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HomeMy WebLinkAboutInitial Plan IPZR1999009 - Project DescriptionPROPOSAL REQUEST FOR 16772 BROADWAY, HUNTINOTON BEACH, CA. 1. To corribine the top floor two apartments (units # 4 &15) into one 1,400 sq. ft. owners unit. 2. To transfer the occupancy permit from the eliminated apartment to the Recreation Room. PROPERTY DESCRIPTION A two story five unit apt, bldg. (avg. apt. size 595 sq. ft.): with three attached, garages, on° detached .800 sq. ft. recreation room atop three garages, and one 75' boat dock on 3 lots. THIS PROPOSAL WILL DECREASE THE DENSITY This proposal will DECREASE the density of the project, FROM. 5 BEDROOMS - [I W,ER, 3 1BR and 1 SINGLE). & a 800' sq. Recreation Room TO: 4 BEDROOMS,- {1 2BR, 2 1BR, and 2, SI'NGT<F:S} & NO Recreation Room DECREASE THE USAGE This proposal will DECREJ 8E the usage of the recreation room: FROM: UP TO 12 PERSONS - The current permitted occupancy TO: UP TO 1 - 2 PEOPLE The usage for a single apartment DECREASE THE PARKING This proposal will DECREASE the parking requirements FROM; S.BRPLUS` RECREATION ROOM ,= 10 spaces TO: 4 BR & NO RECREATION ROOM = 8;5 spaces NOTE: CURRENT PARKING: 6 garages & 5 uncovered WORK REQUIRED TO COMPLETE THIS PROPOSAL 1. Exterior of the 5 units and recreation room: NONE 2.. interior of the recreation room: NONE, 3. Interior of top (floor two apartments: Combine utilities, eliminate one, kitchen, hallway between units 4 & 5. A PLUS PLUS ,..FOR THE CITY OF HUNTINGTON'BEACH As a condition for the granting of this request, I will make one unit In the complex available to a low tq moderate income tenant for a 10 year period. SUMMARYThe iccreation room was built to FULL HABITABILIT(' standards, not utility standards as would be needed by a club house. There is no logical need, use for, or feasible way to operate,, a 800 sq . ft. club room, based on the needs of ,five (avg. apt , size 595 sq ; ft.) apartment. My proposal l o change the usage of the recreation room will: 1, Decrease the density of the apartments FROM 5 BR & Rec. Rm. TO' 4 Bi . & NO Rec. Rm. 2. Decrease the # of cars parking at the apartment bi,.ilding. 3. Change the use of the building from 100% apartment to 40% owner live In use and 60% apartment. ems. Eliminate the noise , visitors , and parking of guests that (used to) use the recreation room. 5. Eliminate the problem of the "bootlegging " of the recreation room for use as an apartments (as has been done for the past 25 years) 6. The city of HB will gain a low to moderate income water front unit. 7;Bring the use of the recreation roonl into conformitywith the neighborhood. (C)DESCRIPTION OF PROJECT AND SERVICES PROJECT The 800 sq. ft recreation room was built in 19'x3 on top of three garages to full habitability' standards The habitability restriction appears to be,a decision by a counter person. It cer- tainly wasn't the intention of planning or the on site inspector, to limit. the size or scope of the recreation room's full size kitchen and bath, There are ABSOL UTELY NO physical modifications required to convert the recreation room to ark.apartment. Only a administrative decision. SERVICES This,proposal will eliminate the normal activities associatecj' with a recreation room (large gathering of people, parties etc.) ln, glace of the recreation room there will be a single apart-. merit thatwill.pru. ide housing for 1 to2 people. (D) DESCRIPTION OF SURROUNDING USES IMMEDIATE NEIGHBORS WEST: The Sunset Beach Women's Clubhouse, a duplex, and: a SFH FAST: A Duplex SOUTH: A SFI and a duplex NORTH: Remora Channel GENERAL. AREA 11, Sunset Island is a older neighborhood: of mixed use residential/multi family units and one commercial club house (the Sunset Beach Women's Clubhouse). There are still some original "beach cottages"' on the Island as ell as hoines in the $500,000. range,, The two corners of the approach bridge to Sunset Island have Captain, Jack's restaurant and a Massage, Pallor. (E) HAZARDOUS WASTE SITE See addendum "B" fora written statement that this project IS NOT in a hazardous waste or substance site pursuant to, Sec. 6.5962,5 of the Government Code. I (# 11) 'Rri. r EN NARRATIVE OF THE PF _ (OAS. (A) REASONS FOR INITIATING THIS APPLICATION In 1967 the city,of HB.issued a permit to build three detached garages with a 800 sq , ft, unit on top . This permit allowed the unit (the recreation room) to be built to FULL HABITABILITY standards , (Full bath , full size kitchen , forced air heat & air, etc .) However , a hand written memo on the permit States that the unit (recreation room) can 't be used for habitable purposes. Over the past , 25 years the recreation room has been used for everything except a recreation room, i.e, as a apartment, Animal House , party house , drug den , ladies of the night , Please see addendum , A for further history on the recreation room, By removing the habitability restriction from the recreation room the city will: 1: Decrease the density, traffic, and parking at the apartment building, 2. Change the entire character of the apartment building: FROM: 5 UNITS - Typical apartment owned by an off site owner TO: 4 UNITS Avery, very nice 1,400 sq. ft. 2BR/2BA/DEN owners unit with a 625' sq. private patio, canal and. oceans views and three downstairs units. 