HomeMy WebLinkAboutInitial Plan IPZR1999008 - Notice of action Letter with Findings & Conditions of ApprovalCity of Huntington Beach
2000 MAIN STREET CALIFORNIA 92648
DEPARTMENT OF PLANNING
Phone
Fax
536-5271
374-1540
374 648
Juanuary 18, 2000
Application: Initi al P annin and Zoning ' Review 99-8
Location : 11811th Street
Applicant- Surendra Barot
11811th Street
antingtou Beac h, CA 92648
Request: Evaluate three options to enclose three existing
parking stalls.
Dear Mr, Barot;
On December 21sT, 1999 the Planning Department reviewed our request for initial plan review
to convert three existing parking stalls into a three or two enclosed car garage: The Planning
Department has evaluated the three possible options you have presented and has determined the
foliowin ; recomumendations:
`Option 1:"
Convert three parking stalls into a three car garage, parallel to existing trash
enclosure
Retain existing side yard setback of 4' (with a 2' 6" future alley dedication)
Recommendation:
In order to convert the existing parking stalls (numberes: 1, 2, & 3 on the
submitted plans) into a three-car garage:
• A 25' turning radius needs to be maintained. As is, the current alley
width is 17.5'. With the requited 2'6' alley dedication proposed, the
total alley width will be 20'. Thus the required turning radius can not
be met, as the '?.ley width is 5' short of the required amount.
With the alley dedication of 2'6 ", the existing parking stall will be
reduced to l6'6", creating a sub-standard parking space (13'0" is the
standard).
a If a 4' side setback is maintained, the 2'6" laads'ape area and the new
4' walk ... y adjacent to the trash enclosure (shown cn the submitted
plans) would be reducer; to only 2'6" area.
Currently the total side setbacks are at 11'. The Downtown Specific
Plan Guidelines requires a 20' setback. Any addition to be constructed
at the existing nonconforming yard setbacks shall be subject to the
approval of a conditional ns permit by the Zoning Administrator.
Currently "Option 1" does not corrply with applicable develipment standards due to the above-
mentioned, reasons, therefore staff would not support this option.
"option 2:?7
Convert three parking stalls into a three car garage
o Retain existing side setback of 4'
Split Unit 5 and water heater room
Recommendation :
In order to convert the existing parking stalls, (numbered 1, 2 B 3 on the
submitted plans) into a three-car garage:
"Option 1", the current alley width including the required alley
Precise site plans need to be submitted to show where the proposed
three car garage will split unit 5 and the water heater room. As with
dedication of 2'6", is 20'. A turning radius of 2-'needs to be
maintained. Thus the proposed 3-car garage would encroach at least 5'
into the unit.
As with "Option 1", the nonconformance of the side setback shall be
subject to the approval of a conditional use permit by the Zoning
Administrator. Currently the side setbacks are a 11'; d' velopment
standards require a 20 setback.
Currently there is not enough inforrriation to evaluate whether or not the 25' turning radiu_
requirement would be met; in addition this option does not comply with applicable setback
requirements. Staff is not able to support "Option 2 at this time as proposed.
"Opfion 3:"
Convert three parking stalls into a two car garage and one parking stall
• Split unit 5 and water heater room
Recomme ndation:
In order to convert the existing parking stalls, (numbered 2 & 3 on the submitted
plans) into a two car garage, and one parking stall (number I on the submittbd
plans):
s Precise site plans need to be submitted showing where the two-car
garage will encroach into unit 5 and the water heater room. As with
"Options 1 and 2" he current alley width including the required alley
dedication of 2'6", is 20'. A turning radius of 25' must be rai:ntaine-'.
Thus the proposed 2-car garage will encroach at least 5' into unit 5.
The ternaining parking stall will be unable to meet the required turning
radius,
4 In order to maintain at a minimum the 4' side setback, parking stall #1
will be reduced to a substandard length of 16'6.
As with "Option 1 and 2", the nonconformance of the side setback
shall be subject to the approval of a conditional use permit by the
Zoning Administrator, Currently . the side setbacks are at 11';
development standards require a 20' setback.
Currently there is not enough information to evaluate whether or not the, 25' turning radius
requirement would be in addition the one-car stall to the right of the two-car garage does not
comply with the minimum 19'0" car stall length and setback requirements would not be met.
Staff is not e to support "Option 3" as proposed.
In summary, all three options do not fully comply with development standards. Based on the
submitted information submitted November 11, 1999, staff has determined that variances
associated with the three options would not be supported. However, you may pursue any of
these options upon submittal of a conditional use permit, and Design Review Board
application.
If you should have any questions or concerns regarding the processing of your application, please
feet free to contact me at (714) 374-1642.
Sincerely,
Suzan Aldairi
Planner