HomeMy WebLinkAboutAdministrative Permit CDP2015006 - Notice of action Letter w Findings Conditions of ApprovalCit ofHuntin ton Beach
2000 MAINSTREET CALIFORNIA92648
DEPARTMENTOFPLANNINGANDBUILDING
www.huntin tonbeachca. ov
Plannin Division
714.536.5271
Buildin Division
714.536.5241
June 24, 2015
NOTICE OF ACTION
SUBJECT:ADMINISTRATIVE PERMIT NO. 15-009 / LOT LINE
ADJUSTMENT NO. 15-002 (BASSALY RESIDENCES)
APPLICANT:Karen Otis, Otis Architecture, 909 Electric Avenue, Studio 207,
Seal Beach CA 90740
PROPERTY OWNER:Magdy Bassaly, 7515 OaktreeAvenue, Westminster CA 92683
REQUEST:To "approve in concept" the following:AP:To construct two new
three-story (35 ft. high) single family residences (4,107 sq. ft. and
4,657 sq. ft.) and to adjust the lot lines between two existing
contiguous parcels of land.LLA:To adjust the lot lines between
two existing contiguous parcels of land.
LOCATION:16467 and 16475 S. Pacific Avenue, 92649 (southwest corner of
PacificAvenue and 23rdStreet, Sunset Beach)
DATE OF ACTION:June 24, 2015
On June 24, 2015, the Planning and Building Department of the City of Huntington Beach took
action on your request and APPROVED your requestwith conditions. Attached to this letter are
the findings and conditions of approval for your application.
Please be advised that the Department of Planningand Building reviews the conceptual plan as
a basic request for entitlement of the use applied for and there may be additional requirements
prior to issuance of building permits. It is recommended that you immediately pursue
completion of the conditions of approval and address all requirements of the Huntington Beach
Zoning and Subdivision Ordinance in order to expedite the processing/completion of your
project. The conceptual plan should not be construed as a precise plan, reflecting conformance
to all Zoning and Subdivision Ordinance requirements.
Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the action
taken by the Department of Planning and Building is final unless an appeal is filed to the
Planning Commission by you or by an interested party. A person desiring to appeal the
decision shall file a written notice of appeal to the Secretary of the Planning Commission within
ten calendar days of the date of the Planning and Building Department's action. The notice of
AP No. 15-009/LLA No. 15-00z
June 24, 2015
Page 2 of 6
appeal shall include the name and address of the appellant, the decision being appealed, and
the grounds for the appeal. A filing fee of $494 shall also accompany the notice of appeal. The
last day for filing an appeal and paying the filing fee for the above noted application is Monday,
July 6, 2015 at 5:00 p.m.
If you have any questions, please contact Tess Nguyen,Associate Plannerat (714) 374-1744 or
via email at tn u en surfcit -hb.or or the Planning Division Planning and Zoning Information
Counter at (714) 536-5271.
Sincerely,
Scott Hess,
Director of Planning and Building
by:
1-eV.7 1\049 CK)
Tess Nguyen
Associate Planner
Attachment:Findings and Conditions of Approval —Administrative Permit No. 15-009/ Lot Line Adjustment No.
15-002
c:Honorable Mayor and City Council
Chair and Planning Commission
Fred A. Wilson, City Manager
Scott Hess, Director of Planningand Building
Jane James, Planning Manager
Bill Reardon, Division Chief/Fire Marshal
Debbie DeBow, Principal Civil Engineer
Mark Carnahan, Building Manager
California Coastal Commission
Sunset Beach LCP ReviewBoard
Magdy Bassaly, PropertyOwner
Project File
AP No. 15-009/LLA No. 15-00‘
June 24, 2015
Page 3 of 6
ATTACHMENT NO. 1
FINDINGSAND CONDITIONS OF APPROVAL
ADMINISTRATIVE PERMIT NO. 15-009
LOT LINE ADJUSTMENT NO. 15-002
FINDINGS FOR PROJECTS EXEMPT FROM CEQA:
The Director of Planning and Buildingfinds that the project will not have any significant effect on
the environment and is exempt from the provisions of the California Environmental Quality Act
(CEQA) pursuant to sections 15303 and 15305 of the CEQA Guidelines, because the project
consists of the construction of two single family residences located within an urbanized
residential zone and the lot line adjustment does not result inthe creation of any new parcel.
FINDINGS FOR APPROVAL —ADMINISTRATIVE PERMIT NO. 15-009:
Administrative Permit No. 15-009to "approve in concept" the construction of two new three-
story single family residences and the adjustment of existing lot lines conforms with the
General Plan and the Draft Sunset Beach Specific Plan designation of Sunset Beach
Residential. The proposed project is consistent with Coastal Element Policy C 1.1.1 to
encourage new development to locate within, contiguous to, or in close proximity to, existing
developed areas able to accommodate it. The proposed construction will occur on a
developed site, contiguous to existing residential development.
The project is consistent with the requirements of the CZ Overlay District, the base zoning
district and other applicable provisions of the Municipal Code. The project complies with all
applicable development regulations, including minimum setbacks and on-site parking, and
maximum building height.
At the time of occupancy the proposed development can be provided with infrastructure in a
manner that is consistent with the Draft Sunset Beach Specific Plan. The project will be
constructed on a previously developed site in an urbanized area with all necessary services
and infrastructure available, includingwater, sewer, and roads.
The development conforms with the public access and public recreation policies of Chapter
3 of the California Coastal Act. The project will not impede public access, recreation, or
views to coastal resources.
