Loading...
HomeMy WebLinkAboutOrdinance #2662 ORDINANCE NO. 2662 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE CODE BY ADDING A NEW ARTICLE 949. 5 PERTAINING TO OFFICE-RESIDENTIAL DISTRICT The City Council of the City of Huntington Beach does ordain as follows: SECTION 1. The Huntington Beach Ordinance Code is amended by adding a new Article 949. 5 to read as follows: ARTICLE 949. 5 "OR" OFFICE-RESIDENTIAL DISTRICT Sections: 949. 5. 0 Purpose 949. 5. 1 Permitted Principal Uses and Structures 949. 5. 2 Permitted Accessory Structures 949. 5. 3 Uses and Structures Subject to a Conditional Use Permit 949. 5. 4 Minimum Residential and Office Mix 949. 5. 5 Minimum Building Site, Width and Depth 949. 5. 6 Building or Structure Height Limitations 949. 5. 7 Site Coverage 949. 5. 8 Yard Requirements 949. 5. 9 Off-Street Parking Requirements 949. 5. 10 Landscaping 949. 5. 11 Signs 949. 5. 12 Dedication and Improvements 949. 5. 13 Minimum Residential Open Space Requirements 949. 5. 14 Refuse Collection Area 949. 5. 0 PURPOSE. The purpose of the mixed use Office-Residential (OR) District shall be to: (A) Implement the General Plan designation of Com- mercial: Office-Residential adjacent to the Downtown Specific Plan; (B) Allow medium density apartments, condominiums and stock cooperatives to co-exist with professional office space, either by a vertical mix within the same building or a general mix within an area; (C) Provide standards of development which will assure adequate light, air, privacy and usable open space for residents and other occupants of such development; (D) Provide for ancillary retail commercial and service uses for the convenience of the offices within the mixed use structure. 1. 949. 5. 1 PERMITTED PRINCIPAL USES AND STRUCTURES. The following principal uses and structures shall be permitted in the OR District subject to issuance of a use permit by the Board of Zoning Adjust- ments. Said permit shall insure that the uses are developed in a manner compatible with the purpose of this District. (A) All residential uses including apartments, condo- miniums and stock cooperatives (B) Professional, general business and non-profit offices (C) Any combination of office and residential uses (D) When residential and office uses are under separate occupancy any combination of the uses permitted within this section are allowed provided that the residential uses shall: (1 ) Either be segregated to a separate structure or restricted to the second story or above ; (2 ) Not occupy any portion of the same story with non-residential uses, except when they are provided with adequate physical and acoustical separation; (3 ) Within a single structure be on contiguous floors ; ( 4 ) Be provided with separate pedestrian ingress and egress ; (5 ) Be provided with secured, designated parking. 949. 5. 2 PERMITTED ACCESSORY STRUCTURES. All structures customarily incidental and accessory to a permitted principal use or structure may be constructed on any lot containing a main building provided that such structure (s ) shall not exceed fifteen ( 15 ) feet in height nor be closer than ten ( 10 ) feet to any other structure on the same lot and shall conform with all yard requirements of this District. Multiple story parking structures are excluded from the provisions of this section. 949. 5. 3 USES AND STRUCTURES SUBJECT TO A CONDITIONAL USE PERMIT. The following uses and structures may be permitted in the OR District subject to approval of a Conditional Use Permit: (A) Use of a lot as a building site which is in excess of seventeen thousand (17, 000 ) square feet (B) Any use where the entire development site is not under unified ownership. 2. (C) Integrated within and clearly incidental to an office building and provided that they cumulatively do not exceed ten percent ( 10% ) of total gross floor areas ( 1 ) Barber Shop (a maximum of two ( 2) chairs) (2 ) Beauty Shop (a maximum of two (2 ) stations) ( 3 ) Newspaper Stand (4 ) Prescription Pharmacy ( 5) Restaurant and/or coffee shop (on-site sale or consumption of alcoholic beverages is limited to beer and wine only) . 949. 5. 4 MINIMUM RESIDENTIAL AND OFFICE MIX. (A) Residential uses shall comprise a minimum twenty- five percent (250 ) of the total gross floor area and shall not exceed fifteen ( 15 ) units per gross acre . (B) Office uses shall comprise a minimum of twenty-five percent ( 250 ) of the total gross floor area. 949. 5. 5 MINIMUM BUILDING SITE, WIDTH AND DEPTH. (A) The minimum building site area, lot width and lot depth shall be the following: (1 ) Minimum building site: ten thousand ( 10, 000 ) square feet; (2 ) Minimum lot width: one hundred ( 100 ) feet; (3 ) Minimum lot depth: one hundred ( 100 ) feet. (B) Any lawfully established and recorded individual lot not meeting the standards within this section shall not be used as a building site (unless combined with sufficient land to provide the above listed minimum standards) except upon the applicant ' s submittal to the Director of a plot plan encompassing the entire parcel and delineating all structures proposed for initial or future construction, and the adoption of the following findings by the Board of Zoning Adjustments or the Planning Commission: (1 ) Special conditions exist because of topography or existing development patterns; (2 ) A demonstrated uniqueness of design is proposed that responds to the intent and purpose of this District; (3 ) The development complies with all applicable city ordinances. 