HomeMy WebLinkAboutInitial Plan; Zoning Review IPZR2013002 - Notice of action Letter with Findings & Conditions of ApprovalCi of Huntin ton Beach
2000 MAIN STREET CALIFORNIA 92648
DEPARTMENT OF PLANNING AND BUILDING
www.huntin onbeachca. ov
Plannin Division
714.536.5271
May 30, 2013
Application:
Applicant:
Property Owner:
Request:
Project Location:
Dear Ms. Otis:
Buildin Division
714.536.5241
INITIAL PLAN ZONING & REVIEW NO. 13-002 (19512 BEACH BLVD. -
CARLS JR.)
Catherine Otis on behalf of Greenberg Farrow, 19000 MacArthur Suite
#250, Irvine, CA 92612
Carl Karcher Enterprises, Inc., 1325 N. Anaheim Blvd., Anaheim, CA
92801
To review an exterior facade improvement, a landscape refurbishment,
parking lot re-stripe and a tenant improvement of a one-story freestanding
building within the existing footprint of 3,000 sq. ft.
19512 Beach Boulevard, 92648 (on the southwest corner of Beach
Boulevard and Yorktown Avenue)
We appreciate the opportunity to review your conceptual plans submitted on April 19, 2013 for
the proposed rebuild, tenant and site improvements. The following comments provided in this
letter reflect Planning review only and should be considered preliminary, subject to change upon
receipt of any new information and/or submittal of any precise plans.
Zonin /General Plan:
1. The General Plan designation for the subject property is M-sp-d (Mixed Use - Specific
Plan Overlay - Design Overlay).
2. The project is zoned as Specific Plan 14, Beach & Edinger Corridors Specific Plan
(BECSP) and is located within the Neighborhood Parkway Segment. Under the
provisions of the BECSP, architectural and signage regulations are applicable to exterior
improvements or renovations (not additions or replacement) to existing buildings. For
exterior improvements or renovations only, no other BECSP requirements shall be
required. Additional requirements for parking lot re-striping and landscape improvements
are applicable to the project description scope of work. The BECSP & Huntington Beach
Zoning & Subdivision Ordinance (HBZSO) can be found online at
htt ://www.huntin tonbeachca. ov/.
IPZR No. 13-002
June 3, 2013
Page 2
Re uired Submittals:
Based upon the proposed project, the following submittals are applicable:
1. A landscape plan submittal is required. The plans will be reviewed based on the
requirements in Chapter 232 of the Huntington Beach Zoning & Subdivision Ordinance
(HBZSO 232.02). It is understood that the existing conditions are not in compliance with
all of the landscape requirements and that any extensive improvements to add the
required landscape areas would negatively affect the already deficient parking on-site.
Therefore, the landscape improvements will only be required to comply with
requirements that are reasonable based on the existing site conditions.
2. A building permit application is required and no other land use entitlement is necessary.
All applicable permits for the project shall be obtained through a proper submittal to the
Planning and Building Department. The precise elevation plans will be reviewed as part
of a building permit submittal for the facade remodel and the tenant improvement plans
may require a separate permit and submittal.
The application for the Landscape Plan Submittal is attached. For information on applying for
building, mechanical, electrical and plumbing permits for the project please contact the Building
Division by calling (714) 536-5241.
Code Re uirements
Based on the preliminary review of conceptual plans for conformance with the development
standards in the Neighborhood Parkway Segment of the Beach & Edinger Corridor Specific
Plan, the following issues have been identified. Please note that changes to your plans and
receipt of new information will be reviewed for zoning compliance during plan check. The code
requirements applicable to your proposed project are included in the matrix below. The items
listed in bold are issues that are not considered to be in compliance with the Beach & Edinger
Corridor Specific Plan (BECSP) nor the Huntington Beach Zoning and Subdivision Ordinance
(HBZSO):
Zonin Conformance Matrix
Standard Code Section Required Proposed
(SP 14-
Neighborhood
Parkway
Se ment
Number of Wall Signs BECSP 2.9.3 One Wall sign per street 4 wall signs are
Permitted or parking lot frontage.proposed where only 3
are permitted. The sign
on the south elevation is
not oriented toward a
street frontage or a
parking lot and therefore
is not permitted.
