HomeMy WebLinkAboutAdministrative Permit APX2008028 - Project DescriptionC.V. Yates Inc.S
Engineering Consultants
3345 Newport Blvd., Suite 201
Newport Beach, CA 92663
(949) 566-0119
To:
City of Huntington Beach
Planning Department
2000 Main Street
Huntington Beach, CA 92648
•
Date: 12-10-08
Sheet 1 of
Re: 518-520 15th Street - Application for Waiver of Development Standard
Reference: BP#:C2008-4151 & 4152, PW#: 07-005, L#: 07-107 •••••••
INTRODUCTION:
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The following is a synopsis of the proposed improvements at the above referenced site"
and documentation as to the reasons the waiver of the development standard should
be granted.•.•••. ••••
6609 00*0
00 0
Subject property is located in a RMH-A district within the 17th Street Section, subdivideij•iri
1905. The parameters of the Planning and Architectural design entailed taking two
existing non-conforming single family residences on two lots, and redeveloping as a
conforming R2 while upgrading seismic, landscape, water, mechanical & electrical as
well as locating & upgrading the abandoned oil well to current standards.
Other matters being upgraded in the development process are the matters brought to
light in the Grading plan approval process. Street and alley right of way will be upgraded
to current standards and re-paved as required. Monuments were set in the rear of the
subject property, and a two foot-six inch strip of land is being dedicated to the City in
order to maintain a 20 foot Alley right of way. In doing so, the area of the two combined
lots was reduced from the existing 5, 875 S. F. to 5, 750 S. F., or a reduction of 125 S. F. The
proposed lot coverage area exceeds the allowable by 107 S. F. See Zoning matrix on
sheet 4.
In meeting the Planning Department's requirements in regards to the Private &Common
areas of the two units, consideration was taken in order to divide the areas strategically
to not fence up the areas in a manner which would be considered detrimental to usages
of the property. In doing so, the private areas for the rear unit were kept at the second
floor in the form of deck area off of the living area. In doing so, the rear deck off of the
bedroom was increased to meet the minimum required private area. In re-computing
the coverage areas, the increase of the overhang at the enlarged rear deck increased
the coverage area by 72 S. F.
After re-reviewing the site for manners which would comply with the requirements, a
practical and aesthetically pleasant solution could not be reached. At that point in time
the waiver of the development standard was requested considering the aforementioned
improvements being done to the property, and the fact that the proposed coverage
areas exceeds the allowable by less than 2% (1.89 actual or 107 S. F. total). Refer to
Zoning Matrix on sheet 4.
FINDINGS AND CONSIDERATIONS:
Reviewing the surrounding adjacent properties (See Exhibits Al-11 & B1-7, see pages 6-
15), the properties across 15th Street are single family on single lots (517 & 519), the
southerly properties (516 & 514) are similarly newer, larger single family residences of
In consideration of the efforts made in order to meet compliance with the development
guidelines while simultaneously maximizing the usage for the property owners, we are
confronted with exceeding the allowable lot coverage by a mere 107 s. f. or 1.89%.
Modifying the plans at this point to conform to the allowable would not only be an
additional expense, but would adversely affect the usage of the property in the form of
having to divide a rear yard area for the rear unit with a hedge or fence, and at the
same time limit alley access to the rear yard. A particular design requirement by the
owner which was desired to-have for entertainment purposes.
In summary, the proposed site development will enhance the neighborhood, by
converting the formerly existing non-conforming structures into two new structures, wjiile
upgrading the street and alley right of ways, water and sewer service. Similarly, the d.W
appeal of the new structure along with the new landscaping would do, what I belie'ca is .
the intent of the Planning Department, which is to upgrade and improve M 1ing older • •
properties to meet current Planning, Building and Fire Department requirem A Ij. This in •
turn improves the areas being developed and the overall aesthetics and tr ftasiructur8 of
the community.
. . . .
Thank you for your consideration.
Regards,
okOFESS/O,,V
OSALENc<`
y Qom' y •
U1 RCE 44990 rTEXP 3-31-/b
CIVIL
OF A /IFo
Carlos Vale zuela Jr., ' E.
RCE StateCalifornia # 44990
C. V. Yates, Inc
Engineering Consultants
.
......
...
.. .
CC: Barbara Kerr
Darrin & Holly Aldridge
File
newer construction on single lots. The northerly property located at 522 15th Street is a
single story Multi-family structure.