949. 5. 6 BUILDING OR STRUCTURE HEIGHT LIMITATIONS. No building, structure or combination of buildings and structures shall exceed: 3. thirty ( 30 ) feet in height for sites less than two hundred ( 200 ) feet in depth; or forty ( 40 ) feet in height for sites equal to or greater than two hundred ( 200 ) feet in depth. Rooftop mechanical equipment and screening are exempted from the above provision and: (A) May exceed the building height limit by not more than fourteen (14 ) feet ; (B) Shall be screened from view from adjacent public rights-of-way, except for residential attic turbines and solar collector panels. 949. 5. 7 SITE COVERAGE. Shall not exceed the following: (A) Buildings not exceeding thirty ( 30 ) feet in height: fifty percent ( 500) of site area. (B) Buildings exceeding thirty (30 ) feet in height: forty percent ( 400 ) of site area. (C) When more than one building is located on a site the percent coverage of the entire site is controlled by the allowed coverage of the tallest building. 949. 5. 8 YARD REQUIREMENTS. All yards shall be measured from the ultimate right-of-way lines as required by the Huntington Beach Ordinance Code . (A) Front Yard. The minimum front yard setback shall be fifteen ( 15 ) feet. All required front yards shall be landscaped and permanently maintained. (B) Side Yard. (1 ) Exterior Side Yard. The minimum exterior side yard setback shall be ten ( 10 ) feet. All required exterior side yards shall be landscaped and permanently maintained. (2) Interior Side Yard. Except as provided herein, the aggregate setback shall be not less than twenty percent ( 20%) of the site frontage and a minimum of three ( 3 ) feet shall be provided in each side yard. (a) Any side yard abutting a public street shall have a setback of not less than five ( 5 ) feet, except for garages located on a single twenty-five ( 25 ) foot lot, said setback may be reduced to not less than three ( 3 ) feet. (b) Any interior side yard may be reduced to zero (0 ) feet provided that the opposite side yard equals twenty percent ( 20% ) of the site frontage . Further provided, where zero (0 ) feet yard setback is used the abutting property must be held 4. under the same ownership at the time of initial construction or the owners of the abutting properties shall record an agreement or deed restriction and consent in writing to such zero (0 ) feet setback. A separation of not less than five (5 ) feet shall be provided between adjacent structures on abutting sites where zero (0 ) feet side setback is utilized. This requirement shall not apply where the same interior property line is utilized for zero (0 ) feet side yard construction on both properties. (c ) Further provided, where the main entry to a dwelling unit is located in the side yard area, such side yard area shall not be less than five (5) feet for the first story. (3 ) Rear Yard. The minimum rear yard setback shall be seven and one-half ( 7-1/2 ) feet from the ultimate right-of-way or property line . 949. 5. 9 OFF-STREET PARKING REQUIREMENTS. Except as provided within this section the arrangement, access, safety sign angles, dimensions, turning radii , screening and number of all parking spaces shall conform to the "off-street parking" requirements of the Huntington Beach Ordinance Code . (A) Surface area used for uncovered parking-. Surface area used for uncovered parking shall not exceed twenty percent (2011 ) of the gross site area. (B) Office and Commercial. (1 ) No office or commercial use shall gain access from an alley; (2 ) A credit at the ratio of one to one ( 1: 1 ) shall be given for off-site parking provided at a distance not to exceed five hundred ( 500 ) feet. (C ) Residential . Parking for the residential portion of the development shall be provided as follows: (1 ) Enclosed and covered parking spaces shall be located on site within two hundred (200 ) feet of the dwelling unit it is designed to serve and shall be provided at the following ratio: (a ) Bachelor or studio (efficiency) to one ( 1 ) bedroom dwelling unit: one and one-half (1-1/2 ) parking spaces (b) Two (2 ) bedroom dwelling unit or larger: two (2 ) parking spaces. (2 ) Guest parking spaces or areas within a develop- ment shall be: 5. (a) Provided at a ratio of one ( 1 ) parking space for each two (2 ) units. (b) Screened on a horizontal plane if the parking spaces or areas are unenclosed and uncovered. The screening shall: (1 ) Be at least five (5 ) feet high as measured from the adjacent parking surface ; ( 2) Consist of vegetation or vegetation combined with opaque materials; (3 ) Be approved by the Director. 949. 5. 10 LANDSCAPING. As provided for within the Huntington Beach Ordinance Code . 