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Home My WebLink AboutInitial Plan; Zoning Review IPZR2005009A - Supporting Documentse e MICHAEL C. ADAMS August 30,2005 Planning Department City of Huntington Beach 2000 Main Street ASSOCIATES Huntington Beach, CA 92648 Subject: Initial Plan and Zoning Review (lPZR) 17751 Beach Boulevard Letter of Authorization To whom it may concern: I am the legal property owner of the above described address. I hereby authorize Michael C. Adams Associates to process an IPZR and future entitlements with the City of Huntington Beach. The initial request is to obtain zoning and processing information for a remodeled medical office building located on the west side of Beach Boulevard south of Newman Street. If you have any questions or need further information, please contact Michael C. Adams Associates at (714) 374-5678. Thank you, ~~~~ Ploperty Owner/Pr=perty Manager (signature) Property Owner/Property Manager (print full name) P.O. BOX 382 HUNTINGTON BEACH, CA 92648 PHONE 714.374.5678 FAX 714.374.2211 --MICHAEL C. ADAMS ASSOCIATES December 16, 2005 Ron Santos, Associate Planner Planning Department City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Re: IPzg No. 05-09 (Dain's Medical Office) Dear Ron: As a follow-up to your letter dated November 14, 2005 we are open to any number of design options and would like to meet and explore alternatives. We are proposing a better project design by closing off the existing curb cut from Beach Boulevard and creating an excessive amount of landscaping along the frontage of the project. We are currently proposing greater than 20% landscaping compared to the code required 8%. Providing staff is open to some minor adjustments, to the technical language of the landscape sections of the code, major improvements can go forward on this very visible corner of the City. S!~~1IY' Mrl~s P.O. BOX 382 HUNTINGOTN BEACH, CA 92648 PHONE 714. 374.5678 FAX 714.374.2211 SUBJECT Uses CODE SECTION 211.04 232.16 17751 Beach Boulevard Huntington Beach, CA REQUIRED Commercial, Office 8% of site w/10' @ street (1,289 sq. ft.) EXISTING PROPOSED 1,200 sq. ft. 3,600 sq. ft. Dental Office Medical Office 6 10' 10' 200 sq. ft. (3%) e SUBJECT Uses CODE SECTION 211.04 17751 Beach Boulevard Huntington Beach, CA REQUIRED Commercial, Office EXISTING ';' -1 PROPOSED 2,624 sq. ft. (Med. Office) 750 sa. ft. 12/16/2005 - SUBJECT Uses Landscaping CODE SECTION 211.04 211.06 232.16 17751 Beach Boulevard Huntington Beach, CA REQUIRED Commercial, Office 8% of site w/1 0' @ street (1,289 sq. ft.) EXISTING PROPOSED 200 sq. ft. (3%) 3,300 sq. ft. 10/24/2005 - I or H\.m~;ii;:cn Be:::C:' OCT 3 1 ZOGS October 31 , 2005 _ e MICHAEL C. ADAMS ASSOCIATES Ron Santos, Associate Planner Planning Department City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Re: IPZR No. 05-09 (Dain's Medical Office) Dear Ron: As a follow-up to your Initial Plan Zoning Review letter dated September 21, 2005 we have modified the conceptual plan to address the suggested corrections. With respect to the required Entitlements we are prepared to submit an application for a Conditional Use Permit and Design Review, as well as a Lot Line Adjustment if a Reciprocal Access Agreement will not suffice. However we request that staff consider a Waiver of Development Standards (Code Section 241.22) with respect to the extent and location of on site landscaping. The consideration of a waiver will eliminate the need for a project variance. The Waiver request should be justifiable because the overall project will be improved by closing off the existing curb cut from Beach Boulevard and creating an excessive amount of landscaping along the frontage of the project. We are currently proposing greater than 20% landscaping compared to the code required 8%. Providing staff is open to some minor adjustments, to the technical language of the landscape sections of the code, major improvements can go forward on this very visible corner of the City. Si~~rtIY, . Mrjl~s P.O. BOX 382 HUNTINGOTN BEACH, CA 92648 PHONE 714. 374.5678 FAX 714.374.2211 • City of Huntington Beach -, .. .a II • ., . .. 2000 MAIN STREET CALIFORNIA 92648 . DEPARTMENT OF PLANNING Phone 536-5271 Fax 374-1540 374-1648 January 11, 2006 Application: INIITIAL PLAN ZONING REVIEW NO. 05-09 (DAINS MEDICAL OFFICE) Applicant: Michael C. Adams P.O. Box 382 Huntington Beach, CA 92648 Property Owner: Delores M. Dains Request: 17751 Beach Boulevard Huntington Beach, CA 92648 Review of conceptual plans for construction of 2,224 sq. ft. of office and medical office space, on the site of an existing 1,150 s.f. medical office building, and construction of a parking lot on an adjacent unde- veloped lot. Project Location: 17751 Beach Boulevard, Huntington Beach Dear Mr. Adams: The Planning Department has reviewed your letter and revised conceptual plans dated December 16, 2005. The revised plans provide for construction of a carport, as an al- ternative to open parking spaces and a landscaped planter. This alternative design complies with code and therefore may be pursued in conjunction with the required con- ditional use permit and design review applications. Please call me at (714) 536-5561 if you have any additional questions regarding the in- formation in this letter or would like more information on the entitlement application process or submittal requirements. rn RON SANTOS Associate Planner c: Delores M. Dains Herb Fauland -PrinCipal Planner ~. City of Huntington Beach ... • .... 