In looking at the most recent construction at 516 & 514, said properties appear to have
been developed at the some time and are the "Row-House" type of development
commonly seen in the City. These long and narrow homes are commonly found on some
of the older properties with narrow lots measuring 25 to 30 feet, with 3 foot side set backs.
The front of these two properties can be viewed on Exhibits A5-6 & A7-8 (See sheets 8 &
9). In reviewing Exhibits B3 & 4 (sheet 13), one can see that the house at 516 is all house
from the front set back to the rear (at this property line).
Pursuant to research done at the City, and computing the coverage areas from the City •
records of the plan prepared by Begovich & Haug, Architects of Long Beach, it was ;•....
determined that the property located at 516 15th Street, had a total building area of ..
1,435 sq. ft., on a 2,875 S.F. lot which results in a lot coverage of 49.99%, thth't 6Mplying by.'
not exceeding the maximum lot coverage. A copy of the above referenced'site plan •
was not available at the time of completing this report which requires the wntteV .• .
approval by both the homeowner and the Architect of record. Request forymilar plans'
for the residence of 514 was requested, but were not available. •""•
....
The attached site plan (sheet 5), for 516 15th street, was developed at the ijrn (Af ego*
verification and completion of this report. Seeing that this is a recently cortstruated '....'
residence and in reviewing the improvements in the street and alley right of ways, it is.- •
fairly accurate to assume that said improvements were done as a condition of approvdt .
as are the proposed right of way improvements for the subject property at 518 & 520 15th
Street.
In reviewing the issue at hand being the requirements for private and common areas for
the multi family classification, the subject property was subject to satisfying this additional
requirement for approval, whereas a single family would not require such areas. In
making the effort to make the subject property to comply, consideration was taken in
making the yard areas (private & common), to be strategically divided in order to
maximize the usage of said areas while maintaining the intent of the requirement.
This particular property and the proposed use are in accordance with all aspects of the
development guidelines, with the one exception. In conforming with said guidelines an
extra effort was taken in order to design for conformance and at the same time meet
the desires of the property owners. It is unique in the sense that the rear unit is a second
residence for one of the property owners, and the front house will be a prima ry residence
for a couple with small children (same family). Considering the uniqueness of the
ownership, and in complying with the yard area requirements, the yard areas were
divided in order to maintain usable private areas for both units, and at the same time
keep the common areas accessible for both units. Common areas are proposed to be
landscaped yard areas for the enjoyment of both residents. In this regard, I believe the
the difficulty in meeting compliance with the yard areas is because of the following
factors:
1. Dedication of rear strip reduced lot area, thus increases coverage.
2. Development for multi family added additional constraints of common and
private areas opposed to developing as two separate single family on two
lots.
3. Rear access from alley dictates rear private area to be above, and thus
pushes the coverage area over the allowable with deck overhang.
3/
CONCLUSIONS:
C.V. Yates Inc.
Engineering Consultants
3345 Newpo rt Blvd., Suite 201
Newpo rt Beach, CA 92663
(949) 548-2300
ZONING MATRIX RMH-A
Job #
By
Date
Sht of
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•....•
11
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SUBJECT CODE SECTION REQUIRED PROPOSECi;.;
PARKING 231.04 R RESIDENTIAL 3 ENCLdSE[f •.•
1 CAR PORD•11
LANDSCAPING 232.08 MIN 8% OF ENTIRE SITE
SITE = 5750 SF
8% = 460 SF 8% = 460 SF (ACTUAL)'
SITE COVERAGE 210.06 MAX 50% OF ENTIRE SITE
SITE = 5750 SF
50% = 2875 SF 51.86% = 2982 SF
MIN SETBACKS 210.06 FRONT: 12 FT
SIDE: 5 FT
REAR: 7.5 FT
12.25 FT.
5 FT.
8 FT
MIN BLDG SITE WIDTH 210.06 25 FT 50 FT
MAX HEIGHT
(DWELLING)
210.06 35 FT.29.92 FT
MAX FLOOR AREA RATIO 210.06 1.0 0.863
MIN LOT AREA PER 210.06 1 UNIT PER 25 FT 2 UNITS, 50 FTDWELLING UNIT FRONTAGE
PER DWELLING UNIT
FRONTAGE