HomeMy WebLinkAboutOrdinance #2850 ORDINANCE NO. 2350
AN ORDINANCE OF THE CITY OF HUNTINGTON
BEACH AMENDING THE HUNTINGTON BEACH
ORDINANCE CODE BY REPEALING ARTICLES
910.5, 914, 924, 926 931, 932 .5, 936,
AND ADDING THERETO NEW ARTICLES 914
(MOBILEHOMES.) , 915 (PRD' s) , 916 (MANU-
FACTURED HOMES) AND 917 (SENIOR RESIDENTIAL
SUFFIX)
The City Council of the City of Huntington Beach does ordain
as follows:
SECTION 1. Articles 910.5, 914, 924, 926, 931, 932 .5 and 936
of the Huntington Beach Ordinance Code are hereby repealed.
SECTION 2. The Huntington Beach Ordinance Code is hereby
amended by adding thereto new Articles 914 (Mobilehomes) , 915
(Planned Residential Developments) , 916 (Manufactured Homes) and
917 (Senior Residential Suffix) to read as follows:
9140 GENERAL PROVISIONS. This article sets forth
standards for mobilehome parks in order to promote a better living
environment. In those areas concerning mobilehomes and mobilehome
parks in which the City has no authority to adopt regulations, the
State regulations shall apply, and in those areas in which the
City has authority to adopt regulations and both the City and
State have adopted regulations, the more restrictive regulations
shall apply. For existing mobilehome parks which were constructed
prior to the effective date of this ordinance, new mobilehome
installations, additions or alterations shall be required to
comply with the standards in effect at the time of original
construction.
9141 PERMITTED USES. Mobilehomes within a mobilehome
park and uses found in conjunction with mobilehome parks that are
incidental to the park and operated for the convenience of the
residents, are permitted in the MH District (Mobilehomes) , subject
to use permit approval by the Board of Zoning Adjustments and
conformance with the following criteria:
(a) The relationship of the proposed mobilehome park to
surrounding land use.
CA 86-11 1.
(b) Soil conditions.
(c) Access to the area under consideration (park should abut
an arterial highway from which the primary access is obtained) .
(d) The minimum site area shall be ten (10) acres.
9142 MAXIMUM DENSITY. The maximum density shall be nine
(9) spaces per gross acre, with a maximum of one mobilehome per
mobilehome space. This requirement shall not prohibit combining
two or more mobilehome units to create a single residence.
9143 MAXIMUM HEIGHT. Maximum height shall be:
Mobilehomes: 20 ft.
Recreation Buildings: 30 ft.
All Other Accessory Structures: 15 ft.
9144 OPEN SPACE. A minimum of two hundred (200) square
feet of common recreation area shall be provided per mobilehome
space. Such area may be in one or more locations and shall be
arranged so as to be readily accessible to all residents of the
mobilehome park.
9145 SCREENING REQUIREMENTS. In order to provide a
buffer between mobilehome parks and surrounding uses, the
following standards shall apply.
(a) An opaque screen having a minimum height of six (6) feet
shall be installed with a minimum 10 foot setback from any
street. Such screen shall consist of any combination of the
following:
(1) A wall constructed of concrete, stone, brick, tile
or similar type of solid masonry material, having a
minimum thickness of six (6) inches.
(2 ) A landscaped berm which shall not exceed twenty
(20) feet in width.
(b) The setback between the wall or berm shall be landscaped
and equipped with an automatic sprinkler system.
(c) A six (6) foot high concrete or masonry wall shall be
provided as a buffer along all interior property lines.
9146 SETBACKS. The following setback requirements for
individual mobilehome spaces shall apply to mobilehomes and all
accessory structures. All setback areas shall be landscaped.
Front Yard: 5 ft.
Side Yards: 10 ft. aggregate, min. 3 ft. on
any side.
Rear Yard: 5 ft.
CA 86-11 2.
9147 MAXIMUM SITE COVERAGE. Maximum site coverage for
mobilehomes and accessory structures shall be 75% of an individual
space.
