HomeMy WebLinkAboutInitial Plan; Zoning Review IPZR2012006 - Notice of action Letter w Findings & Conditions of ApprovalCit of Huntin ton Beach
2000 MAIN STREET CALIFORNIA 92648
DEPARTMENT OF PLANNING AND BUILDING
www.huntin tonbeachca. ov
Plannin Division Buildin Division
714.536.5271 714.536.5241
June 12, 2012
Application: Initial Plan Zoning Review No. 12-06
(Huntington Beach Mixed Use Development)
Applicant: Michael Adams
P.O. Box 382
Huntington Beach, CA 92648
Request : To review conceptual plans for an approximately 35,070 sq. ft. four-
story mixed use development consisting of 22 residential units and
8,270 sq. ft. of retail space. The project includes two level, 61-
space subterranean parking garage and 12 surface parking spaces.
Project Location: 414-424 Main Street, 92648 (east side of Main Street, north of
Orange Ave.)
Dear Mr. Adams:
We appreciate the opportunity to review your conceptual plans received and dated May
15, 2012, for the mixed use development consisting of retail and residential uses. The
comments provided in this letter reflect Planning Division review only and should be
considered preliminary, subject to change upon receipt of any new information and/or
submittal of an entitlement application.
Please be advised that staffs review of the plans were limited because the drawings
were provided on 11" x 17" sheets and were not drawn to scale. In order to assist staff
in providing a complete plan check, the following information should be considered and
included in the project submittal application:
1) The zoning conforming matrix shall depict required and proposed development
standards of the Downtown Specific Plan (SP-5) including gross and net lot area,
setbacks, building height, private and public open space, landscaping, parking,
etc.
IPZR No. 12-06 (HB Mixed Use)p
June 12, 2012
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2) The plans shall be completely dimensioned and drawn to scale. Although a
minimum 11" x 17" set of drawings is acceptable, the plans were difficult to read.
It is recommended that plans be submitted on 24" x 36" sheets.
3) Complete sets of fully dimensioned floor plans and elevations in all directions of
the site (north, south, east, and west) shall be included in the plans. The north
and east elevations are missing in the submittal.
Zonin /General Plan
The project site is located within the SP5-CZ (Downtown Specific Plan - District 1 -
Coastal Zone). The General Plan designation for the subject property is M-F1 1/25 - sp-
pd (Mixed Use - 2.0 maximum floor area ratio - 25 du/ac max. - Specific Plan Overlay
- Pedestrian Overlay).
Re uired Permits/Entitlements
Based on review of the plans received and dated May 15, 2012, the concurrent
processing of the following entitlements shall be subject to review and approval by the
Planning Commission:
Conditional Use Permit (CUP) application and applicable submittal requirements
including an associated filing fee of $8,422 shall be submitted to the Planning
Division because the project contains 100 feet or greater of frontage.
Coastal Development Permit (CDP) application and applicable submittal
requirements including an associated filing fee of $3,301 shall be submitted to the
Planning Division because the project is located within the Coastal Zone pursuant to
HBZSO Chapter 245. (The CDP fee is reduced 50% when processed concurrently
with a CUP.)
Design Review Permit (DR) application and applicable submittal requirements with
an associated filing fee of $905 shall be submitted to the Planning Division because
the project is located within the Downtown Specific Plan, where design review is
required for all new construction. The Design Review Board (DRB) shall review the
design, colors, and materials for the proposed development and render a
recommendation to the Planning Commission. The DRB shall also review Public Art
proposals.
A Tentative Tract Map (TTM) application and applicable submittal requirements with
an associated filing fee of $23,896 shall be submitted to the Planning Division
because the project consists of the consolidation of two parcels and the subdivision
of the lot for condominium purposes.
An Environmental Assessment (EA) application and applicable submittal
requirements with an associated filing fee of $10,679 shall be submitted to the
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IPZR No. 12-06 (HB Mixed Use)
June 12, 2012
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Planning Division because the development consists of an approximately 35,000 sq.
ft. mixed use building.
Enclosed with this letter are the above referenced entitlement applications and submittal
information. The processing time for the entitlements is approximately 8-10 months
depending on the complexity of the project and its compliance with the General Plan,
Downtown Specific Plan, Local Coastal Program, and applicable City codes and
regulations.
