HomeMy WebLinkAboutOpen Space Requirements for Multiple Family Dwellings in Old Tn
Authoslzed to Publish Advertisements of all o••,1s Including public
notices by Decree of the Superior Court of Orange County,
1961, and
:,tCalifornta. Number A-6214, dated 29 September,
A-24831, dated 11 June. 1963. C
STATE OF CALIFORNIA 1 '
S
County of Orange Public Notice Adve1ls1nQ cdVered
by this .nldevlt is set in 7 point
with 10 pica column width
I am a Citizen of the United States and a resident of NOTICE OF
the County aforesaid; I am oval' the age of eighteen PUBLIC HEARING i
CODE AMENDMENT
NO.87-5
years, and not a party to or interested in the below OPEN SPACE
'
entitled matter. I am a principal clerk Of the Orange REQUIREMENTS FORTHE OLDTOWN/
TOWNLOT AREAS
Coast DAILY PILOT, with which Is combined the NOTICE IS HEREBY
GIVEN that the Huntington
NEWS-PRESS, a newspaper of general circulation, Beach City Council will
hold a public hearing In the
printed and published in the City of Costa Mesa, Council Chamber at thi
Huntington Beach Clvk
County of Orange, State of California, and that a Center,.2000 Main street!
Huntington Beach, Call,'
Notice of Public Hearing - fornia, on the date and{ at the tlme'lndicated below tc,
i receive and consider the'
statements of all persona
who wish to be heard role.'
tive to the application de j
of which copy attached hereto is a true and complete scribed below. I
DATE/TIME: Mondayt
copy, was printed and published in the Costa Mesa, Jtrrie 15,1987
'APPLICATION NO.:Code!
Newport Beach, Huntington Beach, Fountain Valley, 1 Amendment No.87-5 E
APPLICANT:. City of
Irvine, the South Coast communities and Laguna I
Huntington Beach
one time REQUEST: To amend
Beach issues of said newspaper for section 9130.9 and add new•
section 8130.9.1 to the,
Huntington Beach Ordl-}}}}.
consecutive weeks to wit the issue(s) of nance Code,adding separ.
ate open space require-
i 'ments for multiple family
Pdwellings In the Oldtownf
and Townlot Districts. ;
7 I + ENVIRONMENTAL
June 3 198 iSTATUS: The proposed
project Is categorically ex-
lempt from the provisions of
,fhe California Environmen.
198- tal Quality Act.
j ON'FILE: A copy of the
proposed ordinance Is on
(file In the Office of the City
198 i Clerk, 2000 Main Street„
jHuntington Beach, Call-
Ifornia 92648,for Inspection
�
'by the public.A copy of thE.
1 98 i staff report will be available
f to Interested parties at city
hall or.the main city library!
(7111 Talbert Avenue)after
198 June 11,1987.
ALL INTERESTED PER.
SONS are Invited to attend
said hearing and express
'opinlons or submit
evidence for or against the
I declare, under penalty of perjury,
that the lappllcatlon as outlined
foregoing is true and correct. above furthe. If there are any
r questions, please
call Jeff Abramovitz,Assis•
tant Planner,at 536-5271..
HUNTINGTON BEACF
June 3 7 CITY COUNCIL, By: Aliclt
Executed on _— , 198 — M.'wentworth, City Clerk,
at Costa Mesa, California. Phone:(714)536-5405
��o a, r
Published Orange Coasd
1 ' i Daily Pilot June 3, 1987
4 W72<
Signature
PROOF OF PUBLICATION
REQUEST FOR CITY COUNCIL ACTION
Date june 15, 1987
Submitted to: Honorable Mayor and City Council
Submitted by: Charles W. Thompson, City Administrato
Prepared by: Doug N. La Belle, Deputy City Administrator/
Director, Community Development
Subject:
CODE AMENDMENT NO. 87-5: To amend Section 9130.9 and 9130.9.1 of the
Huntington Beach Ordinance Code to add separate open space requirements
for multiple family dwellings in the Oldtown and Townlot Districts.
Consistent with Council Policy? [ ] Yes K New Policy or Exception 61m -�A9op.
