HomeMy WebLinkAboutInitial Plan IPZR2002003 - Notice of action Letter w Findings & Conditions of Approvali
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DES An l P HiNi T OF
Phone
Fax
April 17, 2002
636-3271
374-1540
374-1643
Applicant)
Property Owner: Lester Hufford
6042 Shadow Brook Circle
Huntington Beach, CA 92648
Request: To construct an 848 s.f., first and second story addition to an existing single-
family dwelling.
Project Location: 309 201x' Street, Huntington Beach
Dear Mr. Hufford:
The Planning Department has completed the review of your application for Initial Planning, Zon-
ing & Review submitted April 1, 2002. The comments provided in this letter are limited to Plan-
ning Department review only, and subject to change upon receipt of new information and/or a
formal entitlement application. Additional issues, which may be of concern to other departments,
are not addressed as a part of this application.
The project site is located within the RMH-A (Residential Medium High Density - Small Lot)
zoning district. Based on the information provided on the submitted application and plans, the
proposed addition does not conform to Huntington Beach Zoning & Subdivision (HBZSO) stan-
dards for maximum site coverage, minimum setback and maximum height.
Specifically, the proposed project deviates from code requirements as follows:
1. The maximum lot coverage allowed by the HBZSO is 50%. The proposed additions in-
crease the total lot coverage to approximately 55%. Lot coverage is calculated based on the
percentage of the lot covered by roofs, balconies, fireplaces, architectural projections, over-
hangs extending more than 2.5 feet from a wall, decks more than 42 inches in height above
grade, and stairs. Accordingly, the second story balcony (accessible from bedrooms 2 and 3)
contributes to lot coverage and is reflected in the 55% figure.
The balcony accounts for the difference between the lot coverage figure calculated by staff,
and the building footprint figure (53.3%) included in the submitted project narrative.
2. The addition proposed over the existing garage would establish a three-foot, nine and one-
half inch side yard setback from the west property line. Therefore, the proposed addition
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Application : INITIAL PLANNING, ZONING & REVIEW NO. 02-03
encroaches one foot, two and one-half inches into the minimum side yard setback. The
HBZSO requires a five ft. minimum side yard setback opposite the zero side yard setback
existing along the east property line.
3. In the RMH-A zone, the maximum permitted height within 25 feet of the front and rear
property lines is 25 feet (see enclosed HBZSO excerpt pertaining to height limits). The addi-
tion proposed over the garage would establish a building height of 26 feet, four inches,
within 25 feet of the rear property line, when measured in accordance with the provisions of
the HBZSO (see enclosed Building Height Interpretation diagram).
You are encouraged to revise your plans as necessary to conform with the HBZSO requirements
noted above. A proposed room addition conforming to all HBZSO standards may be submitted
immediately for plan check and building permits. Alternatively, an application for a variance
from these standards may be submitted for the proposed addition. Variances may be granted at
the discretion of the Huntington Beach Zoning Administrator, when deemed necessary to resolve
practical difficulties or unnecessary physical hardships that may result from the size, shape or
dimensions of a site or the location of existing structures thereon. The filing fee for a variance
application is $965. The $100 processing fee for this Initial Planning, Zoning & Review maybe
applied toward the filing fee for a variance application for the proposed project.
Should you decided to pursue approval of a variance, it is recommended that you review HBZSO
Section 241.10(B), a copy of which is enclosed, which identifies the findings required for ap-
proval of any variance. Upon application for a variance, you will be asked to submit a letter
which addresses each of the required findings. Preliminarily, staff has determined that it may be
difficult to support findings for a variance because the subject lot is a standard 25 ft. by 115 ft.,
and does not appear to present any unique land-related hardships.
Thank you for submitting your Initial Plan, Zoning and Review application. Application materi-
als for the required entitlements are available at the Planning Department information counter,
located at 2000 Main Street, Huntington Beach. 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). 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 pro-
ject in greater detail.
Sincerely,
Ron Santos
Assistant Planner
C: Herb Fauland -Principal Planner