Code Re uirements
Prior to the submittal for entitlement processing, project plans should be revised to
demonstrate conformance with all applicable requirements of the SP5 and HBZSO,
including but not limited to the standards identified below, by means of accurate and
fully dimensioned plans.
The number of residential units proposed exceeds the allowable maximum density of
50 dwelling units per net acre. Based on the SP5 requiring a 2.5 ft. dedication along
Main Street and 4.5 ft. dedication along the alley, the net lot area is .42 acres which
permits a maximum density of 21 residential units. (SP5-3.3.1.7)
The plans shall depict a 2.5 ft. dedication along the entire front property line. A
minimum 40 ft. dedication shall be required from the center line of the roadway for
parcels fronting Main Street. (SP5-3.3.1.10)
The plans shall depict a 4.5 ft. dedication along the entire rear property line abutting
the alley. The existing alley widths are 15 ft. and 17.5 ft. The minimum width of the
alley shall be 24 ft., with no more than '/2 of the total alley dedication from one side,
as measured from the centerline of the public right-of-way. (SP5-3.2.6)
The building height dimension measured in feet has been omitted from the plans. A
maximum of 45 ft. and 4 stories shall not be exceeded for building height. (SP5-
3.3.1.8)
The plans shall depict upper story setbacks for the residential uses. A 10 ft. average
setback is required from the ground floor facade for portions of the front facade on
the third and fourth stories. (SP5-3.3.1.9)
A minimum 3 ft. rear yard setback shall be required. (SP5-3.3.1.13)
Public open space requirements are not satisfied on the plans. A portion of the
proposed open space area fronting Main Street is located within the required street
dedication. A minimum of 5% of the gross site area shall be provided in public open
space. (SP5-3.3.1.5)
The plans do not indicate compliance with private and common open space
requirements for the residential units. A minimum of 150 sq. ft. per residential unit
shall be provided in open space area (private and common). (SP5-3.2.16)
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• •IPZR No. 12-06 (HB Mixed Use)
June 12, 2012
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Public Art shall be required for all mixed-use projects with frontage on Main Street
and/or with a frontage of 100 ft. or greater. Public Art is subject to approval by the
Design Review Board, Director of Planning & Building, and Cultural Services staff.
(SP5-3.3.1.17)
The plans do not depict a refuse and recycling enclosure area for the commercial
and residential uses. The requirements include, but are not limited to, access from
the alley, located outside of required setbacks, located within a building or screened
on 3 sides by a 6 ft. high wall, and roofed with a solid, impervious material, etc.
(SP5-3.2.19 and SP5-3.3.1.20)
A minimum 50 cubic feet enclosed storage space located outside the unit for each
dwelling unit shall be provided on the plans. (SP5-3.2.18)
A minimum of 15% of the residential units shall be provided at affordable housing
cost to low and moderate income households. (SP5-3.2.20)
The proposed number of parking spaces does not satisfy the minimum parking
requirements for residential and commercial uses. Based on the plans, a minimum
of 75 parking spaces are required for 22 two-bedroom residential units and guest
parking and 8,270 sq. ft. retail uses. A minimum of 44 dedicated parking spaces for
the residential units and a minimum of 31 spaces for guests and commercial parking
shall be provided on the plans. (SP5-3.3.26)
Based on the proposed number of dwelling units (22) and 25 spaces required for the
commercial use, a minimum of 25 bicycle parking spaces shall be provided on the
plans. The minimum bicycle parking requirement is one bicycle space per 10
vehicle spaces required for non-residential uses and one bicycle space per dwelling
unit for multi-family. (SP5-3.2.26.5)
The aisle width serving commercial uses in garage level B1 shall be increased one
foot to provide an aisle width of 26 ft. (HBZSO Sect. 231.12)
The transition ramp serving parking garage B1 and B2 shall have a maximum slope
of 5% for parking stalls which abut the ramp and used for vehicular egress/ingress.