9148 PARKING REQUIREMENTS. All parking facilities shall
comply with the standards outlined in Article 960, any adopted
city standards, as well as the following provisions. Two
conveniently accessible parking spaces shall be provided for each
mobilehome space, which may be arranged in tandem. One of the
j required spaces shall be covered. Guest parking shall be provided
at the rate of one (1) parking space per three (3 ) mobilehome
spaces.
9149 MISCELLANEOUS REQUIREMENTS.
(a) Storage Space. A minimum of 150 cubic feet of enclosed,
usable storage space shall be provided at each mobilehome space.
(b) Screening of Undercarriage. The undercarriage of all
mobilehomes shall be screened from view on all sides except that
an access panel shall be provided pursuant to State requirements.
(c) Boat or Trailer . Storage. One or more areas in the
mobilehome park shall be set aside for boat or trailer storage.
Such areas shall be enclosed or screened from view by a six (6)
foot high fence or wall, maintained in a neat and orderly manner,
and of compatible design with surrounding uses on the same or
adjacent property.
(d) Trash Collection. Trash collection areas or individual
trash pickup for each space shall be provided. Where trash
collection areas are provided, such areas shall be adequately
distributed throughout the park and shall be enclosed or screened
from view by a six (6) foot high fence or wall and shall be
maintained in a neat and sanitary condition.
9150 GENERAL PROVISIONS. In order to promote better
living environments in the development of residential property,
there is hereby established a Planned Development Suffix (-PD)
which may be attached to base residential districts. The intent
of this suffix is to require that the Planned Residential
Development Standards in this article be used for applications to
develop such property. The suffix -PD may be attached to the Rl,
R2, R3, R4 districts, and any specific plans as may be deemed
appropriate after public hearing as required for zone changes in
this code.
The provisions of this article shall also apply to any property
for which an application has been filed for a planned residential
development (PRD) , including condominiums, community apartments,
and stock cooperatives. This article establishes development
standards to promote better living environments in planned
residential developments by encouraging better land planning
techniques with maximum use of aesthetically-pleasing types of
architecture, landscaping, and site layout and design.
CA 86-11 3 .
As planned residential developments differ from apartments in
numerous respects, such projects warrant special treatment. The
City hereby declares its intent to distinguish such projects from
apartment complexes in order to assure that proper protection is
afforded the future owners of such developments.
9150.1 PERMITTED USES. Planned residential developments
are permitted in the R1, R2, R3 R4 districts and any specific
plans subject to the issuance of a conditional use permit and
tentative tract map approval. The conditional use permit
application, the tentative tract map, and preliminary site plans
shall be submitted concurrently and processed simultaneously.
9150.2 SUBMITTAL REQUIREMENTS. Submittal requirements
shall be as set forth in applications available in the Department
of Development Services . Such requirements shall include site
plans, preliminary grading plans, tentative tract map, floor
plans, elevations and a narrative description of the project
including the following information:
(a) Distance from the property to any known geological
hazard.
(b) Total number and type of units, and the number of
units/bedrooms per gross acre.
(c) Percentage of site coverage by all structures.
(d) Number and type of all parking spaces.
(e) Amount of usable open space/recreation space provided
and type of recreation facilities proposed.
(f) Schedule and sequence of development, if phased.
9150.3 APPEARANCE STANDARDS. The following standards
shall be considered by the Planning Commission prior to
development approval:
(a) Architectural features and general appearance of the
proposed development shall enhance the orderly and harmonious
development of the area or the community as a whole.
(b) Architectural features and complimentary colors shall be
incorporated into the design of all vertical exterior surfaces of
the building in order to create an aesthetically pleasing project.
(c) Attention shall be given to incorporating sign color and
design into the overall design of the development.
(d) All vehicular access ways shall be designed with
landscaping and building variation to eliminate an alley-like
appearance.
CA 86-11 4.
9150.4 MAXIMUM DENSITY. Maximum density shall be as shown
in the following chart. For the purpose of calculating density,
acreage shall include area to the centerline of abutting street
rights-of-way, but not to exceed 7 .5% of the net area.
Maximum Units Maximum Bedrooms
District Per Acre Per Acre
Rl 6.5 20
R2 15.0 38
R3 25 .0 50
R4 35.0 53
9150.5 MAXIMUM SITE COVERAGE. Maximum site coverage shall
be fifty percent 50% .
