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HomeMy WebLinkAboutInitial Plan IPZR2003008 - Supporting DocumentsGlobal Premier 1012 Brioso # 202 Costa Mesa, CA 92627 (949) 722-8000 (949) 722-9860 Fax hannaoffice@aol.com Transmittal Date: June 4, 2003 To: Mr. Paul DA Veiga From: Magdy Hanna Concerning: Villa Pacifica Senior Apartments Cc: We are sending you herewith: Initial Plan and Zoning Review Application Comments: Dear Mr. DA Veiga Please find enclosed the conceptual elevation and reduced set of plans for the above project for your review. Should need any additional information, Please contact me at (714) 381-2215 Magdy Hanna C:\W'INDOWS\Desktop`•.Developrncnr\California\Iluntin;;ton Bedch\Yaul Da Vei ,a initial Site plan.doc Global Premier 1012 Brioso # 202 Costa Mesa, CA 92627 (949) 722-8000 (949) 722-9860 Fax hannaoffice©aol.com Transmittal Date: June 4, 2003 To: Mr. Paul DA Veiga From: Magdy Hanna Concerning : Villa Pacifica Senior Apartments Cc: We are sending you herewith: Initial Plan and Zoning Review Application Comments: Dear Mr. DA Veiga Please find enclosed a complete application for the above reference project with the following items: (1) Filling fees (2) Initial Plan & Zoning application (3) Property Profile (showing current owner of record) (4) Map of the property (5) Owner Authorization. (6) Project Description (7) 3 Sets of concept Site Plans , Floor Plans and Elevation (8) One set for Reduced Plans 8.5 by 11 (9) Parking agreement. We are planning to finance this project under the 4% Tax Credit Program offered by the State of California which the entire project will be offered for low income seniors. Should need any additional information, Please contact me at (714) 381-2215 Mag y Hanna C::1WINDOWS\Dcsktop\Devet o}mient\.California\Matlera\Lairy Red application Rezone and Site plan.doc s • : FASTV11eb #Search b Li LM ia5uri r, 1 ' f1 d '.1 0, •n.. :.. . y+87W41b I Pr arty profilo New Search Open New Order vD Customer Service Request Order Recorded Does Comparable Sales I Neighbors I Tax Map I Street Map I Area Services I Demographics I School infc 18792 Delaware St Huntington Beach CA 92648 Combined Report Printable Pro perty Information Owner(s)Orange County Surgery & Center Inc Parcel #159-121-25 Property Services Property 18792 Delaware St Map Coord 26-C3; 857-J4View Recorded Docs Huntington Beach, CA 92648 Census Tract 994.13 Lender Services Mortgage Leads TRV Reports Other Services Mailing Addr Legal Lot Number 18800 Delaware St Ste 550 Huntington Beach, CA 92648 TR 7 LOT 6 BLK G S1/2 -EX ST 6 County Owner Phone Orange News & Resources User/Office Search Characteristics Customer Service FASTWeb Admin Use Commercial (nee) Year Built 1962 Sq. Feet 36570 User Settings Zoning Bedrooms #Rooms Lot Size 0.99 Bathrooms Quality # of units Fireplace HeatingAuthorized User List Pool/Spa Air Style Stories Flood 2.00 Improvements Parking Attributes Other Pro perty Sale Information Sale Date 07/14/2000 $/Sq. Ft.$136.72 2nd Mtg. Sale Price $5,000,000.00 1st Loan Prior Sale Amt. Doc No.371757 Loan Type Prior Sale Dt. Doc Type Trustee's Deed Xfer Date 07/14/2000 Prior Doc No. E Seller Pacifica Hospital Asset Corporation Lender Prior Doc Type C D Tax Information Imp Value $243,000.00 Exemption Land Value $575,000.00 Tax Year/Area 2002 / 04013 Total Value $818,000.00 Tax Value $818,000.00 Tax Amount $8,350.46 Improved 30% Information compiled from various sources and Is deemed reliable but not guaranteed. Privacy Information Copyright O 2001 - The First American Cor ration https: //fwprodweb 1. firstam. com/Fastweb/FASTOrder/propertylookup.ASP?PageName=Pr... 4/10/2003 • f City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING Phone 536-5271 Fax 374-1540 374-1648 July 8, 2003 Magdy Hanna 1012 Brioso , Ste. 202 Costa Mesa, CA 92624 SUBJECT: Initial Planning & Zoning Review No. 03-08 (Pacifica Senior Housing) 18792 Delaware Avenue Dear Mr. Hanna, Planning staff has reviewed your conceptual plans for development of the subject property with a 186-unit senior housing development dated June 4, 2003. The proposal was reviewed for its general conformance with the Pacifica Community Plan and the General Plan. The purpose of the Initial Planning and Zoning Review is to identify major issues with the proposal and to pro- vide the applicant with staffs preliminary recommendation on the proposed project. As you are aware, the request involves a density bonus that exceeds the allowable density on the subject property by approximately 127 units. This represents a density bonus of over 300% of the allowable density on the subject site (59 units). Staff has supported density bonuses on sev- eral affordable housing projects such as the Fountains senior housing development that was ap- proved with a 12.5% density bonus. Staff supported these projects based on their general con- formance with the Zoning Code. There are several development standards that would not be met based on your current proposal. The