The maximum slope for transition ramps with no adjacent parking spaces shall be
10%. A ramp utilized for ingress and egress to a public street shall have a transition
section at least 16 ft. long and a maximum of 5%. (HBZSO Sect. 231.18 G.1)
The parking stall widths provided for space numbers "2" and "19" on level B1, and
"2" and "22" on level B2 shall be increased in width to 12 ft. when adjacent to a wall
over 12 inches in height. Post/columns may be permitted along the side of each
space only within three ft. of the head and foot of each stall. (HBZO Sect. 231.16 A)
The parallel parking space located on level B2 shall be provided with a parking stall
dimension of 9 ft. in width and 27 ft. in depth. (HBZSO Sect. 231.14)
The walls located in all levels of the parking garage shall be located outside a
triangular area formed by measuring 10 ft. from and adjacent intersecting
driveway/alleyway and transitional ramp aisles. (HBZSO Sect. 230.88)
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IPZR No. 12-06 (HB Mixed Use)
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The retail surface parking spaces shall be setback a minimum of 6.5 ft. from the
ultimate right-of-way (after alley dedication) in order to provide the minimum backup
area required for 90 degree stalls. A minimum 26 ft. drive aisle width is required.
(HBZSO Sect. 231.14)
Special Permits or Variances may be required for those aspects of the project that do
not comply. A filing fee of $3,162 shall be submitted for each Special Permit request
and a filing fee of $4,234 shall be submitted for Variances. (SP5-2.5.6 and HBZSO
Chapter 241)
Desi n Recommendations
Staff recommends that the ground floor fronting Main Street should incorporate a
larger public/courtyard plaza, as opposed to a linear plaza, with enhanced
landscaping, site furniture such as benches and tables, bicycle racks, and public art.
The ground floor building facade should be designed to relate to the public plaza
such as providing a recessed area with shade elements, providing building pop-outs,
and integrating site lighting. A 15-20 ft. pedestrian walkway could also be provided
between the buildings which leads to a secondary plaza located at the rear of the
building. (Design Guidelines 4.2.1.1 and 4.2.1.6)
The building materials used along the ground floor facade should be heavier to form
the building base with at least 20% of construction/building materials that are non-
toxic, recycled-content materials. Accent materials such as tile, brick, stone, and
wood may provide visual interest to highlight building features. (Design Guidelines
4.2.3.14)
Staff recommends darker color(s) or treatments on the ground floor elevations and
lighter color(s) on the second and upper levels to distinguish the commercial and
residential uses. Elaborate detailing and harmonious materials may improve
entrances, courtyards, and balconies. (Design Guidelines 4.5.1)
The vertical massing and repeated elements at each level should be broken by
horizontal and vertical articulation including changing color and texture along the
wall surfaces, adding trims and projections, and varying the planes of the exterior
walls in depth and/or direction. (Design Guidelines 4.2.3.1)
Consistent with the code requirement for an average 10 ft. setback for upper stories,
the tall building should be made less imposing by gradually stepping the third and
fourth elevation levels from the street level elevation. (Design Guidelines 4.2.3.1)
The stairways and exterior stairwells should be relocated for greater visibility and
safety considerations. They should be well lit with 24 hour video surveillance and
allow visibility into the stairwell by using a material that allows people to see into the
stairwell. (Design Guidelines 4.2.4.1)
The south elevation lacks visual interest and variation in massing. It should
integrate rhythm and articulation including architectural elements such as
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IPZR No. 12-06 (HB Mixed Use)
June 12, 2012
Page 6 of 6
overhangs, trellises over the windows, projections, insets, material changes, textures
and colors. (Design Guidelines 4.2.3.6)
In addition to providing articulation to the south elevation, staff recommends that
tiered landscaping along the south property line could soften the blank wall of the
ground level.
The proposed entrance into the subterranean parking structure may pose traffic
issues due to its close proximity to the alley intersection/bend. It may be beneficial
to relocate the entrance closer to the north property line to alleviate any potential
queuing issues at the alley intersection/bend.
Upon receipt of this letter, you may request a meeting by contacting me at (714) 374-
5357 or via email 'arabe surfci -hb.or .
Thank you for submitting your Initial Plan Zoning Review application.
Sincerely,
Jill Arabe
Assistant Planner
Enclosed: General Application dated June 12, 2012
Subdivision Application dated June 12, 2012
Environmental Assessment Application
CC: Herb Fauland, Planning Manager
Project File
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