9150.6 MAXIMUM HEIGHT. The maximum building height shall
be thirty five (35) feet.
9150.7 SETBACK (FRONT YARD) . The minimum setback from a
public street for structures exceeding forty-two (42) inches in
height shall be twenty (20) feet; however, setback may be reduced
to fifteen (15) feet provided that the reduction is for a maximum
of 50 percent of the total building frontage for each building or
structure and that a twenty (20) foot average setback is
maintained.
These provisions shall not prohibit construction of a six (6) foot
decorative masonry wall at the rear or exterior side property
lines where necessary for noise reduction. Patio covers within
private open space areas and the fences around such areas may be
set back ten (10) feet from any accessway.
9150.8 SETBACK (SIDE YARD) . Exterior side yard setbacks
shall be the same as stated for front yard setbacks. The minimum
interior side yard setback for all dwellings and accessory
structures (other than garages) shall be ten (10) feet. When any
structure is adjoining property zoned or used for single family
residential use, such setback shall be increased by one foot for
every 2.5 feet of building length exceeding twenty-five (25) feet .
The minimum interior side yard setback for garages shall be ten
(10) feet; however, such structures may be constructed at a zero
setback provided that the finished grade of the development at the
common property line shall not be more than one foot greater than
that of the abutting property, and that the wall of any such
structure be of solid masonry material.
9150.9 SETBACK (REAR YARD) . Rear yard setbacks shall be
the same as stated for interior side yard setbacks.
CA 86-11 5.
9150.10 BUILDING SEPARATION. The minimum building
separation or distance between buildings and accessways shall be
as follows:
(a) Twenty-five feet between buildings, front to front.
This distance shall be increased by five (5) feet for each story
in excess of one story.
(b) Twenty (20) feet between buildings, rear to rear, or
rear to front. This distance shall be increased by five (5) feet
for each story in excess of one story.
(c) Fifteen (15) feet between buildings, side to front, or
side to rear. This distance shall be increased by two and
one-half (2.5) feet for each story in excess of one story.
(d) Ten (10) feet between buildings, side to side. This
distance shall be increased by two and one-half (2.5) feet for
each story in excess of one story, or by five feet for each
dwelling unit in excess of two in either of the structures,
whichever is greater.
(e) In order to provide for obliquely aligned buildings, the
distances specified above may be decreased by five (5) feet at one
building corner if increased by an equal or greater distance at
the other corner.
(f) Fifteen (15) feet between detached accessory buildings.
(g) Ten (10) feet between detached accessory buildings and
any dwelling unit.
(h) Fifteen (15) feet between unenclosed parking spaces and
any dwelling unit.
(i ) Fifteen (15 ) feet between vehicular accessways and any
dwelling unit.
( j ) Five (5) feet between travel lanes on vehicular access
ways and garages or parking structures. However, where the
garages are attached and/or adjacent to the units served, a
minimum of 50 percent shall be set back twenty (20) feet from the
accesswry or back of sidewalk, whichever is greater.
9150.11 BUILDING ORIENTATION. The orientation of all
buildings shall be designed and arranged to preserve natural
features by minimizing the disturbance to the natural
environment. Natural features such as trees, groves, waterways,
scenic points, historic spots or landmarks, bluffs or slopes shall
be delineated on the site plan and shall be considered when
planning the location and orientation of buildings, open spaces,
parking areas, and finished grade elevations.
CA 86-11 6.
9150.12 BUILDING BULK. Structures having dwelling units
attached side by side shall conform to the following requirements :
(a) They shall be composed of a maximum of six (6) units.
(b) They shall have an offset in the front building line of
at least four feet for every two dwelling units within the
structure.
(c) They shall be designed to have a minimum of one-third
(1/3 ) of the total number of units within each multi-story
structure designed so as to be one story less in height than the
remaining portion of the structure.
9150.13 OPEN SPACE. The following open space requirements
shall apply to all planned residential developments . A maximum
number of units shall be located to abut common open space.