3. Eliminate the problem of the 'bootlegging",of the recreation room for use as an apartment. (as has been done for the past 25 years) 4, Gaina low to moderate income water front unit, 5. Bring the use of the recreation room into conformity with the neighborhood. The change of use of the apartments from 100%tenant use to a owner/user is very, very significant. This is because a owner living on his/her property will: 1. Be more involved in their neighborhood activities than-an off site owner. 2. Screen prospective tenants very carefully because this tenant will be the owner'.s new neighbor. Have nicer landscaping and keep the property cleaner & in better repair than an off site owner:. In addition to the above, an owner occupied dwelling will increase the neighborhood's property values. (Its an accepted real estate fact that predominately owner occupied neighborhoods have a higher property value than predominately apartments/non owner occupied neighbor-. hoods.) (B) AREA DESCRIPTION AND POPULATION AREA DESCRIPTION' The original five unit apartment building and three garages were built on two lots , on Sunset Island , in unincorporated Orange County , in 1953 ,, , In the 1960s the Huntington Harbour Corp ., as part of the Huntington Harbour development , added a new lot via land fill of approx',. innately 31' x 75' to this parcel , On 11 /30/65 Huntington Beach annexed all three lots. In the 1980s Huntington Beach changed . the zoning frog multifamily to R:2 with a minimum lot size of 3,000 ' sq, Today the area is 50 %o SFI ,and . 50% duplex to 4 units . Most of the duplex -4 plex buildings have an owner in one of the units. POPULATION SERVED The five unit apartment building provides , moderate cost housing in a beautiful water front setting , The apartment is just a block from the beach and an , easy walk .-to-numerous shops and restaurants .There is also a 75' boat dock for resident's use. Over the past 25 years the Recreation Room has been used for everything exzept a "recreation room " for the apartment residents . This includes its use . as an apartment (the most common), loud and n osy parties with live music & 100+ guests , and residency by ladies of questionable character & "gentlemen " with no verifiable source of income . SOURCE: Code enforcement, , . .inspec There are two reasons the Recreation Room is not used as a recreation room: I: Its not feasible. .2. Its not economically viable FEASIBILITY OF OPERATING A 8001 SG, FT. CLUB ROOM FOR A FIVE UNIT APARTMENT BUILDING Recreation club rooms are normally found in 200+ unit apartments complexes . They are usually right off the rental office and have windows in them so people in the club room are visible (and staff can keep an eye onthem). These large apartment complexes have all night security guards that are available to monitor any after hour activities in the club room and to lock it at the posted hour of closing . The cost of maintaining the club room , about $1,000, a month, is pro ,-rated over 200 units. Contrast the above situation to the recreation club room at 16772 Broadway: 1, There are only five apartments with an average size of 595 sq, ft. at 16772 Broadway There is no.rental office nor on site manager. 3. The recreation room is isolated and an invitation to mischief There is no security guard ECONOMIC FEASIBILITY OF RUNNING THE RECREATION ROOM I estimate the cost to operate the recreation room at 16772 Broadway at $500. a month, as follows 1. Cost of electric & gas 4. Theft & breakage 2. Cost, to ,furnish (i.e. with pool table, TV) 5. Regular maintenance 3. Weekly clean up To offset this cost I might be able to raise the rents $25. a month. ($100. income VS $500. expenses) PLEASE NOTE: 'When I purchased these apartments the recreation. "room was. rented for $850. a month with none of the cost of 1 4 above. SUMMARY Most large apartment complexes have recreation facilities. The residents that live: at 16772 Broadway ,are not interested in an apartment recreation room. They chose to live at 16772 Broadway because its on an island, rents are moderate, its water- front, & its a block to the beach. PLUS, there is no practical or economical way to operate this, recreation room: 1. 1PRACTICAi. - There is no way to prorate the cost of this recreation room over 5 units. 2. ECONOMICAL -The unit "bootlegged" as an apartment rents for $850. a month, ADDENDUM B I hereby declare under penalty of perjury that, the project located at 16772 Broadway, Hunting tore Beach, is not in a Hazardous Waste and Substance site, pursuant to Section 65962.5 of the Government Code. Dean Garland. Owner Cheryl G and, Owner