2000 MAIN STREET CALI FORNIA 92648 DEPARTMENT OF PLANNING Phone 536-5271 Fax 374-1540· 374-1648 November 14 2005 Application: INIITIAL PLAN ZONING REVIEW NO. 05-09 (DAINS MEDICAL OFFICE) Applicant: Michael C. Adams P.O. Box 382 Huntington Beach, CA 92648 . Property Owner: Delores M. Dains 17751 Beach Boulevard Huntington Beach, CA 92648 Request: Review of conceptual plans for construction of 2,000 sq. ft. medical office building on the site of an existing 1,150 s.f. medical building and construction of a parking lot on an adjacent undeveloped lot. . Project Location: 17751 Beach Boulevard, Huntington Beach . Dear Mr. Adams: The Planning Department has reviewed your letter, provided in response to our Initial Plan Zoning Review No. 05-09 comment letter dated September 21, 2005. In your let- ter you request that staff consider a Waiver of Development Standards, pursuant to HBZSO Section 241.22, to address code related deficiencies with the redesigned pro- ject. Based on the conceptual project plans received and dated October 31, 2005, and the provisions of HBZSO Section 241.22(A) and (D), a Waiver of Development Standards is not an available remedy. Please note that 241.22(A) and 241.22(D) respectively limit the application of a Waiver of Development Standards to deviations from Code not ex- ceeding 10 percent, and to projects not otherwise subject to discretionary review (e.g., conditional use permit). The submitted plans propose deviations from code which in- . elude no landscape planter along the west property line, in lieu of the required five-foot wide planter, and a five-foot wide landscaped setback along the front (north) property line, in lieu of the required 10-foot wide landscaped setback. This design represents deviations exceeding 10 percent. In addition, as noted in our September 21, 2005 let- ter, the project is subject to conditional use permit approval; therefore a waiver of de- velopment standards can not also be applied for. ''' .. IPZR NO. 05-09: 17751 Beach BIV. November 14,2005 Page 2 of2 Please call me at (714) 536~5561 if you have any additional questions regarding the in~ formation in this letter or would like more information on the entitlement application process or submittal requirements. Associate Planner c: Delores M. Dains Herb Fauland -Principal Planner • City of Huntington Beach 2000 MAIN STREET CALI FORNIA 92648 DEPARTMENT OF PLANNING· Phone Fax. 536-5271 374-1540 374-1648 September 21,2005 Application: Applicant: INIITIAL PLAN ZONING REVIEW NO. 05-09 (DAINS MEDICAL OFFICE) Michael C. Adams P.O. Box 382 Huntington Beach, CA 92648 Property Owner: Delores M. Dains 17751 Beach Boulevard Huntington Beach, CA 92648 Request: Review of conceptual plans for construction of 2,400 sq. ft. medical office build- ing on the site· of an existing 1,200 s.f. medical building and construction of a parking lot on an adjacent undeveloped lot. Project Location: 17751 Beach Boulevard, Huntington Beach Dear Mr. Adams: We appreciate the opportunity to review your conceptual plans submitted September 9, 2005 for the medical office building project. The comments provided in this letter reflect Planning Depart- ment review only and should be considered preliminary, subject to change upon receipt of any new information and/or submittal of an entitlement application. Zoning/General Plan • The project site is located within the CG (Commercial Generai) zoning district. The General Plan designation for the subject property is CG-F1 (CommerCial General -0.35 max. FAR). Required Entitlementsl 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 Zoning Administrator; the current application fee is $3,502. • Design review by the Design Review Board; the current application fee is $879. • A lot line adjustment for purposes of merging the two adjoining lots which comprise the project site; the current application processing fee is $2,297 • A variance application in order to address code deficiencies identified below. The Zoning Ad- ministrator shall act on variance requests not exceeding 20-percent deviation; the current ap- plication fee is $2,402. Variance requests exceeding 20-percent deviation are subject to Plan- ning Commission approval; the current application fee is $3,392. • IPZR NO. 05-09: 17751 Beach Blvd. September 21, 2005 Page 2 of2 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. A five-foot wide landscape planter and six inch curb is required along the perimeter of the parking lot, adjacent to the westerly and easterly property lines. A three-foot wide landscape planter and six inch curb is required along the southerly property line. Based on the 50;.ft. width of the parking area, insufficient space is 'available to accommqdate the required plant- ers, a 26-foot wide drive aisle and a row of 19-foot deep, 90-degree parking stalls. Angled- parking with a reduced drive aisle width would also .be infeasible due to the dead-end drive' aisle configuration. (HBZSO Sec. 232 .. 08(C)(2), (7» . 2. A 9-ft. by 19-ft. vehicle turn-around space is required at the southern end of the parking lot, based on the dead-end driveaisle configuration proposed. (HBZSO Sec. 231.18(B). 3. A minimum of one van-accessible handicapped parking space is required. 4. A one-foot wide concrete step-off pad and six-inch curb is required at the end of each row of parking. (HBZSOSec. 232 .. 08(C)(5» 5. An on-site masonry trash enclosure is required. (HBZSO Sec. 230.78) 6. The lot configuration, as depicted on the site plan, is inconsistent with the parcels a~ depicted by the tax assessor's parcel map; The lot size and floor area ratio figures would also need to . . . be adjusted to reflect the correct lot configuration. . .' . 7. A dedication for street widening along the Newman Avenue street frontage and at the north...;' east corner of the site may be required. Please contract the Departmentof Public. Works' at (714) 536-5431 in order to determine the need for and width of any requ.ired dedications. 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. ON SANTOS Associate Planner c: Delores M. Dains Herb Fauland -Principal Planner Map produced by infonnation contained In the City of Huntington Beach Infonnation Services Department Geographic Infonnation System. Infonnation warranted for City use only. Huntington Beach does not guarantee its completeness or accuracy. Map Produced on 6123/2005 54 108 One Inch equals 54 feet STREET CENTERLINES (CLASS) ~ Smartst~eet ;r. 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