(a) The minimum square footage of open space for recreation
and leisure activities shall be subject to the following for each
dwelling unit:
District Minimum Area (Square Feet)
Rl 1200
R2 800
R3 600
R4 400
(b) Common open space areas shall be designed and located
within the development to afford maximum use by all residents of
the project. Common areas shall not be located closer than ten
(10) feet to any ground floor dwelling unit having a door or
window. Such areas shall have no dimension less than ten (10)
feet in order to count towards the minimum requirement. Common
areas may include game courts, game rooms, swimming pools, private
dock areas, garden roofs or grounds, sauna baths, putting greens,
or play lots.
(c) A unit in which all rooms used for human habitation are
constructed at ground level shall be provided with an adjacent
ground level patio as indicated with a minimum dimension of ten
feet. A unit in which all rooms used for human habitation are
constructed above ground level shall be provided with a balcony or
deck as indicated with a minimum dimension of six feet. Ground
level units with more than one floor may have a combination of
patios and balconies to meet the square footage required for a
ground floor unit. Balconies which serve more than one unit shall
not be used to satisfy these requirements.
7 .
Minimum Sq.Ft. Minimum Sq.Ft.
Unit Type (Patio) (Balcony)
Studio to one bedroom 200 60
Two bedroom 250
Three bedroom 300 120, may be in
Four bedroom 400 two areas
(d) The minimum open space areas required by this article
shall not satisfy any requirement for park and recreation
facilities .
(e) Private waterways may be used to partially satisfy the
recreation and leisure area requirements . No more than 50 percent
of such required open space shall be water.
( f) Enclosed recreation or leisure facilities shall not
constitute more than 15 percent of the required open space area.
(g) For projects with less than two gross acres, patio areas
and balconies may be included as part of the total open
space requirement provided they do not exceed 50 percent
of the total amount of open space required per unit.
For projects between two to four gross acres, patio
areas and balconies may be included as part of the total
open space requirement provided they do not exceed 25
percent of the total amount of open space required per
unit.
For projects with more than four gross acres, patio
access and balconies may not be included as part of the
total open space requirement. In addition, common open
areas shall have no dimension less than twenty (20) feet
in order to count towards the minimum requirement.
9150.14 MAIN RECREATION AREAS.
(a) For projects less than one gross acre in size, the
minimum size main recreation area shall be twenty-five hundred
(2, 500) square feet with no dimension less than fifty (50) feet.
(b) For projects between one and four gross acres, the
minimum size main recreation area shall be as shown in the table
below. No dimension shall be less than fifty (50) feet .
CA 86-11 8.
DISTRICT MAIN RECREATION AREA
Rl, R2 165 sq. ft. per unit,
2500 sq. ft. minimum
R3, R4 100 sq. ft. per unit,
2500 sq. ft. minimum
(c) Recreation areas shall not be located closer than ten
(10) feet to any ground floor dwelling unit having a door or
window, and no closer than five (5 ) feet to any wall without
openings.
(d) Recreation facilities or structures and their accessory
uses may be counted towards the main recreation area requirement
provided that paving, roofs, and other such surfaces shall not
constitute more than 5 percent of the total.
(e) At least one of the following shall be provided:
swimming pool, tennis court, basketball court, putting green,
playground equipment, volleyball court, lawn bowling, outdoor
cooking facility.
( f) The minimum size main recreation area for projects more
than four gross acres shall be ten thousand (10, 000) square feet,
with no dimension less than fifty (50) feet, and an average
dimension of one hundred (100) feet. Such areas shall be subject
to the following additional criteria:
( 1) Two or more of the amenities listed under (e)
above shall be provided.
(2) Recreation areas shall not be located closer than
twenty (20) feet to any ground floor dwelling unit
having a door or window.
( 3) A clubhouse facility for projects with fifty (50)
units or more shall be provided in the main
recreation area. This facility shall be a minimum
of seven (7 ) square feet per unit, but not less
than minimum Uniform Building Code standards.
9150.15 MINIMUM FLOOR AREA. Each dwelling unit within
the development shall have the following minimum floor area:
Unit Type Minimum Area
Studio
t dio 500
One bedroom 650
Two bedroom 900
Three bedroom 1100
Four bedroom 1300
CA 86-11 9.
i
9150. 16 PRIVATE ACCESSWAYS. The following standards shall
apply to all vehicular accessways:
(a) Private ways serving as access to or within a planned
residential development shall be provided with a minimum paved
width equivalent to two (2 ) , twelve foot wide travel lanes. An
additional twelve foot wide travel lane shall be provided in each
direction for the first one hundred (100) feet from the point
where such accessway intersects a public street .