proposed development would not comply with the follow- ing code requirements: Parking - Although parking is provided at a one space per unit ratio, reciprocal parking and guest parking are not addressed in the current proposal. Height - A maximum of four stories are allowed in the General Plan. The proposed project exceeds this requirement with the additional 5tl' story. Site Coverage - A maximum of 25% site coverage is allowed if the building exceeds 45 feet in total height. Front Setback - The front yard setback required is 20 feet plus one additional foot for every two feet exceeding 45 feet and an additional foot for every 10 feet of building frontage. Building Separation - Minimum separation between buildings shall be 15 feet with one additional foot for every two feet that exceed 45 feet in height. Open Space - Open space shall be provided at a ratio of 200 square feet per dwelling unit between common and private open space areas. Private balconies shall be provided for each unit with a minimum of 60 square feet in size. 14 0 Staff is not in support of this project as currently proposed, based on the excessive density, which far exceeds the number of units anticipated for the subject property in the General Plan. The above-noted items represent a preliminary review of the proposal for general conformance with the Zoning Code. Staff is supportive of the overall concept of senior affordable housing how- ever, the proposed project far exceeds the allowable density and is not in general conformance with the Pacifica Community Plan and General Plan. Staff is available to answer any questions regarding Zoning Code or General Plan requirements. If you should have any questions or concerns regarding this letter, please feel free to contact me at (714) 374-5394. Sincerely, o_ Pau Da Vei Associate Planner cc: Property Owner Herb Fauland, Principal Planner File E?2 G G L9 -2 ((,L4 l T 11S w a r -C r-s The proposed apartment complex will be available to senior citizens only and twenty percent (20%) of the units (54 units)will be restricted to low and very low income households. The project meets the aforementioned Housing Element objectives and policies because it will address special housing needs of Huntington Beach residents. The apartment complex will be located adjacent to the Seacliff Village Shopping Center and in close proximity to the Civic Center and other public services. Zonin Com liance: This project is located in the SP-9 (Holly Seacliff Specific Plan) and complies with the requirements of that zone with the exception of the two deviations which have been requested to be considered as affordable housing incentives. The following is a zoning conformance matrix which compares the proposed project with the applicable development standards. SECTION _ ISSUE CODE PROVISION III.D.5.c Densi 25 du/ac Setbacks III.D.5.f Front Main Street)Min. 15 ft. du -10 ft. acces. III.D.5.g Side Min. 5 ft. III.D.5.g Street Side Cla Ave Min. 10 ft. III.D.5.h Rear Min. 5 ft. du - 3 ft. acces. III.D.5.g Building separation on same Min. 20 ft. lot 3-sto structure III.D.5.d Building Height Max. 45 ft. from top of subfloor to roof eak III.D.5.e Lot Covers e Max 50% III.D.5.i Open Space Private Min. 75 sq. ft. /du Common 1 BR unit - 250 sq. ft. 2 BR unit - 300 s . ft III.D.5.j Off-Street Parking -Min. 309 spaces Number 1 space/1 BR unit = 204 1.5 space/2 BR unit =100 1 space/unit covered=217 1/250 s . ft. office=5 III.D.5.k Landscaping HBOC Refuse Storage 9120.11 (h) 1-36" box tree/ 45 ft. street fronta e Required within 200 ft. of unit * Conditional Use Permit -Affordable Housing incentive PROPOSED 28.6 du/ac Min 25 ft. du Min 11.4 ft. du - 25 ft. acces. Min 15 ft. du -10 ft. acces. Min 19.4 ft. du - 5 ft. acces Min 10 ft. (*) 31.7 ft from top of subfloor to roof eak. 25% Min. 75 sq. ft. /du 1 BR unit - 600 sq. ft. 2 BR unit - 600 s . ft 319 parking spaces (total) 183 spaces open 136 spaces covered (*) 1-36" box tree/ 45 ft. street fronta e 5 (9 ft. x 19 ft.) refuse storage enclosures on site; within 200 ft. of unit Staff Report - 2/23/00 6 (00sr15) HUNTWGTON BEACH PROJECT: -5 n s a.t2- LOCATION: '-'l 2-- DATE: '- 63 NOTES TAKEN BY: 0 PHONEG IN ATTENDANCE: SUMMARY: ro L L. City of Huntington Beach Department of Planning CONFERENCE NOTES lzp G N- . raa© - aL -" "v - fj F" W-04 A Q V C C5 %a w !M - ACTION: COPY TO: (g:forms/confnte/4.00rev.) HUORINCTON BEACH City of Huntington Beach Department of Planning CONFERENCE NOTES PROJECT: LOCATION: DATE: IN ATTENDANCE: SUMMARY: i - 4-IL .. ACTION: NOTES TAKEN BY: MEETING PHONE U COPY TO: (g:forms/confnte/4.00rev.) JJ City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING Phone 536-5271 Fax 374-1540 374-1648 July 8, 2003 Magdy Hanna 1012 Brioso, Ste. 202 Costa Mesa, CA 92624 SUBJECT: Initial Planning & Zoning Review No. 03-08 (Pacifica Senior Housing) 18792 Delaware Avenue Dear Mr. Hanna, Planning staff has reviewed your conceptual plans for development of the subject property