching exterior finishes such as stucco and red roof tile. The design of the
addition is further enhanced with the use of a hipped roof, precast moldings around
windows and doors, and arched walkways.
3. The granting of a Special Permit will not be detrimental to the general health,
welfare, safety, and convenience of the neighborhood or City in general, nor
detrimental or injurious to the value of property or improvements of the neighborhood
or of the City in general. The Special Permit will allow for construction of a second
story addition at the rear of the property and will comply with setbacks, maximum
building height, and minimum on-site parking.
4. The granting of a Special Permit will be consistent with the objectives of the
Downtown Specific Plan in achieving a development adapted to the terrain and
compatible with the surrounding environment. The expansion of the single-family
dwelling is comparable in size to dwellings existing in the neighborhood, while
promoting architectural differentiation and variable massing along the alley. The
granting of a Special Permit will be consistent with the policies of the Coastal
Element of the City's General Plan and the California Coastal Act by allowing the
addition on a previously developed site, contiguous to existing residential
development. The proposed addition will not impede public access or impact public
views to coastal resources. The development complies with State and Federal Law
and is subject to all standard construction and permitting procedures under the
Uniform Building Code.
G.\ZA\ZALTRS\08\SP 2008-001.Doc Attachment 1 .1
CONDITIONS OF APPROVAL - SPECIAL PERMIT NO. 2008-001:
1. The site plan, floor plans, and elevations received and dated February 13, 2008 shall be the
conceptually approved design with the following modification:
• The proposed 3 ft. high block wall along the front property line shall be removed.
2. Incorporating sustainable or "green" building practices into the design of the proposed
structures and associated site improvements is highly encouraged. Sustainable building
practices may include (but are not limited to) those recommended by the U.S. Green
Building Council's Leadership in Energy and Environmental Design (LEED) Program
certification htt ://www.us bc.or /Dis la Pa e.as x?Cate o ID=19 or Build It Green's
Green Building Guidelines and Rating Systems
htt ://www.buildit reen.or /index.cfm?fuseaction= uidelines .
INDEMNIFICATION AND HOLD HARMLESS CONDITION:
The owner of the property which is the subject of this project and the project applicant if different
from the property owner, and each of their heirs, successors and assigns, shall defend,
indemnify and hold harmless the City of Huntington Beach and its agents, officers, and
employees from any claim, action or proceedings, liability cost, including attorney's fees and
costs against the City or its agents, officers or employees, to attack, set aside, void or annul any
approval of the City, including but not limited to any approval granted by the City Council,
Planning Commission, or Design Review Board concerning this project. The City shall promptly
notify the applicant of any claim, action or proceeding and should cooperate fully in the defense
thereof.
G:\ZA\ZALTRS\O8\SP 2008-001.Doc Attachment 1.2