949. 5. 11 SIGNS. Except as provided herein all proposed signs shall comply with the provisions of the Huntington Beach Ordinance Code . (A) Exceptions. ( 1 ) No sign shall be permitted to project beyond eighteen ( 18 ) inches from an exterior wall. (2 ) No sign shall cause glare, reflection or nuisance to residential uses. ( 3 ) All commercial signage within mixed use buildings shall be restricted to the commercial portion of said building. (B) Types of Signs Permitted. (1 ) Name Plate. One ( 1 ) unlighted nameplate per entryway with defined background not exceeding one (1 ) square foot and with letters or other symbols not exceeding four ( 4 ) square inches; each limited to signifying the name of each tenant occupant and his or her specialty. ( 2 ) Freestanding Monument or Wall Signs. One (1 ) freestanding monument or wall sign per building site, not exceeding twelve ( 12) square feet per face in area which may be illuminated from within or behind and not exceeding a height of four (4 ) feet above finished grade , for identification of the premise, or the business or professional offices on the premises. (3 ) Real Estate Signs. One (1 ) temporary unlighted, single or double-faced freestanding or wall sign per building site not to exceed six (6 ) square feet per side, no por- tion of which is higher than ten (10 ) feet above finished ground 6. level. Such sign may indicate that the property, premises or portion thereof on which it is located is for sale, lease or rent and may contain not more than the following additional information: A description of the premises and name, trademark, address and telephone number of the owners, broker or other person offering the premises for sale, lease or rent. (4 ) Other Signs. No other advertising signs, structures, banners or devices of any character shall be displayed in the OR District except as granted through the issuance of a use permit by the Board of Zoning Adjustments. 949. 5. 12 DEDICATION AND IMPROVEMENTS. All proposed structures and uses shall comply with dedication and improvement requirements of the Huntington Beach Ordinance Code . 949. 5. 13 MINIMUM RESIDENTIAL OPEN SPACE REQUIREMENTS. The com- bined total of private and common open space shall equal at least twenty-five percent ( 25%) of the floor area of each dwelling unit. (A) Private open space shall be: (1 ) Contiguous to the dwelling unit it serves and for the exclusive use of the occupants ; (2 ) Have a minimum area of not less than sixty ( 60 ) square feet and a minimum dimension of not less than six ( 6 ) feet per side. ( 3 ) Only accessible to the dwelling unit it serves ; (4 ) Physically separated from public areas by a wall or hedge at least forty-two ( 42 ) inches in height; ( 5) Provided at the following ratio: (a) Bachelor or studio (efficiency) dwelling unit: sixty ( 60 ) square feet; (b) One ( 1 ) to two ( 2 ) bedroom dwelling unit: one hundred (100 ) square feet; (c) Three (3 ) bedroom dwelling unit or larger: two hundred and fifty ( 250 ) square feet. (B) Common open space shall: (1 ) Be accessible to all dwelling units within the development; (2 ) Not include parking areas or driveways. 949. 5. 14 REFUSE COLLECTION AREA. All refuse collection areas shall be screened from view on all four sides by a six ( 6 ) foot high 7. decorative masonry wall, building or gate. Residents shall be provided with collection areas that are separate and distinct from the collection areas of offices and other commercial activities and said collection area shall not be located further than two hundred (200 ) feet from each residence . SECTION 2. This ordinance shall take effect thirty days after adoption. PASSED AND ADOPTED by the City Council of the City of adjourned Huntington Beach at afregular meeting thereof held on the 28th day of November , 1983. ATTEST: APPROVED AS TO FORM: i City Clerk City Attorney REVIEWED AND APPROVED: INITIATED AND APPROV "inistrato City erector of Development Services 8. Ord. No. 2662 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, ALICIA M. WENTWORTH, the duly elected, qualified City Clerk of the City of Huntington Beach and ex-officio Clerk of the City Council of the said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven; that the foregoing ordinance was read to said City Council at a regular meeting thereof held on the 21st day of November 19 83, and was again read to said City Council at a regular adjourned meeting thereof held on the 28th day of November 19 83 , and was passed and adopted by the affirmative vote of more than a majority of all the members of said City Council. AYES: Councilmen: Pattinson,Thomas, Kelly, Finley NOES: Councilmen: Bailey, Mandic ABSENT: Councilmen: MacAllister City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California tt. M. VwbMtb, MY CLERK of the City of ittwtiagton Bw(*,wet-era-otficio Clerk of the City g3xeury;.,,do tt4;#ft matt{, that a synopsis of this .7zs� b the Huntington ............... . ltn�psr' rai� tti Mari..% of said City. ALIC1A M. WENTW,O"...-............. c�7�✓t-� City Clerk y City CW3rk