HomeMy WebLinkAboutInitial Plan; Zoning Review IPZR2006001 - Supporting Documents1a`
Phone
Fax
May 12, 2006
City of Huntington Beach
2000 MAIN STREET CALIFORNIA 92648
DEPARTMENT OF PLANNING
536-5271
374-1540
Application: INIITIAL PLAN ZONING REVIEW NO. 06-01
(PACIFICA MEDICAL OFFICE BUILDING)
Applicant: Bob Larivee
Award Winning Design
17 Rue Du Chateau
Aliso Viejo, CA 92656
Property Owner: Birch Holding Company, LLC
18700 Main St.
Huntington Beach, CA 92648
Request: Review of conceptual plans for an exterior remodel and a 5,932 square foot
expansion of interior floor area within an existing 41,352 square foot medical
office building.
Project Location: 18700 Main Street
Dear Mr. Larivee:
We appreciate the opportunity to review your conceptual plans submitted on March 29, 2006 for
the proposed building renovation project. The following comments provided in this letter reflect
Planning Department review only and should be considered preliminary, subject to change upon
receipt of any new information and/or submittal of an entitlement application.
Zoning/General Plan
The project site is located within the SP-2 (Pacifica Specific Plan) zoning district. The General
Plan designation for the subject property is M-sp (Mixed-Use - specific plan).
Lots A, B, C, and D (Subject Site) currently share the same field of parking. These parking
spaces are shared among the four lots and are not intended to be allocated to a specific busi-
ness or use.
Required Entitlements/ Application Submittal Requirements
Based upon the proposed addition, the following submittals are applicable:
A conditional use permit (CUP) application and a hearing before the City of Huntington Beach
Planning Commission; the current application fee is $6,941. The request shall include the re-
quest to permit the construction of a 5,932 square foot addition and modification to the mix of
uses utilizing shared parking.
Design review by the Design Review Board; the current application fee is $902.
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IPZR NO 06-01 18700 Main St 0 May 12, 2006 40 Page 2 of 3
A detailed parking study shall be submitted that includes the following:
1) Lots A, B C, and D are all tied together under reciprocal parking and access easements.
The study should reflect the current parking conditions and the manner in which the pro-
posed project modifies current parking availability or opportunities. The study shall also
account for the future development of the Villa Pacifica Senior Condominiums.
2) The revised parking study shall be accompanied by an authorization letter from each of the
property owners that are a party to reciprocal parking agreements, indicating their consent
to processing of the entitlements for the subject property, and consenting to the manner in
which substitute reciprocal parking is provided under the new development.
3) The parking study shall include an analysis on the concentration of parking utilization within
each of the four reciprocal parking lots.
Code Requirements/ Plan Corrections:
Based on the preliminary review of conceptual plans for conformance with zoning requirements,
the following issues have been identified. Please note that a formal review of your plans for zon-
ing compliance will be conducted during entitlement processing.
1. The site plan shall clearly identify the location of property lines. The submitted plans incor-
rectly identify a portion of the adjacent property as part of the subject site.
2. A six-foot wide landscape planter and six inch curb is required along the northerly property
line (Main Street frontage) in compliance with Chapter 232.12 Landscape Improvements of
the Huntington Beach Zoning and Subdivision Ordinance. This code section requires that all
existing improvements approved prior to June 7, 1983 provide a minimum landscape planter
width of six feet along any street property line at the time of expansion or exterior modifica-
tion.
3. A one-foot wide concrete step-off pad and six-inch curb is required at the end of each row of
parking. (HBZSO Sec. 232..08(C)(5))
4. An on-site masonry trash enclosure is required. (HBZSO Sec. 230.78)
Design Recommendations - Urban Design Guidelines
1. The proposed design should account for existing and future surrounding development. The
proposed design should contribute towards reinforcing or establishing a distinct architectural
image within the Pacifica Specific Plan. Chapter 4.B
2. Buildings should be divided into distinct massing elements. Facades should be articulated
with architectural elements and details. Vertical and horizontal offsets should be provided to
minimize building bulk. Chapter4.D.2.a
3. Building entries should be readily identifiable. Use recess projections, columns and other dis-
tinctive materials and colors to articulate entries. Chapter 4.D.2.e
4. The size and location of doors and windows should relate to the scale and proportion of the
building elevation on which they are located. The proposed design incorporates a variety of
window shapes that include both arched and square windows. The horizontal rhythm and
fenestration pattern appears to be disrupted by the differing style of windows and window
treatments. Chapter 4.D.3.a
5. If the ground .floor uses are to be retail, the applicant should consider providing architectural
distinction (design, colors, and materials) between ground floor retail and upper floor medical
office uses.
Page 3 of 3IPZR NO 06-01 18700 Main St May 12, 2006 r
Thank you for submitting your Initial Plan Zoning Review application. Please call me at (714) 374-
5394 if you have any questions regarding the information in this letter or would like more informa-
tion on the entitlement application process or submittal requirements.
Sincerely,
PAUL A VEIGA
Associ to Planner
c. Herb Fauland - Principal Planner
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