Statement of Issue, Recommendation,Analysis, Funding Source,Alternative Actions, Attachments: O
STATEMENT OF ISSUE:
Code Amendment No. 87-5 is a request by staff to amend the code to provide for separate
open space requirements in the Oldtown and Townlot Districts for residential projects
containing more than two units. The code currently requires 600 sq. ft. of open space per
unit with no distinction made between single family dwellings and other types of projects.
RECOMMENDATION:
Planning Commission action on May 19, 1987:
ON MOTION BY PIERCE AND SECOND BY HIGGINS, THE PLANNING COMMISSION
VOTES TO APPROVE CODE AMENDMENT NO. 87-5, AS REVISED, AND RECOMMEND
ADOPTION BY THE CITY COUNCIL, BY THE FOLLOWING VOTE:
AYES: Kent Pierce, Tom Livengood, Jean Schumacher, Jim Silva, Victor Leipzig,
Kevin Summerell, Frank Higgins
NOES: None
ABSENT: None
ABSTAIN: None
Staff recommendation is identical to that of the Planning Commission.
ANALYSIS:
In evaluating recently proposed multiple family developments, it has become clear that the
requirement for 600 sq. ft. of open space per unit is difficult to meet. Although developed
specifically for single family dwellings, the provision is now applied to larger projects,
greatly restricting the flexibility needed for site and building design. As an example, if a
project is developed within the Oldtown and Townlot Districts there is a significant
increase in required open space as compared to the identical project being constructed in
the R2, R3, or R4 districts.
00
cA
PI O 5/85
The proposed code amendment covers open space requirements for developments with three
or more units. The changes will reflect a consistency with the development standards
applicable to multifamily projects developed elsewhere within the city. The attached
ordinance states that an open space area equivalent to 25 percent of the residential gross
floor area be provided on the ground floor behind the front yard setback. The minimum
dimension required for these areas, which can be for either private or common use, is ten
feet. In addition, a patio and/or balcony for each unit shall be provided for private recreation
space. Exhibits are attached showing two different types of triplex projects. The
attachments include the site layout, floor plans and building elevations for a townhouse-style
project, along with a set of plans for a stacked flat project.
ENVIRONMENTAL STATUS:
The proposed project is categorically exempt from provision of the California Environmental
Quality Act.
FUNDING SOURCE:
Not applicable
ATTACHMENTS:
1. Ordinance.
2. Existing Open Space Code Requirement.
3. Planning Commission Staff Reports dated May 5, 1987, and May 19, 1987, including
Site plans, floor plans and elevations of typical residential projects.
4. Letter from Southridge Homes dated May 14, 1987.
JWP:JA:gbm
RCA - June 15, 1987 -2- (8230d)
F XlSJINC,r OPEN SPACE
9130. 9 Open space. A minimum open space area of six hundred
( 600 square feet per dwelling unit shall be provided behind the
front yard setback of each lot, allocated as follows:
(a) A minimum of 225 square feet shall be located on the
ground in one area with minimum dimensions of fifteen ( 15) feet .
Note : to provide better design flexibility the minimum
open space dimensions may be reduced to ten ( 10) feet, provided
open space area minimums are retained, with the approval of the
director subject to the following criteria:
( 1 ) The open space shall be usable for active and
passive use.
( 2) The dwelling shall comply with all other provisions
and standards of this code .
( 3) The reduction shall result in improved design and
utility of the dwelling unit .
(b) The remaining open space requirement m,ay be provided in
other areas on the ground, or in balconies or decks .above the
ground. Minimum dimension shall be six (6) feet .
(c) Areas used for access to the main entry and/or the main
walkway. leading to said entry shall not be counted as part of the
required open space. .- (Ord. 2780, 9/85; Ord. 2570, ;11/81) _ .
9]_3n_ t0 --Fe ncinu. ._-Al 1_.fencing, shal1 comply with the yards
9130. 9--9130. 11
Projections: Any porti.on of the building
above the first floor
double plate may canti-
lever to within five feet
of the rear property line .