with a 186-unit senior housing development dated June 4, 2003. The proposal was reviewed for its general conformance with the Pacifica Community Plan and the General Plan. The purpose of the Initial Planning and Zoning Review is to identify major issues with the proposal and to pro- vide the applicant with staffs preliminary recommendation on the proposed project. As you are aware, the request involves a density bonus that exceeds the allowable density on the subject property by approximately 127 units. This represents a density bonus of over 300% of the allowable density on the subject site (59 units). Staff has supported density bonuses on sev- eral affordable housing projects such as the Fountains senior housing development that was ap- proved with a 12.5% density bonus. Staff supported these projects based on their general con- formance with the Zoning Code. There are several development standards that would not be met based on your current proposal. The proposed development would not comply with the follow- ing code requirements: Parking - Although parking is provided at a one space per unit ratio, reciprocal parking and guest parking are not addressed in the current proposal. Height - A maximum of four stories are allowed in the General Plan. The proposed project exceeds this requirement with the additional 5"' story. o Site Coverage - A maximum of 25% site coverage is allowed if the building exceeds 45 feet in total height. o Front Setback - The front yard setback required is 20 feet plus one additional foot for every two feet exceeding 45 feet and an additional foot for every 10 feet of building frontage. Building Separation - Minimum separation between buildings shall be 15 feet with one additional foot for every two feet that exceed 45 feet in height. Open Space - Open space shall be provided at a ratio of 200 square feet per dwelling unit between common and private open space areas. Private balconies shall be provided for each unit with a minimum of 60 square feet in size. Staff is not in support of this project as currently proposed, based on the excessive density, which far exceeds the number of units anticipated for the subject property in the General Plan. The above-noted items represent a preliminary review of the proposal for general conformance with the Zoning Code. Staff is supportive of the overall concept of senior affordable housing how- ever, the proposed project far exceeds the allowable density and is not in general conformance with the Pacifica Community Plan and General Plan. Staff is available to answer any questions regarding Zoning Code or General Plan requirements. If you should have any questions or concerns regarding this letter, please feel free to contact me at (714) 374-5394. Sincerely, Paul Da Vei., Associate Planner cc: Property Owner Herb Fauland, Principal Planner File I Chapter 4.3. Density Bonuses an ther Incentives 40 Chapter 4.3. Density Bonuses and Other Incentives Sections 65915 to 65918 65915 . Incentives for lower income housing development Page 1 of 3 (a) When a developer of housing proposes a housing development within the jurisdiction of the local government, the city, county, or city and county shall provide the developer incentives for the production of lower income housing units within the development if the developer meets the requirements set forth in subdivisions (b) and (c). The city, county, or city and county shall adopt an ordinance which shall specify the method of providing developer incentives. (b) When a developer of housing agrees or proposes to construct at least (1) 20 percent of the total units of a housing development for lower income households, as defined in Section 50079.5 of the Health and Safety Code, or (2) 10 percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code, or (3) 50 percent of the total dwelling units of a housing development for qualifying residents, as defined in Section 51.3 *** of the Civil Code, a city, county, or city and county shall either (1) grant a density bonus and at least one of the concessions or incentives identified in subdivision (h) unless the city, county, or city and county makes a written finding that the additional concession or incentive is not required in order to provide for affordable housing costs as defined in Section 50052.5 of the Health and Safety Code or for rents for the targeted units to be set as specified in subdivision (c), or (2) provide other incentives of equivalent financial value based upon the land cost per dwelling unit. (c) A developer shall agree to and the city, county, or city and county shall ensure continued affordability of all lower income density bonus units for 30 years or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program. Those units targeted for lower income households, as defined in Section 50079.5 of the Health and Safety Code, shall be affordable at a rent that does not exceed 30 percent of 60 percent of area median income. Those units targeted