(b) Accessways between 150 and 300 feet in length shall have
a turn-around with a minimum radius of thirty-one (31) feet. For
accessways between 300 and 600 feet, a turn-around with a minimum
radius of forty (40) feet, or a connecting loop circulation system
shall be provided. For accessways exceeding 600 feet, a
connecting loop circulation system shall always be required.
9150. 17 PARKING. All parking shall comply with the
standards contained in Article 960, as well as the following
requirements:
(a) Where a garage is constructed a minimum of twenty (20)
feet from the curb, the driveway in front of the garage may be
used to satisfy one of the required uncovered spaces. No more
than 50 percent of driveway spaces may be credited toward this
requirement.
(b) Required parking spaces shall be distributed throughout
I� the planned residential development at convenient locations to
P P
serve both residents and guests. Each dwelling unit shall have
assigned covered parking within a walking distance of two hundred
(200) feet.
(c) All required parking spaces or areas, open or enclosed,
shall be screened on a horizontal plane. Said screening need not
exceed six (6) feet.
9150.18 LANDSCAPING. Landscaping requirements shall be as
follows:
(a) All setback areas fronting on or visible from an
adjacent public street, and all recreation, leisure and open space
areas shall be landscaped and permanently maintained in an
attractive manner. Such landscaping shall consist primarily of
ground cover, ferns, trees, shrubs, and other living plants.
(b) Decorative design elements such as fountains, pools,
benches, sculpture, planters, and similar elements may be
permitted provided such elements are incorporated as part of the
landscaping plan.
CA 86-11 10.
(c) On-site trees shall be provided at the rate of one tree
per residential unit. A minimum of 75 percent of the total
requirement shall be thirty (30) inch box trees and the remaining
25 percent may be provided at a ratio of one (1) inch for one (1)
inch by using twenty-four (24) inch box trees . Additional trees
and shrubs shall also be provided for a well-balanced landscaped
treatment.
(d) Street trees shall be provided at the rate of one
fifteen (15) gallon tree per forty-five (45) feet on streets with
a sixty (60) foot right-of-way. Thirty (30) inch box trees shall
be planted on all arterial highways . One thirty (30) inch box
tree per forty-five (45 ) feet of frontage shall be provided within
a ten (10) foot setback of the public right-of-way in cases where
parkway trees cannot be planted within the right-of-way.
9150.19 MISCELLANEOUS PROVISIONS. Developments shall
comply with the following provisions:
(a) Address Signs . The placement of address numbers shall
be as approved by the Fire Department.
(b) Cable TV. No exterior television antenna shall be
I permitted, but a common underground cable service to all dwelling
units may be provided.
(c) Laundry Areas . Where central laundry areas are
provided, they shall be located to minimize visual and noise
intrusion to the surroundings .
(d) Lighting. The developer shall install an on-site
lighting system on all vehicular accessways, within all covered or
unenclosed parking areas, and along major walkways . A lighting
plan shall be submitted for approval to the Director. Lighting
shall be directed onto driveways and walkways within the
development and away from adjacent properties.
( e) Storage Space. Where the proposed development is
designed without an attached garage for each dwelling unit, a
minimum of one hundred (100) cubic feet of separate storage space
shall be provided per unit. The design, location and size of the
storage space shall be integrated into the development .
G ( f) Street Signs . The developer shall install on-site
street name signs at the intersections of accessways, as approved
by the City Engineer. The design and location of street signs
shall be approved by the Police Department. All signs shall be
installed prior to the time the first unit is occupied.
(g) Trash Collection Areas . Trash collection areas shall be
provided within two hundred 200) feet of the units they serve.
Such areas shall be enclosed or screened with masonry, and shall
be situated in order to minimize noise and visual intrusion on
adjacent property as well as to eliminate fire hazard to adjacent
structures .
CA 86-11 11.