Trash enclosures: No setback required .
(Ord. 2845, 18 Jun 86; Ord. 2780, 9/85; Ord. 2510, 11/81;
Ord. 2340, 2/79; Ord. 2221, 10/77; Ord. 2171, 5/77;
Ord. 2024, 3/76; Ord. 1988, 7/75)
9130. 9 Open space. A minimum open space area of six hundred
( 600T square feet per dwelling unit shall be provided behind the
front yard setback of each lot, allocated as follows:
(a) A minimum of 225 square feet shall be located on the
ground in one area with minimum dimensions of fifteen ( 15) feet .
Note : to provide better design flexibility the minimum
open space dimensions may be reduced to ten ( 10) feet, provided
open space area minimums are retained, with the approval of the
director subject to the following criteria:
(1 ) The open space shall be usable for active and
passive use.
( 2) The dwelling shall comply with all other provisions
and standards of this code .
( 3) The reduction shall result in improved design and
utility of the dwelling unit .
(b) The remaining open space requirement m,ay be provided in
other areas on the ground, or in balconies or decks above the
ground. Minimum dimension shall be six (6) feet .
(c) Areas used for access to the main entry and/or the main
walkway leading to said entry shall not be counted as part of the
required open space. (Ord. 2780, 9/85; Ord. 2570, 11/81)
9130. 10 Fencing. All fencing shall comply with the yards
and fencing provisions in Article 977. ( Ord . 2845, 18 Jun 86;
Ord . 2780, 9/85; Ord. 2510, 11/81; Ord. 2340, 2/79;
Ord. 2171, 5/77; Ord. 2024, 3/76; Ord . 1988, 7/75)
9130.11 Parking. Parking shall comply with the standards in
Article 979. Ord. 2780, 18 Sep .85; Ord. 2221, 10/77;
3/87
huntington beach developm. at services department
STAf f
AEPORT
TO: Planning Commission
FROM: Development Services
DATE: May 5, 1987
SUBJECT: CODE AMENDMENT NO. 87-5
REQUEST: To amend Section 9130 . 9 of the Huntington Beach
Ordinance Code to add separate open space requirements
for multiple family dwellings in Oldtown and Townlot
Districts.
1. 0 SUGGESTED ACTION
Staff `recommends that the Planning Commission approve Code Amendment
No. 87-5 to create a separate open space requirement for multiple
family dwellings in Oldtown and Townlot Districts .
2 . 0 GENERAL INFORMATION:
Currently the open space requirement for each dwelling unit,
regardless of whether it is a single family residence or multiple
family residential, is '600 sq. ft.• per . dwelling unit.. In evaluating
recently proposed -three or more •unit developments in •the Townlot and
Oldtown area, it was realized the 600 sq. ft. per unit was overly
restrictive and precluded flexibility in creating a better building
design and layout . —Plus, -the standards are not consistent with open
space requirements in other multiple family districts (R-2, R-3,
R-4 , PD, etc) .
Therefore, staff is recommending that the Oldtwon and Townlot
District be revised for three or more unit developments to reflect
consistency with other multi family development standards . The new
requirement will be that an open space area equivalent to 25% of the
residential gross floor area be provided with a minimum dimension of
10 ' . In addition, private recreation- area per unit shall be
provided as shown on the attached ordinance.
3 . 0 ENVIRONMENTAL STATUS:
The proposed project is categorically exempt from provision of The
California Environmental Quality Act .
A-F M-23A
huntington beach development services department
STAFF
TO: Planning Commission
FROM: Development Services
DATE: May 19, 1987
SUBJECT: CODE AMENDMENT NO. 87=5
REQUEST: To amend Section 9130. 9 and 9130. 9 . 1 of the Huntington
Beach Ordinance Code to add separate open space
requirements for multiple family dwellings in the
Oldtown and Townlot Districts.
1 . 0 SUGGESTED ACTION:
Staff recommends that the Planning Commission approve Code Amendment
No. 87-5 and recommend adoption by the City Council .