IPZR No. 13-002
June 3, 2013
Page 3
Standard
Maximum Signage Area
Zonin Conformance Matrix Continued
Code Section Required
(SP 14 -
Neighborhood
Parkway
Se ment
BECSP 2.9.1 1.5 feet of signage area is
permitted for every 1 foot
of linear building frontage.
The subject property has
two frontages and
therefore the calculation
is based on the north
(50') and west (60')
building frontages. The
result is a maximum sign
area (1.5 x 110) for the
ro'ect of 165 s . ft.
A horizontal articulation of
street facades shall be
applied within the first
floor to form a horizontal
"base" of the facade at
the pedestrian scale.
Street Facade Height BECSP 2.8.1 (3)
Articulation (Base)
Street Facade Height BECSP 2.8.1 (3) A substantial horizontal
Articulation (Top)articulation of street
facades shall be applied
to the top of the facade to
result in a termination of
the facade that provides
an attractive facade
skyline and a completion
of the upper facade
composition.
Glazing BECSP 2.8.2 Wall composition for
(1)(b) street facades shall
contain a minimum of
twenty (20) percent
glazing (percentage does
not include parapet
height), and a maximum
of sixty (60) percent
glazing. Overall wall
composition for Side and
Rear walls does not have
a minimum glazing
re uirement.
Proposed
The project proposes a
total of 176.16 sq. ft. and
exceeds the maximum
sign area requirement.
Note: upon removal of
the prohibited wall sign
on the southern
elevation, the maximum
signage area would be in
compliance with the
BECSP requirements.
The plans provide a base
in the form of painted
stucco. Staff would
prefer to see additional
materialslarch itectural
elements in order to tie
the building to the
ground and adequately
meet the "base"
re uirements.
The plan only provides
what can be considered
as a "top" on two of the
building facades. The
"top" design element is
required on all four
facades and additional
materials to the painted
stucco would better
pronounce the "top"
element of the fagade.
While the northern
(front) elevation meets
the minimum
requirement of twenty
(20) percent glazing, the
western (right side)
elevation does not meet
the minimum
requirement and is
shown on the plans to be
15% glazing.
IPZR No. 13-002
June 3, 2013
Page 4
Standard
Zonin Conformance Matrix Continued
Code Section Required
(SP 14 -
Neighborhood
Proposed
Main Entrances
Parkway
Se ment
BECSP 2.8.2
(1)(d)
The main pedestrian
entrance shall be easily
visible and recognizable,
and shall be
architecturally treated in a
manner consistent with
The main entrance is in
compliance.
the buildin st le.
Roof Equipment and BECSP 2.8.2 Roof mounted equipment Though the parapet
Screening (2)(c)such as cooling and
heating equipment,
antennae, solar panels
and receiving dishes shall
be completely screened
from view. Screening
shall consist of
architectural enclosures
that are derived from the
buildings architectural
expression, such as
parapet walls or other
screenin treatment.
design is used and a
deep roof is signified on
the plans, the plans do
not show mechanical
equipment. As part of
the plan check,
mechanical equipment
will be required to be
shown on the plans and
the full screening of
them will be part of the
review.
Sustainability BECSP 2.8.2 (3)Sustainable or "green"It is yet to be determined
Requirements building practices shall be
incorporated into all
projects proposing site
improvements.
if any sustainable
practices are going to be
incorporated into the site
improvements. Please
review the sustainability
requirements in the
BECSP and provide
information to the
Planning Division as to
how sustainable
practices are going to be
incorporated into the
ro'ect.
