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HomeMy WebLinkAboutPC Res 14-5 - 2014-07-16 RESOLUTION NO. 14-5 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION DENYING CONDITIONAL USE PERMIT 14-4 FOR A STRUCTURAL ALTERATION AND ALTERNATIVE PARKING CONFIGURATION FOR A NONCONFORMING BUILDING AT 114 A SURFSIDE AVENUE THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY`FIND AND RESOLVE AS FOLLOWS: Section 1. On May 16, 2014, CPR Landholdings submitted an application to the City of Seal Beach Department of Community Development for Conditional Use Permit (CUP) 14-4 for a structural alteration to a nonconforming building and alternative parking configuration at 114 A Surfside Avenue (the "subject property"), which is located in the RLD-9.(Residential Low Density — 9) Zone. Section 2. Pursuant to the State of California Public Resources Code and State Guidelines for the California Environmental Quality Act (CEQA), the Community Development. Department has determined that the proposed project is categorically exempt from environmental review per Section 15303(e) of the State CEQA Guidelines. Section 3. A duly noticed public hearing was held before the Planning Commission on July 16, 2014 to consider the application for CUP 14-4. At the public hearing, the Planning Commission received and considered all evidence presented, both written and oral, regarding the subject application. The record of the public hearing indicates the following: A. The subject site consists of a 1,300 square-foot parcel with a three- story, 2,426 square-foot residential building located on the south side, Row A, of Surfside Avenue. The subject,site is surrounded by residential uses to the north, east, and west, while the beach is located to the south. The subject property is located in the RLD-9 (Residential Low Density— 9) zone. B. The existing residence is a nonconforming structure because it does not maintain the required four-foot setback from the front property line. The structure was originally built in 1968, but it does not conform to current zoning regulations. The Zoning Code requires structures that are nonconforming due to height or setbacks to obtain approval of a Conditional Use Permit prior to completing any structural alterations. C. The proposed structural alterations include removal of a non- permitted storage room and removal of an existing shower to accommodate an alternative parking configuration where the two required parking spaces are offset from one another horizontally and vertically, with only one space having direct access to the driveway. The purpose of this arrangement is to allow an existing unpermitted elevator to remain in its present location rather than being removed or relocated. 1 of 3 Resolution No. 14-5 Conditional Use Permit 14-4 114 A Surfside Ave Section 4. Based upon the facts contained in the record, including those stated in the preceding Section of this Resolution and pursuant to Chapter 11.5.20 of the Code of the City Of Seal Beach, the Planning Commission makes the following findings: A. The proposed alternative parking arrangement is inconsistent with the General Plan. The General Plan specifies that redevelopment in the Surfside Colony is to be compatible with the physical characteristics of its site, surrounding land uses, and available infrastructure. Street parking in Surfside Colony would impede emergency vehicles from accessing dwelling ,units or prevent residents from safely maneuvering their own vehicles. The proposed alternative parking arrangement would require maneuvering a second vehicle around the non-permitted elevator. This makes it less likely that the second parking space will be used for vehicle parking; and because there is no room to park a second vehicle on the driveway of the subject property, the parking arrangement would make it more likely that vehicles would be parked in the narrow streets of Surfside Colony. B. The proposed alternative parking arrangement does not comply with applicable provisions of the Municipal Code. The Code generally requires each parking space to have unobstructed access from a street or from an aisle or drive connecting with a street. There is an exception for tandem parking for a dwelling, but the proposed alternative parking arrangement is not in tandem because the parking spaces would:be offset horizontally and vertically from one another rather than arranged one behind the other. C. The subject site is not physically adequate for the proposed alternative parking arrangement because the difficulty of accessing the second parking space would make it less likely that the second parking space would be used for vehicle parking. Nor could a second vehicle be parked on the driveway. This would make it more likely that vehicles would be parked in the narrow streets of Surfside Colony. The resulting impediment would inconvenience residents and impede the access of emergency vehicles. D. The location, size, design, and operating characteristics of the proposed alternative parking arrangement would be incompatible with and will adversely affect uses and properties in the surrounding neighborhood. Street parking in Surfside Colony would impede emergency vehicles from accessing dwelling units or prevent residents from safely maneuvering their own vehicles and is therefore not allowed. The proposed alternative parking arrangement would require maneuvering a second vehicle around the non-permitted elevator. This makes it less likely that the second parking space will be used for vehicle parking; and because there is no room to park a second vehicle on the driveway of the subject property, the parking arrangement would make it more likely thatvehicles would be parked in the narrow streets of Surfside Colony. E. The establishment, maintenance, and operation of the proposed alternative parking arrangement would be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. Street parking in Surfside Colony would 2 of 3 Resolution No. 14-5 Conditional Use Permit 14-4 114 A Surfside Ave impede emergency vehicles from accessing dwelling units or prevent residents from safely maneuvering their own vehicles and is therefore not allowed. The proposed alternative parking arrangement would require maneuvering a second vehicle around the non-permitted elevator. This makes it less likely that the second parking space will be used for vehicle parking; and because there is no room to park a second vehicle on the driveway of the subject property, the parking arrangement would make it more likely that vehicles would be parked in the narrow streets of Surfside Colony. Section 5. Based upon the foregoing, the Planning Commission hereby denies CUP 14-4 for a structural alteration to a nonconforming structure and alternative parking configuration. The Planning Commission hereby finds and determines that it would have denied CUP 14-4 based on any one of the findings and conclusions stated in Section 4 of this Resolution, each of which is considered by the Planning Commission to be sufficient independent and alternative grounds for denial. PASSED,. APPROVED, AND ADOPTED by the Seal Beach Planning Commission at.a meeting thereof held on July 16, 2014, by the following vote: AYES: Commissioners Pnmpbo111 anWb,sH: Mno14nv4/) Curnyy C NOES: Commissioners 5I17ctvi ABSENT: Commissioners ABSTAIN: Commissioners Sandra Massa-Lavitt A ST: Chairperson A s Ji PI:nning Commission Secretary 3 of 3