2. 0 GENERAL INFORMATION:
This item was continued from the meeting of May 5, 1987, after
public testimony concerning the proposed provisions . Code Amendment
No . 87-5 is a request by staff to amend the code to provide for
separate open space requirements for residential projects containing
more than two units . The code currently requires 600 sq. ft. of
open space per. unit with no distinction made between single family
dwellings and other types of projects .
3 . 0 ENVIRONMENTAL STATUS:
The proposed project is categorically exempt from provision of The
California Environmental Quality Act.
4 . 0 ISSUES AND ANALYSIS:
In evaluating recently proposed multiple family developments, it has
become clear that the requirement for 600 sq4 ft . of open space per
unit is difficult to meet . Although developed specifically for
single family dwellings, the provision is now applied to larger
projects, greatly restricting the flexibility needed for site and
building design. As an example, if a project is developed within
the Oldtown and Townlot Districts there is a significant increase in
required open space as compared to the identical project being
constructed in the R2, R3, or R4 districts .
C— e3
A-F M-23A
For these reasons, staff is recommending that the open space
requ; rement be revised for developments with three or more units .
The proposed changes will reflect a consistency with the development
standards applicable': to multifamily projects developed elsewhere
within the -city,:
The proposed requirement, as. stated in the attached. draft ordinance,
is that an open space area equivalent to 25 percent of the
residential gross floor area be provided on the ground floor behind
the front yard setback. The minimum dimension required for these
areas, which can be for either private or common use, is ten feet.
In addition, a patio and/or balcony for each unit shall be provided
for private recreation space.
Staff has been working with Richard Kelter, a developer who spoke at
the public hearing on May 5, 1987, to analyze typical site plans for
triplex projects . With some minor modification and clarifications
made to the draft o-rd'inance, Mr . Kelter ' s plans,-:do. ,not have any
problem meeting the revised, .staff, recommendation. As per the
Planning Commission',s request, the exhibits are attached showing two
different types of ,t.riplex projects,. : The attachments include the
site layout, floor plans and building elevations for a
townhouse-style pr:oject', . along •wi,th :a. set of plans for a stacked
flat project .
ATTACHMENTS:
1. Draft Ordinance
2 . Existing Open Space Code Requirement
3 . Planning Commission s.taf;f, report dated April 7,: 19.87
4 . Reduced sets of plans for two residential projects
5 . Letter from Southridge Homes dated May 14 , 1987
JWP:JA: jr
(8039d)
DRAFT
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING
THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING
SECTION 9130 . 9 AND ADDING NEW SECTION 9130 . 9 . 1, OPEN
SPACE REQUIREMENTS FOR MULTIPLE FAMILY DWELLINGS IN THE
OLDTOWN AND TOWNLOT AREAS
The City Council of the City of Huntington Beach does ordain
as follows :
SECTION 1. The Huntington Beach Ordinance Code is hereby
amended by amending Section 9130 . 9 and adding new Section 9130 . 9 . 1
to read as follows :
9130 . 9 Open Space--Two units or less . A minimum open space
area of six hundred (600) square feet per dwelling unit shall be
provided behind the front yard setback of each lot, allocated as
follows :
(a) A minimum of 225 square feet per dwelling unit shall be
located on the ground in one area with minimum dimensions of
fifteen (15) feet.
Note: To provide for better design flexibility, minimum
dimensions may be reduced to ten (10) feet, subject to the
approval of the Director and compliance with the following
criteria:
(1) The open_ space shall be usable for active and
passive use.
(2) The dwelling shall comply with all other provisions
and standards of this code.
(3) The reduction shall result in improved design and
utility of the dwelling unit .
(b) The remaining open space requirement may be provided in
other areas on the ground, or in balconies or decks .above the
ground floor . Minimum dimensions shall be six (6) feet.
(c) Areas used for access to the main entry and/or the main
walkway leading to said entry shall not be counted as part of the
required open space.
(d) Where more than one unit is provided, each shall have a
private recreation area meeting the standards contained in the
following section; however, its square footage need not be in
addition to the overall requirement of 600 square feet per unit .