for very low income households, as defined in Section 50105 of the Health and Safety Code, shall be affordable at a rent that does not exceed 30 percent of 50 percent of area median income. If a city, county, or city and county does not grant at least one additional concession or incentive pursuant to paragraph (1) of subdivision (b), the developer shall agree to and the city, county, or city and county shall ensure continued affordability for 10 years of all lower income housing units receiving a density bonus. (d) A developer may submit to a city, county, or city and county a preliminary proposal for the development of housing pursuant to this section prior to the submittal of any formal requests for general plan amendments, zoning amendments, or subdivision map approvals. The city, county, or city and county shall, within 90 days of receipt of a written proposal, notify the housing developer in writing of the procedures under which it will comply with this section. The city, county, or city and county shall establish procedures for carrying out this section, which shall include legislative body approval of the means of compliance with this section. The city, county, or city and county shall also establish procedures for waiving or modifying development and zoning standards which would otherwise inhibit the utilization of the density bonus on specific sites. These procedures shall include, but not be limited to, such items as minimum lot size, side yard setbacks, and placement of public works improvements. (e) The housing developer shall show that the waiver or modification is necessary to make the housing http://ceres.ca.gov/planning/pzd/2000/pzd2000_web/pzd2000 plan4_3.html 7/7/2003 Chapter 4.3. Density Bonuses anther Incentives • Page 2 of 3 units economically feasible. (f) For the purposes of this chapter, "density bonus" means a density increase of at least 25 percent, unless a lesser percentage is elected by the developer , over the otherwise maximum allowable residential density under the applicable zoning ordinance and land use element of the general plan as of the date of application by the developer to the city, county, or city and county. The granting of a density bonus shall not be interpreted , in and of itself, to require a general plan amendment, zoning change , or other discretionary approval . The density bonus shall not be included when determining the number of housing units which is equal to 10 or 20 percent of the total. The density bonus shall apply to housing developments consisting of five or more dwelling units. (g) "Housing development" as used in this section, means one or more groups of projects for residential units constructed in the planned development of a city, county, or city and county. For the purposes of this section , "housing development " also includes either (1) a project to substantially rehabilitate and convert an existing commercial building to residential use, or (2) the substantial rehabilitation of an existing multifamily dwelling , as defined in subdivision (d) of Section 65863 .4, where the result of the rehabilitation would be a net increase in available residential units. For purposes of calculating a density bonus, the residential units do not have to be based upon individual subdivision maps or parcels. The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (h) For purposes of this chapter, concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that * * * exceed the minimum building standards approved by the California *** Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code, including, but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required. (2) Approval of mixed use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county which result in identifiable cost reductions. This subdivision does not limit or require the provision of direct financial incentives for the housing development, including the provision of publicly owned land, by the city, county, or city and county, or the waiver of fees or dedication requirements. (i) If a developer agrees to construct both 20 percent of the total units for lower income households and 10 percent of the total units for very low income households, the developer is entitled to only one density bonus and at least one additional concession or incentive identified in Section 65913.4 under this http://ceres.ca.gov/planning/pzd/2000/pzd2000_web/pzd2000 plan4_3.html 7/7/2003 Chapter 4.3. Density Bonuses anther Incentives . Page 3 of 3 section although the city, city and county, or county may, at its discretion, grant more than one density bonus. Note : Stats. 2000, Ch. 556, also reads: SEC. 2. Notwithstanding Section 17610 of the Government Code , if the Commission on State Mandates determines that this act contains costs mandated by the state, reimbursement to local agencies and school districts for those costs shall be made pursuant to Part 7 (commencing with Section 17500) of Division 4 of Title 2 of the Government Code . If the statewide cost of the claim for reimbursement does not exceed one million dollars ($1,000,000), reimbursement shall be made from the State Mandates Claims Fund. (Amended by Stats. 