(h) Vehicular Storage. Unenclosed areas for storage of
boats, trailers, recreational vehicles and other similar vehicles
shall be prohibited unless specifically designated storage areas
are set aside on the final development plan and provided for in
the covenants, conditions and restrictions. Where such areas are
provided, they shall be enclosed and screened from view on a
horizontal plan from adjacent areas by a combination of a six (6)
foot high masonry wall and a landscaped buffer.
9150.20 HOMEOWNER OR COMMUNITY ASSOCIATIONS. Submittal of
a legal instrument or instruments setting forth a plan or manner
of permanent care and maintenance of all open spaces, recreation
areas, and communal facilities shall be required. Such instrument
shall be approved by the City Attorney as to legal form and
effect, and by the Planning Department as to suitability for the
proposed use of the open areas.
Common open space shall be guaranteed by a restrictive covenant,
running with the land, describing the open space and its
maintenance and improvement for the benefit of all residents. The
developer shall file for recordation with the final subdivision
map, legal documents which provide for restricting the use of
common spaces for the purpose approved on the final development
plan.
All common lands to be conveyed to the homeowners ' association
shall be subject to the right of the grantee or grantees to
enforce its continued maintenance and improvement. Where common
open spaces are conveyed to the homeowners ' association, the
developer shall file a declaration of covenants to be submitted
with the application for approval that will govern the
association. The provisions shall include, but not be limited to,
the following:
(a) The homeowners ' association shall be established prior
to the sale of the last dwelling unit.
(b) Membership shall be mandatory for each buyer and any
successive buyer.
(c) The open space restrictions shall be permanent.
(d) There shall be provisions to restrict parking other than
as approved on the final development plan.
(e) If the development is constructed in phases requiring
one or more final maps; reciprocal covenants, conditions, and
restrictions and reciprocal management and maintenance agreements
shall be established which will merge each phase as completed, and
result in one homeowners ' association responsible for all common
areas within the development.
i
CA 86-11 12 .
9150.21 SPECIAL PERMIT. Planned development standards are
designed to encourage developments with an aesthetically pleasing
appearance, enhance the living environment for the residents of
the project, and to facilitate innovative architectural design and
adaption to the surrounding environment and terrain. Deviation
from the provisions of this article, with the exception of maximum
density and parking requirements, may be granted at the time of
approval of the project by application for special permit. The
Planning Commission may approve the special permit application in
whole or in part upon the following findings that the proposed
development will:
(a) Promote better living environments.
(b) Provide better land planning techniques with maximum use
of aesthetically pleasing types of architecture, landscaping, site
layout and design.
(c) Not be detrimental to the general health, welfare,
safety and convenience, nor detrimental or injurious to the value
of property or improvements, of the neighborhood or of the city in
general.
(d) Be consistent with the objectives of the planned
residential development standards in achieving a development
adapted to the terrain and compatible with the surrounding
environment.
9160 GENERAL PROVISIONS. The purpose of this article is
to establish standards to permit manufactured homes in single
family residential districts. The provisions of this article
shall apply to property located in the R1 District to which the
MFH suffix has been added. Such property shall be developed in
conformance with the provisions of this article as well as the
requirements of the base district and any other applicable
provisions of this code.
9161 DEVELOPMENT STANDARDS. All manufactured homes
shall:
(a) Be attached to a permanent foundation which complies
with all applicable building regulations . A foundation permit
shall be required.
(b) Have an exterior building material customarily used on
conventional single family dwellings and approved by the
Department of Development Services. The exterior building
material shall extend to the ground, except that such covering
material need not extend below the top of the foundation when a
solid concrete or masonry perimeter foundation is used.
(c) Have a shingled, pitched roof of not less than two (2)
inches of vertical rise for every twelve (12) inches of horizontal
run, with eave overhangs a minimum of twelve (12 ) inches.
CA 86-11 13.
(d) Have the same exterior building material on the garage
as on the main dwelling.
(e) Have an insignia of approval issued by the United States
Department of Housing and Urban Development.
( f) Have not been altered in violation of applicable codes.
(g) Be assessed park and recreation fees as a single family
dwelling.
9162 SURRENDER OF REGISTRATION. Prior to occupancy or
final inspection of a manufactured home which complies with these
provisions, any vehicle license plate, certificate of ownership,
and/or certificate of registration issued by a state agency shall
be surrendered to the Department of Development Services for
transmittal to the appropriate state agency.
