HomeMy WebLinkAboutInitial Plan; Zoning Review IPZR2005008 - Supporting Documents0 0
City of Huntington Beach
2000 MAIN STREET CALIFORNIA 92648
DEPARTMENT OF PLANNING
Phone
Fax
536-5271
374-1540
374-1648
September 1, 2005
Application: INIITIAL PLAN ZONING REVIEW NO. 05-08
(GALLAGHER MIXED USE ADDITION)
Applicant: Jeff Bergsma
221 Main Street, Suite "S"
Huntington Beach, CA 92648
Property Owner: John Gallagher
208 Main Street
Huntington Beach, CA 92648
Request: Review of conceptual plans for construction of a second-floor bedroom addition
to an existing second-story residence above an existing restaurant.
Project Location: 208-210 Fifth Street, Huntington Beach
Dear Mr. Bergsma:
We appreciate the opportunity to review your conceptual plans submitted August 17, 2005 for the
second story bedroom addition. The comments provided in this letter reflect Planning Department
review only and should be considered preliminary, subject to change upon receipt of any new in-
formation and/or submittal of an entitlement application.
Zoning/General Plan
The project site is located within the SP5-5-CZ (Downtown Specific Plan - District 5 - Coastal
Zone) zoning district. The General Plan designation for the subject property is MV-F6/25-sp-
pd (Mixed Use - 2.0 maximum floor area ratio/25 units/acre - specific plan - pedestrian over-
lay).
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 $6,815.
A coastal development permit may be required. Modifications to the office room which exclude
it as a bedroom as defined by the HBZSO, may be made in order to exempt the project from a
coastal development permit. The current application fee is $4,349.
Design review by the Design Review Board is required; the current application fee is $879.
A lot line adjustment may be necessary for purposes of merging the two adjoining lots which
comprise the project site, if the proposed addition involves construction over an existing prop-
erty line. The current application fee is $2,297.
1'IPZR NO. 05-08: 208-210 Fifth St. September 1, 2005 0 Page 2 of 2
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 Downtown Specific Plan (DTSP) limits the residential component of the mixed use project
to one-third of the total floor area. Based on the floor area ratio figure noted on the plans, the
project would comply with this limitation.
2. The proposed addition is subject to a three-foot rear yard setback from the ultimate right-of-
way line (i.e., 15 feet from centerline of the alley). A dedication for alley widening may also be
required. The DTSP requires a 24-foot ultimate alley width. Please contact the Department
of Public Works for information regarding the possible dedication requirements based upon
the proposed development.
3. The lot configuration, as depicted on the site plan, is inconsistent with the parcels as depicted
in the tax assessor's parcel map. The lot size and floor area ratio figures will need to be ad-
justed to reflect the correct lot configuration.
4. The room labeled "office" on the second floor plan is considered a bedroom for purposes of
determining parking requirements, based on the definition in the Huntington Beach Zoning &
Subdivision Ordinance. Accordingly, the proposed bedroom addition increases the total num-
ber of bedrooms in the unit from two to three, thereby increasing the on-site parking require-
ment from two spaces to three spaces. Since it does not appear that an additional on-site
parking space can be accommodated on site, an alternative (to providing an additional on site
parking space) would be to modify the office room so that it no longer meets the definition of a
bedroom and the net increase in the number of bedrooms is zero. One possible solution
would be to revise the doorway and wall between the office room and adjacent hallway so that
it is open to the hallway. We can work with you on this design in order to meet Code.
Thank you for submitting your Initial Plan Zoning Review application. Please call me at (714) 536-
5561 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,
C
PAU DA
Ass ciate Planner
For:
RON SANTOS
Associate Planner
c: John Gallagher
Scott Hess -Acting Planning Director
Herb Fauland - Principal Planner
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ASSESSOR'S MAP
BOOK 024 PAGE 14
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