� 9'130 . 9 . 1 Open Space--Three or more units . For developments
wi.t`h 'three or more units on one lot, open space in an amount
equivalent to 25 percent of the residential gross floor area shall
be provided --on.,.the--.-.ground behind the front yard setback. Such
area may' be•?`for ?e`ither- private or common use. Minimum dimensions
shall be ,ten (10) feet.
Private recreation space shall also be provided .in the form
of a patio and/or balcony for each unit . A patio area shall be
required for, any unit with habitable space on the ground floor.
,Any unit that also has habitable space above the ground floor
shall provide a balcony or deck. (Ground floor patios may be
counted toward the• 25 : percent -requirement, but not balconies . )
Minimum dimensions shall be as follows :
Private Recreation Space
Minimum Square - Feet Minimum Dimension
Patio 7.0 7
Balcony 60 6
SECTION 2 . This ordinance shall take effect thirty days
after its* passage,:`
PASSED ANDiADOPTED ;by the City Council' of the City of
Huntington Beach at a' regular .meeting thereof held on the day
of 1987.
Mayor
ATTEST: ' APPROVED AS TO FORM:
City Clerk City Attorney
REVIEWED AND'APPROVED: INITIATED AND APPROVED
City. Administrator" Director of Development
Services
«f
rY
4 . 0 RECOMMENDATION:
Staff recommends that the Planning Commission approve Code Amendment
No. 87-5 and recommend adoption by the City Council .
5. 0 ALTERNATIVE ACTION:
The Planning Commission may deny Code Amendment No . 87-5 .
ATTACHMENTS:
1 . Draft Ordinance
2 . Existing Open Space Code Requirement
JWP:SH: jr
(8039d)'
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SOUTH RI I GI," HOMES
May .14 , 1987
City of Huntington Beach HUNTlNGTON BEACH
Planning Commission
2000 Main Street DEVELOPMENT SERVICES
Huntington Beach,, California . 92647
Re : Code Amendment `8 7-5'.
Ku. ,.•..s :.
Huntington Beach, CA 'J 6+
Dear Commissioner:
Southridge Homes has reviewed the Planning Staff ' s revision of
Code Amendment 87-5 . The . new "revision allows greater flexibility
in design of buildings on small lots .
Southridge Homes recommends that the Planning Commission approve
Code Amendment 87-5 ,a,s written by' the Planning Staff .
Sincerely,
Richard P. Kelter
Southridge Homes
RPK/bk
15568 Graham Street, Huntington Beach, CA 92649 (714) 891-8997
i-00A,7
Publish 6/3/87
NOTICE OF PUBLIC HEARING
CODE AMENDMENT NO. 87-5
OPEN SPACE REQUIREMENTS FOR THE OLDTOWN/TOWNLOT AREAS
NOTICE IS HEREBY GIVEN that the Huntington Beach City Council will hold
a public hearing in the Council Chamber at the Huntington Beach Civic
Center, 2000 Main Street , Huntington Beach, California, on the date and
at the time indicated below to receive and consider the statements of
all persons who. wish to be heard relative to the application described
below.
DATE/TIME: Monday, June 15, 1987 , 7 p.m.
APPLICATION NO. : Code Amendment No . 87-5
APPLICANT: City of Huntington Beach
REQUEST: To amend section 9130.9 and add new section 9130 . 9. 1 to
the Huntington Beach Ordinance Code , adding separate open
space requirements for multiple family dwellings in
the Oldtown and Townldt Districts.
ENVIRONMENTAL STATUS: The proposed project is categorically exempt
from the provisions of the California
Environmental Quality Act .
ON FILE: A copy of the proposed ordinance is on file in the
Office of the City Clerk, 2000 Main Street ,
Huntington Beach, California 92648 , for inspection by
the public . A copy of the staff report will be avail-
able to interested parties at city hall or the main city
library ( 7111 Talbert Avenue) after June 11 , 1987.
ALL INTERESTED PERSONS are invited to attend said hearing and express
opinions or submit evidence for or against the application as outlined
above. If there are any further questions , please call Jeff Abramovitz ,
Assistant Planner, at 536-5271 .