The owner of a new manufactured home which has never been
registered with the California Department of Motor Vehicles shall
furnish to the Department of Development Services, prior to
issuance of a building permit, a statement to that effect from the
seller of the manufactured home.
9170 GENERAL PROVISIONS. The purpose of this article is
to establish standards for - residential developments designed for
senior citizens. The City recognizes that housing needs for
senior citizens differ in some respects from the needs of
non-seniors. At the time of application for the SR suffix, the
applicant shall submit a conceptual plan of the proposed
development which shall be a part of a preliminary development
agreement to be reviewed concurrently with the request for the SR
suffix. The agreement shall be signed at the time of the approval
of the SR suffix and shall establish the maximum number of units
that will be permitted on the site, shall have adequate provisions
to assure that units shall be occupied by at least one person
sixty years of age or older, and any other considerations deemed
necessary for the orderly and planned development of the
property. All proposed developments shall be subject to the
approval of a conditional use permit by the Planning Commission.
9171 APPLICATION OF ARTICLE. The provisions of this
article shall apply to property zoned R2, R3, R4 and any specific
plans as may be deemed appropriate, to which the senior
residential suffix (-SR) has been added. In reviewing a request
for an -SR suffix zone change, consideration shall be given to the
proximity of the site to public transportation, shopping areas,
medical facilities and other services. Property developed under
the -SR suffix shall conform to any provisions of this article,
other applicable provisions of this code, and with requirements of
the base district in those areas that are not specifically
addressed within this article, such as setback requirements
9172 MAXIMUM SITE COVERAGE. The maximum coverage shall
be 50 percent. Additional site coverage may be allowed for
detached garages, carports and enclosed recreation facilities
provided, however, that said additional site coverage shall be a
maximum of 10 percent.
CA 86-11 14.
9173 MAXIMUM HEIGHT. Buildings up to eight stories may
be permitted provided there shall be a reduction in permitted site
coverage and an increase in required setbacks and separations in
order to reduce the impact of the additional height, subject to
the approval of the Planning Commission.
9174 OPEN SPACE.
(a) All units shall have a private patio or balcony as
specified below. All projects shall have an enclosed clubhouse
facility containing 7 square feet per unit, with a minimum of four
hundred (400) square feet. Such facility may be used to count for
up to 50 percent of the main recreation area required below for
ownership projects.
Minimum Area Minimum Dimension
Unit Type (Sq.Ft. ) (Feet)
Bachelor to one bedroom 60 6
Two or more bedrooms 120 (may be 6
in two areas)
(b) Ownership projects with less than fifty units shall have
a main recreation area of 2, 500 square feet with no dimension less
than 50 feet. Projects with over fifty units shall provide an
additional 50 square feet for each unit over fifty. One-half of
the main recreation area may be enclosed. Main recreation areas
shall not be located closer than 10 feet to a building wall with
windows or doors, or closer than 5 feet to a wall without
openings. One of more of the following amenities shall be
provided as part of the main recreation area; swimming pool,
tennis court, putting green, lawn bowling, or outdoor cooking
facilities or barbecues.
9175 SPECIAL PERMIT. With the exception of maximum
density, deviations to the requirements of this article may be
granted at the time of project approval. The granting of a
special permit shall be based upon the following findings by the
Planning Commission:
(a) The development will promote better living conditions
and environments.
(b) The development utilizes land-planning techniques which
include superior types of architecture, landscaping, site layout
and design;
(c) The development will benefit the general health, safety,
welfare and convenience of the neighborhood and the City, and will
not be detrimental to or degrade property values in the
neighborhood or City.
CA 86-11 15.
9176 DESIGN STANDARDS.
(a) Minimum Floor Area. Minimum floor area per unit shall
be 450 square feet.
(b) Elevators. Buildings with more than two levels,
including habitable living areas or parking, shall be provided
with elevators.
(c) Building Bulk.
(1) Buildings shall not exceed 180 feet in length.
(2) Structures containing several units side by side
shall have offsets to provide variation in building
facade.
(3 ) Roof heights and slopes shall be designed to reduce
building bulk and provide skyline variation.