Landscaping General Tree BECSP 2.5.1 One (1) 36" box On Beach Blvd. five (5)
Requirements (5)(a)Roystonea Regia Palm
Tree shall be planted in
the front setback area for
every 30 feet of lineal
street frontage on Beach
Blvd. and one large
shade tree shall be
planted along Yorktown
Ave. at 30 feet on center.
trees are required and
only one (1) is provided.
On Yorktown Ave. six (6)
trees are required and
zero (0) trees are
provided.
IPZR No. 13-002
June 3, 2013
Page 5
Note: The development shall comply with all applicable requirements of the Municipal Code,
Building & Safety Department and Fire Department, as well as all applicable local, State and
Federal Codes, Ordinances and standards, except as noted herein. (City Charter, Article V)
Other Relevant Information
The following is provided for your information:
1. A section drawing shall be submitted to the Planning Division to demonstrate appropriate
screening to conceal mechanical equipment through building design features.
2. As part of the Building Permit Plan Submittal, the Planning Division will review the site
plan and the parking lot re-striping. Please include an accurate and detailed site plan
with your Building Plans Submittal which shows the re-striping plan in conformance with
the off-street parking requirements (HBZSO Chapter 231 and Diagrams A & C in Section
14).
3. More detailed information is required of the "star" elements on the eastern (left side)
elevation. The plan reviewer will require more detail on how the stucco stars are formed
on the fagade.
4. As part of the Building Permit Plan Submittal, the Planning Division will review the
canopy overhang dimension above the drive-thru window on the eastern (left side)
elevation. Provide the dimension of the canopy projection above the drive-thru window
on the submitted plans.
5. All other items listed in bold in the zoning conformance matrix above shall be addressed
in order to comply with the Huntington Beach Zoning & Subdivision Ordinance and the
Beach & Edinger Corridor Specific Plan.
Desi n Recommendations
1. Based on the provided elevations, it has been determined that the "top and base"
architectural requirements of the BECSP are not adequately depicted. Generally, in the
BECSP Area, a base consists of a horizontal treatment of the fagade that consists of
something more than a change in paint color. It is recommended that additional
materials and/or architectural articulation of the top and base on the fagade be included
on the design.
a. The Exterior Elevations sheet (A-2) provided shows a base on all elevations in
the form of exterior paint color. Sherwin Williams - Black Fox is an acceptable
color; however, a change in paint color and a metal screed on a fagade that is
almost entirely stucco wall is not considered adequate in signifying a base for the
building.
b. The Exterior Elevations sheet (A-2) provided also shows a fagade that does not
comply with the BECSP regulations for a substantial horizontal articulation at the
top of the elevation on two (2) elevations (Rear or South Elevation & Right Side
or West Elevation. The color (Sherwin Williams - Hopsack) with the darker trim
(Sherwin Williams - Black Fox) is acceptable; however, like the review of the
IPZR No. 13-002
June 3, 2013
Page 6
base, different building materials utilized in the articulation of the top is
recommended.
Note: The vision for the BECSP includes buildings with more pronounced
architectural bases through the use of various building materials or architectural
elements. Please revise the elevations to bring a more varied palette of materials
or a more pronounced base and top to go along with the proposed stucco and
paint articulation of the top and base elements. (BECSP - Facade Guidelines
2.8.2 (4))
2. The project site is deficient in the tree quantity requirements and landscaping
requirements overall. Based on the existing site conditions, it has been determined that
extensive landscaping within the existing landscape areas is necessary. Specifically,
there is a need for more trees on the project site.
Thank you for submitting your Initial Plan Zoning & Review application. Please call me at (714)
374-1744 or via email at to u en surfcit -hb.or if you have any questions regarding the
information in this letter or would like more information on the entitlement application process or
submittal requirements.
Sincerely,
N U 2e)
Tess Nguyen
Associate Planner
Attachment: Application for Landscape Plan Submittal
Cc: Jane James, Acting Planning Manager
Carl Karcher Enterprises, Inc., Property owner
David Schlegel, City Planner
Project File