HUNTINGTON BEACH CITY COUNCIL
By: _ Alicia M. Wentworth
City Clerk
Phone ( 714) 536-5405
Dated 5/21/87
NOTIFICATION CHECKLIST AND LABELS
n I
i
H.B. Chamber of Commerce Cou ng HB/FV Brd. of Realtors
2213 Main Street #22 1706 r nue 8101 Slater Avenue
H. Bear,h, CA 92648 H. ch, CA 9 648 H. Beach, CA 92647
ATTN• Kim Barone ATTN: Judith Severy
So. Ca. Assoc. ` v ts. Am' B Chica Gold State Moblehome
600 S. mo i h Ave. 15 r ane Ow a
Suit. 100 each, CA 11 Magn Blv
Lo An e , 90 05 rd e, 2642
TN: Rich rd- Spr r -- - -- - - ATTN: Virginia Day -- --
f Wetlands ; E. T Corr 00 Coa tal Co a cy
9122 Chr ' _ Dr B nie P.O. 64
H. Bea , CA 926 2 n Los s A 90 '
H. Beach, CA 92646 AT Ruth G er
i
Huntington Beach Co. H.B. Historical Society ' g�;t�y t��"S sr`+• - o•c
2110 Main Street c/o Newland House Museum D
H. Beach, CA 92648-2499 19820 Beach Blvd. Zoot � • `� � S�-
ATTN: R. J. Work H. Beach, M 92648 Sa••.-�� ��'� CA
- - ATTN: Te
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9a6y7
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:
NOTICE TO CLERK TO SCHEDULE PUBLIC HEARING
ITEM C006 41WPRV�/7 A10. ����
TO: CITY CLERK'S OFFICE DATE: / A
FROM: ' j�, t/ 5 ON
PLEASE SCHEDULE A PUBLIC HEARING USING THE ATTACHED LEGAL NOTICE FOR THE
DAY OF &i ti C- , 198
AP' s �arettached
AP's will follow
No AP' s
Initiated by:
Planning Commissions —---
Planning Department
Petition
* Appeal
Other
Adoption of Environmental Status (x)
EIR ND NONE
Has City Attorney's Office been YES NO
informed of forthcoming public
hearing?
Refer to 4Le�,c 4 Planning Department - Extension #
for additional information.
* If appeal , please transmit exact wording to be required in the legal .
IS THIS AN APPEALABLE DEVELOPMENT (COASTAL DEVELOPMENT PERMIT ?
YES NO
o a,
NOTICE OF PUBLIC HEARING
CODE AMENDMENT NO. 87-5
Open�c„e 9pqu,_i rement s for the
�'" O1`d�towri/Townlot Area
NOTICE IS HEREBY GIVEN that the Huntington Beach Planning Commission
will hold a public hearing in the Council Chamber at the Huntington
Beach Civic Center, 2000 Main Street, Huntington Beach, California,
on the date and at the time indicated below to receive and consider
the statements of all persons who wish to be heard relative to the
application described below.
DATE/TIME: Tung; M 987, 7: 00 IP
APPLICATION NUMBER: Code Amendment No. 87-5 1130• I .
APPLICANT: City of' Huntington Beach
RE UFST: To amend Section 9130 . 9//Irl� the Huntington Beach
Ordinance Code, *o add' eparate open space requirements
for multiple family dwellings in\Oldtown and Townlot
Districts . -Ke-
ENVIRONMENTAL. .STATUS:. . _The,_ prop.osed .project is categorically exempt
from the provisions of the California
Environmental Quality Act .
ON FILE: A copy of the proposed ordinance is on file in the
Department of Development Services , 2000 Main Street,
Huntington Beach, California 92648 , for inspection by
.the public . A copy of the staff report will be
available to interested parties at City Hall or the
Main City Library (7111 Talbert Avenue) after
May
ALL INTERESTED PERSONS are invited to attend said hearing and
express.;opinions or' sub_mit,,.evidence _for-- or against the application
as outlined above .,/ Lf there are any further questions please call `;_
Jeff Abramoawitz ,' Assistant - Planner at 53.67-_5271 .
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