(d) Building Separation. The minimum building separation or
distance between buildinq and access drives shall be as specified
below:
(1) Twenty-five (25) feet for ownership projects and
fifteen (15) feet for rental projects between
two-story buildings facing each other, and such
distance shall be increased 2 .5 feet for each story
of a building over two.
(2) Fifteen ( 15 ) feet between two-story buildings
situated rear to rear, rear to front, side to side,
side to rear, or side to front and such distance
shall be increased 2.5 feet for each story of a
building over two.
(3 ) For obliquely-aligned buildings, the distances
specified above may be decreased by 5 feet at one
building corner if increased by an equal or greater
distance at the other corner .
(4) Ten (10) feet between detached accessory buildings
and/or between dwelling unit and accessory
buildings .
(5) Ten (10) feet between unenclosed parking spaces,
drives or aisleways and any dwelling unit.
(6) Five (5) feet between the travel lanes on vehicular
accessways or drives and any garage or parking
structure.
9177 PARKING. Parking shall be as required in Article
960. Any parking space over and above one space per unit shall be
marked for visitor use.
CA 86-11 16 .
9178 DENSITY BONUS. Where a developer has agreed to
construct a percentage of the units for persons of low and
moderate income, the Planning Commission may grant a density bonus
over the maximum density permitted by applicable district
regulations and the general plan land use designation. The
density bonus shall be set out in the development agreement
required by this article, based on the following findings by the
Planning Commission:
(a) The capacities of the City and County water, sewer, and
storm drain systems are adequate or will be adequate to
accommodate the proposed increase in density as well as all other
planned land uses in the area.
(b) The increase in density will not have a significant
adverse impact on traffic volumes and road capacities, school
enrollments, and recreational resources.
(c) The character of the surrounding area will not be
adversely impacted nor the overall intent of the general plan
sacrificed.
SECTION 3. If any section, subsection, sentence, clause,
phrase or portion of this ordinance is for any reason held to be
invalid or unconstitutional by the decision of any court of
competent jurisdiction, such decision shall not affect the
validity of the remaining portions of this ordinance. The City
Council of the City of Huntington Beach hereby declares that it
would have adopted this ordinance and each section, subsection,
sentence, clause, phrase, or portions thereof, and amendments
thereto, irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases or portions, or
amendments are declared invalid or unconstitutional.
NO FURTHER TEXT ON THIS PAGE
CA 86-11 17 .
SECTION 4. This ordinance shall take effect thirty days
s
after its passage.
PASSED AND ADOPTED by the City Council of the City of
Huntington Beach at a regular meeting thereof held on the 21st
day of July 1986.
•
ay .
1TTEST: APPROVED AS TO FORM:
I
City Clerk City Attorney
i
REVIEWED AND APPROVED: INITIATED AND APPROVED
L01w .10k )
City A inistra r Director of Development
m
Services
i
CA 86-11 18.
Ord. No. 2850
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss:
CITY OF HUNTINGTON BEACH )
I, AL IC IA M. WENTWORTH the duly elected qualified City
Clerk of the City of Huntington each and ex-officio Clerk of the
City Council of the said City, d hereby certify that the whole number
of members of the City Council o the City of Huntington Beach is seven;
that the foregoing ordinance was read to said City Council at a regular
meeting thereof eld on the 1Fth day of JI-1 4o
1986 , and was again read to sa d City Council at a regular
meeting thereof held on the 21 t day of J my 19 86 , and
was passed and adopted by the of irmative vote of more than a majority of
all the members of said City Cou cil.
AYES: Councilmen-
Kelly , MacAllister , Mandic , Bailey , Green
NOES: Councilmen:
None
ABSENT: Councilmen:
Finley, Thomas
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach, California
1, AUcis M. Wentworth CITY CLERK of the City of
Huntington Seaab and ex•off`rfo Clerk of the City
Council, do hereby certify that a synopsis of this
ordinance has been pubiish0Q in the Huntington
Beach Indepondent on.r/)y 3 0
vz
In accoMar:co with tt.a City Chaster of Said City,
MW M, WgNTWORTH
......................................................O�y C
..............................- ,..-400
�puty City Clerk