1984, Ch. 1333. No repealer; Amended by Stats. 1989, Ch. 842; Amended by Stats. 1990, Ch. 31. Effective September 11, 1990; Amended by Stats. 1991, Ch. 1091; Amended by Stats. 1999, Ch. 968.; Amended by Stats. 2000, Ch. 556 http://ceres.ca.gov/planning/pzd/2000/pzd2000_web/pzd2000 plan4_3.html 7/7/2003 FINDINGS FOR DENIAL -- NEGATIVE DECLARATION NO. 02-06- CONDITIONAL USE PERMIT NO. 01-71 FINDINGS FOR DENIAL - NEGATIVE DECLARATION NO. 02-03: 1. Negative Declaration No. 02-03 has been prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. There were no public comments received during the comment period on the Negative Declaration. 2. There is substantial evidence in light of the whole record before the Planning Commission that the project will have a significant effect on the environment because the design and layout of the project will generate an additional 160 vehicle trips to an existing 448-unit apartment complex. The proposed design and layout has the potential to generate adverse light, ventilation and privacy issues and therefore are anticipated to impact on-site and adjacent properties as a result of the proposal. In addition, the proposed reduction in landscaping and loss of mature trees results in adverse impacts to on-site units and adjacent properties. FINDINGS FOR DENIAL - CONDITIONAL USE PERMIT NO. 01-71: Conditional Use Permit No. 01-71 to: (a) permit a seven percent density bonus with an affordable housing incentive for the construction of 32 two-bedroom units to an existing 448-unit apartment complex; (b) to permit a 36-space reduction in the covered parking requirement as an affordable housing incentive; (c) to provide 10 percent (45) of the existing units to very low-income households; and (d) to permit other site improvements including the addition of 149 parking spaces within the existing parking areas, and a 350 square foot addition to an existing recreation building will be detrimental to the general welfare of persons working or residing in the vicinity and to the property and improvements in the neighborhood. The proposed project design and parking layout reduces perimeter landscaping, results in the loss of several mature trees, and eliminates recreational amenities (basketball court). The design and inadequate setback for the two-story Building 15 from abutting single-family homes is found to be incompatible with the existing and abutting residential neighborhood. The design of the project will result in potentially adverse environmental impacts based on potentially significant adverse impact on traffic volumes within the subject property, on adjacent residential properties, and access onto Brookhurst Street. 2. The conditional use permit will not be compatible with surrounding uses because the design and layout of the proposed project reduces perimeter landscaping and trees and result in adverse visual and privacy impacts to adjacent properties. The development plan provides minimal landscape buffers along the project's perimeter. Adverse noise and privacy issues are anticipated on-site and to adjacent properties as a result of the proposed location and setbacks of the buildings. In addition, with the proposed increase in perimeter parking spaces due to design and layout the project will impact on-site and surrounding properties due to noise and traffic impacts. 3. The granting of the conditional use permit will adversely affect the General Plan. The design and setback of the proposed buildings is not consistent with the Land Use Element designation of Residential Medium-High density on the subject property based on the design of the project. The proposed building placement and setbacks, increase in the number of perimeter parking spaces adjacent to single-family homes, substantial reduction in landscaping, loss of mature trees, and the (02c10723) loss of a recreational amenity (basketball court) is inconsistent with the following goals, objectives, and policies of the General Plan: LU 9 Achieve the development of a range of housing units that provides for the diverse economic, physical, and social needs of existing and future residents of Huntington Beach. LU 9.1.4 Require that recreational and open space amenities be incorporated in new multi-family developments and that they be accessible to and of sufficient size to be used by all residents. LU 9.4 Provide for the inclusion of recreational, institutional, religious, educational, and service uses that support resident needs within residential neighborhoods. (02c10723) Te4-v-.L, 2c 2fo 16c..,X 2qo = O N Lor s /.00 AC. 0 P. M. PROD. a 937 r- 4 2274 75-7 CA 31 n0 W in /6d 0V DELAWARE 26 LOT 8 AM. /7. CX 300.1 0 MARCH 1975 TRACT NO. TRACT NO. TRACT NO. 7 8471 11593 M. M. M. M. M.M. TRACT NO. PARCEL MAP 15499 M.M. P.M.