HomeMy WebLinkAboutInitial Plan IPZR2013001 - Notice of action Letter w Findings Conditions of ApprovalCit of Huntin ton Beach
2000 MAINSTREET CALIFORNIA92648
DEPARTMENTOFPLANNINGANDBUILDING
www.huntin tonbeachca. ov
Plannin Division
714.536.5271
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714.536.5241
May 29, 2013
Application:INITIAL PLANZONING & REVIEW NO. 12-00 (PHILLIPS RESIDENCE)
Applicant:Harry Monck, 303 Cleveland Drive, Huntington Beach, CA 92648
Property Owner:Mr. & Mrs. Kenneth Phillips, 510 7thStreet, Huntington Beach, CA 92648
Request:To review conceptual plans for a proposed addition of approximately
1,358 square feet to an existing 1,320 square foot two story single family
residence identified in the 2009 Historic Resource Survey as a historically
significant property. The request includes the demolition and removal of
an existing detached garage structure.
Project Location:510 7thStreet, 92648 (east side of 7thStreet, between Pecan Avenue and
Acacia Avenue)
Dear Mr. Monck:
We appreciate the opportunity to review your conceptual plans for the proposed single family
residential addition project. 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 an entitlement application.
General Plan/Zonin :
The General Plan designation for the subject property is RMH —25 —d (Residential
Medium High Density —Maximum 25 dwelling units/acre —Design Overlay).
The project is located within the RMH-A (Residential Medium High Density —Small Lot
Sub district) zoning district which permits detached single-family dwellings.
Historic Si nificance
City records indicate that the structure was originally built around 1905, prior to the City's
incorporation. The structure is identified in the City's 1986 Historic Survey as a cottage
architecture style having received minor alterations and given a 'C' rating (on a letter grade
scale of A —F).The property is also currently listed in the 2009 Historic Resources update with
a status of `5S2', which means that the property is eligible for a local historic listing or
designation. As a structure that is eligible for a local historic listing, alterations and additions
IPZR No. 13-001
May29, 2013
Page 2
may be made only if the scope of the work is consistent with the Secretary of the Interior's
Standards for the Treatment of Historic Properties —Guidelines for Rehabilitating Historic
Buildings.
Environmental Review
The subject property's historic designation of `5S2' signifies that the property is considered a
historic resource under the provisions of the California Environmental Quality Act (CEQA). The
demolition of the garage may require further environmental review since the detached garage
may be found to contribute to the property's historic significance. A qualified architectural
historian shall review the proposed project and identify whether the scope of the project,
including the residential addition in conjunction with the demolition of the detached garage, is
consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties.
Staff may support applying a categorical exemption of the demolition, addition and rehabilitation
work from environmental review pursuant to Section 15331, Class 31, if the project scope is
found to be consistentwith the Secretary of the Interior's Standards.
Code Re uirements
Based on the preliminary review of conceptual plans for conformance with the development
standards in the RMH-Azoning district, 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 entitlement processing and/or plan check. The code requirements applicable
to your proposed project include:
Based on the submitted plans, the demolition of the detached garage structure in
conjunction with the addition and remodel of the existing main dwelling structure shall be
reviewed and analyzed by a qualified architectural historian. The historian's report shall
be submitted to the Planning & Building Department for review prior to the submittal of
an applicationfor a Waiver of Development Standards as discussed below in #2.
The plans dated January 31, 2013 indicate proposed total lot coverage of approximately
57% (1642.50 sq. ft. / 2875 sq. ft.). The maximum lot coverage permitted by the HBZSO
is 50%.(HBZSO Section 210.06)and the plans should be revised to reflect compliance
with this standard. Alternatively, a request for a Waiver of Development Standards
pursuant to HBZSO Section 241.22 for lot coverage may be submitted to allow up to a
10% deviation from the 50% maximum lot coverage requirement. Subject to
Neighborhood Notification, the Director may waive the lot coverage development
standard if it is found that such a waver improves the project design.
Please indicate on the plans all on-site landscaped areas, and provide a calculation of
landscaped area within the front yard setback area. A minimum of 40% of the front yard
shall be landscaped.(HBZSO Section 210.06 (S))
The measurementof height of the proposed structure shall be determined by the highest
point of the curb along the front property line. The submitted plans indicate an
approximately 34 ft. 2 in. maximum building height measured from grade. The elevation
plans shall be revised to depict the measurement of height from the highest adjacent
curb.(HBZSO Section 230.70)
IPZR No. 13-001
May29, 2013
Page 3
Both side elevations shall depict the front and rear property line locations at scale to
verify compliance with the maximum height provisions of the RMH-A zone. In the front
and rear 25 feet of the lot, maximum building height for all structures, including railing
and architectural features, shall be 25 feet. Otherwise, maximum building height shall be
35 feet.(HBZSO Section 210.06 (M)(2)(c))
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
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Article V)
Staff Desi n Recommendation
1. The property carries a local historic significance and evaluation of the proposed project
is based on criteria setforth in the Secretary of the Interior's Standardsfor the Treatment
of Historic Properties. These Standards can be found online at
htt ://www.n s. ov/h s/t s/stand uide/rehab/rehab standards.htm. In conjunction with
the primary Standards, specific implementation Guidelines, which provide direction and
recommendations for exterior materials and finishes, shall also be followed. The
Guidelines can be found online at
htt ://www.n s. ov/h s/t s/stand uide/rehab/rehab a roach.htm.
Thank you for submitting your Initial Plan Zoning & Review application. Please contact me at
(714) 374-5317 or via email at HBeckman 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.
S rely,
Hayd n B kman
Planni g Aide
Cc:Jane James, Acting Planning Manager
Mr. and Mrs. Phillips, Property owners
Project File