FINDINGS FOR APPROVAL —LOT LINE ADJUSTMENT NO. 15-002:
The "approval in concept" to grant Lot Line Adjustment No. 15-002 for the adjustment of lot
lines between two existing contiguous parcels of land will not create any additional parcels
or building sites.
The resulting parcel alignment will conform to Titles 20-24 of the Huntington Beach Zoning
and Subdivision Ordinance (HBZSO).
AP No. 15-009/LLA No. 15-00z
June 24, 2015
Page 4 of 6
The lot line adjustment will not sever any existing structure on the resulting parcels. The
proposed lot line adjustment will adjust the lot line between two contiguous parcels of land
resulting in the transfer of land area from one lot to another. One existing structure on the
subject site straddles the common property line of the two existing lots. The existing
structures are proposedto be removed as part of the lot line adjustment.
The lot line adjustment will not allow a greater number of dwelling units than allowed prior to
the adjustment. The lot line adjustmentwill not affect the number of units allowed.
A plat map showing the lot line adjustment has been prepared and approved and will be
filed in accord with the provisions of Section 253.24 of the HBZSO.
CONDITIONS OF APPROVAL —ADMINSTRATIVE PERMIT NO. 15-009:
1. The site plan, floor plans, and elevations received and dated February25, 2015 shall be the
conceptually approved design with the following modifications:
An area for storage of the minimum number and size of trash cans per dwelling unit
as required by the trash removal service shall be provided at both residences. This
area shall be concealed from public view.(Sunset Beach Specific Plan Section
3.3.1.F.5)
The 18 ft. by 18 ft. parking area in the garage at 16467 S. Pacific Avenue shall be
clear with no obstructions (no door swinging inward or tankless water heater).
(Sunset Beach Specific Plan Section 3.3.4.1)
The chimney flue for both proposed residences shall have maximum dimensions of 2
ft. by 2 ft.(Sunset Beach Specific Plan Section 3.3.1.F.7)
The bar area adjacent to the family room in both proposed residences shall have no
garbage disposal and stove/range.(HBZSO 203.06)
The side setback for the garage adjacent to 231dStreet at 16475 S. Pacific Avenue
shall be a minimum of 3 ft.(Sunset Beach Specific Plan Section 3.3.1.F.3.a)
2. Prior to submittal of building permits, the following shall be completed:
Submit evidence of Coastal Development Permit approval by the California Coastal
Commission.
Zoning entitlement conditions of approval and code requirements identified in
separately transmitted memorandum from the Departments of Fire, Planning and
Building, and Public Works shall be printed verbatim on one of the first three pages
of all the working drawing sets used for issuance of building permits (architectural,
structural, electrical, mechanical, and plumbing) and shall be referenced in the sheet
index. The minimum font size utilized for printedtext shall be 12point.
3. During demolition, grading, site development, and/or construction, the following shall be
adhered to:
Construction equipment shall be maintained in peak operating condition to reduce
emissions.
Use low sulfur (0.5%)fuel by weight for construction equipment.
Truck idling shall be prohibitedfor periods longerthan 10minutes.
AP No. 15-009/LLA No. 15-002
June 24, 2015
Page 5 of 6
Attempt to phase and schedule activities to avoid high ozone days first stage smog
alerts.
Discontinue operationduring second stage smog alerts.
Ensure clear
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name and phone number of a field supervisor to contact for information regarding the
development and any construction/gra
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4. The structure(s) cannot be occupied and the final building permit(s) cannot be approved
until the following have beencompleted:
All improvements must be completed in accordancewith approved plans.
Compliance with all conditions of approval specified herein s
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5. Any conditions of approval, imposed by the Coastal Commission, that are more restrictive
than those set forth in this approval shall be adhered to.
6. Administrative Permit No. 15-009 and Lot Line Adjustment No. 15-002 shall become null
and void unless exercised within two
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or such extension of time as may be granted by the Director pursuant to a written request
submitted to the Planning & Building Department a minimum
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7. The applicant and/or applicant's representative shall be responsible for ensuring the
accuracy of all plans and information submitted to the City for review and approval.
8. The Development Services Departments and divisions (Building & Safety, Fire, Planning
and Public Works) shall be responsible for ensuring compliance with all applicable
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requirements and conditions of approval. The Director of Planning and Building may
approve minor amendmentsto plans and/or conditions of app
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changed circumstances, new information or other relevant factors. Any proposed
plan/project revisions shall be called out on the plan sets submitted for building pe
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and approved the proposed changes for conformance with the intent of the Director's
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9. Incorporating sustainable or "green" building practices into the design of the proposed
structures and associated site improvements is highly encouraged. Sustainable building
practices may include (but are not limited to) tho
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Green Building Guidelines and Rating Systems (htt ://www.buildit reen.or / reen-buildin -
guidelines-ratincil).
AP No. 15-009/LLA No. 15-00z
June 24, 2015
Page6 of 6
CONDITIONS OF APPROVAL —LOT LINEADJUSTMENT NO. 15-002:
The plat map received on May 26, 2015, and maintained in Planning and Building
Department case file LLA No
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The lot line adjustment form shall be submitted to the Public Works Department for final
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All existing structures on-site shall be demolished prior to recordation of the new lot lines.
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than those set forth in this approval shall be adheredto.
INFORMATION ON SPECIFIC CODE REQUIREMENTS
Administrative Permit No. 15-009 and Lot Line Adjustment No. 15-002 shall not become
effective until the ten-calendar day appeal pe
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The Planning and Building Department reserves the right to revoke Administrative Permit
No. 15-009 and Lot Line Adjustment No. 15-0
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The development shall comply with all applicable provisions of the Municipal Code, Building
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