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Home My WebLink AboutCC Res 6502 2014-09-08 • RESOLUTION NUMBER 6502 A RESOLUTION OF THE SEAL BEACH CITY COUNCIL DENYING CONDITIONAL USE PERMIT 14-4 FOR AN ALTERNATIVE TWO-CAR GARAGE CONFIGURATION IN A NONCONFORMING RESIDENCE AT A114 SURFSIDE AVENUE THE SEAL BEACH CITY COUNCIL DOES HEREBY FIND AND RESOLVE AS FOLLOWS: Section 1. On May 16, 2014, CPR Landholdings ("applicant") 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 A114 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. Following the public hearing, the Planning Commission voted to adopt Planning Commission Resolution 14-5 denying Conditional Use Permit 14-4. Section 4. The applicant appealed the Planning Commission's decision by submitting an Appeal Application to the City Council on July 24, 2014. Section 5. A duly noticed public hearing was held before the City . Council on September 8, 2014 to consider the applicant's appeal and application for CUP 14-4. At the public hearing, the City Colincil received and considered all evidence presented, both written;and oral, regarding the subject application. All persons present who wished to address the Council regarding the matter were permitted to do so. Based on the record of tfie hearing, the City Council finds the following facts to be true. A. The subject property consists of a 1,300 square-foot parcel with a three-story, 2,426 square-foot residential building located on the south side, A-Row, of Surfside Avenue in the RLD-9 (Residential Low Density — 9) Zone and in the area of the City known as Surfside Colony. The subject property is surrounded by residential uses to the north, east, and west, while the beach is located to the south. B. Surfside Colony is a gated community served by private narrow streets that range from 20 feet to 25 feet wide. In contrast, typical streets in other residential neighborhoods in the City are 36 feet to 40 feet wide. Typical residential streets are capable of accommodating street parking, but street parking in Surfside Colony would impede emergency vehicles from accessing dwelling units or prevent residents from safely maneuvering their own vehicles. Additionally, garages in Surfside Colony generally abut the street without sufficient room to further accommodate on-site parking. It is therefore vital that residents be able to park their vehicles in their garages in a safe and accommodating manner. 1 Resolution Number 6502 C. The existing residence is a nonconforming structure because it does not maintain the required four-foot setback from the front property line. City records indicate the structure was originally built in 1968 as a single family • residence with attached two-car garage. 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. D. 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 proposed arrangement would allow an existing unpermitted elevator to remain in its present location, within the original garage space, rather than being removed or relocated, but would require maneuvering a second vehicle around the elevator to enter and exit the garage. E. The maneuvering required toutilize this alternative configuration to avoid the existing non-permitted elevator makes it less likely that the second parking space will be used for vehicle parking. The parking arrangement would therefore make it more likely that vehicles would be parked in the narrow streets of Surfside Colony. F. Parked vehicles on the streets of Surfside Colony inconvenience residents and impede the access of emergency vehicles. Fire department access is impaired by the narrow width of the streets and reduced turning radius at the ends of streets. It is imperative to maintain the existing 20-foot wide streets in the Surfside area as a fire lane so that emergency vehicles can enter and exit safely. Section 6. Based upon the facts contained in the record, including . those stated in the preceding Sections 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 goals, objectives and policies for the Surfside Area specify that redevelopment in Surfside Colony is to be compatible with the physical characteristics of its site, surrounding land uses, and available infrastructure. Surfside Colony is a gated community served by private narrow streets that range from 20 feet to 25 feet wide. On-site parking is a high priority for the Surfside area because the existing streets are narrow and cannot safely accommodate street parking. The Orange County Fire Authority has reviewed the existing conditions in Surfside Colony and determined that street parking in the Surfside area would impede emergency vehicle access. New development in the Surfside area is required to provide a two-car garage that meets the standards set by the Seal Beach Municipal Code. The proposed • alternative parking arrangement would require maneuvering a second vehicle around the non-permitted elevator. The City Engineer determined the maneuvering required for the proposed configuration would make it less likely that the second parking space will be continuously used for vehicle parking. Because there is no room to safely 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. This result is incompatible with the surrounding residential uses and therefore inconsistent with • the General Plan. 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 2 Resolution Number 6502 tandem because the parking spaces would be offset horizontally and vertically from one another rather than arranged one behind the other. C. The subject property 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. City records indicate the subject property was originally developed with a single family residence and attached two-car garage that provided unobstructed access to both spaces. The original garage configuration was suited for the Surfside area because vehicles could enter and exit without impediments. The City Engineer has determined the proposed alternative configuration is less likely to be used for vehicle parking. The subject property does not have a driveway and will be unable to provide a second parking space if the alternative configuration ceases to be used. 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. The - proposed alternative parking arrangement would require maneuvering a second vehicle around the non-permitted elevator. The City Engineer has determined the maneuvering required for the alternative configuration makes it less likely that the second parking space will be used for vehicle parking. The subject property does not have a driveway or any other on-site location with room to park a second vehicle. The proposed alternative configuration would make it more likely that a second vehicle will be parked on the narrow streets of Surfside Avenue. The Orange County Fire Authority has reviewed the current conditions in • Surfside Colony and determined the existing 20-foot wide streets should remain as fire lanes. 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. The proposed alternative parking configuration would require maneuvering a second vehicle around the non-permitted elevator located within the original garage space. The City Engineer has determined this makes it less likely that the second parking space will be used for vehicle parking by current and future property owners. There is no room to park a second vehicle on the subject property, and the proposed configuration would make it more likely that the second vehicle would be parked in the narrow streets of Surfside Colony. The Assistant Fire Marshall for the Orange County Fire Authority conducted a field survey in Surfside Colony to review the existing conditions and determined that fire access is impaired by the narrow width of the streets and reduced turning radius at the ends of the streets. The Orange County Fire Authority has determined that the 20-foot wide streets in Surfside Colony should be maintained as fire lanes. Section 7. Based upon the findings set forth in Section 6 of this Resolution, the City Council hereby denies CUP 14-4 for a structural alteration to a nonconforming structure and alternative parking configuration. The City Council hereby finds and determines that it would have denied CUP 14-4 based on any one of the findings and conclusions stated in Section 6 of this Resolution, • each of which is considered by the City Council to be sufficient independent and alternative ground for denial. (Intentionally Left Blank) 3 Resolution Number 6502 PASSED, APPROVED and ADOPTED by the Seal Beach City Council at a regular meeting held on the 8th day of September , 2014 by the following vote: AYES: Council Members: ,_ titth, /,t/u/" ,._, .1 „>J NOES: Council Members: 9 7A p ( /y ABSENT: Council Members: � t / ABSTAIN: Council Members: ��- �9011A Mayor ATTEST: a; gip: Ci y Clerk '`FCOUNZ� STATE OF CALIFORNIA } . COUNTY OF ORANGE } SS CITY OF SEAL BEACH } I, Linda Devine, City Clerk of the City of Seal Beach, do hereby certify that the foregoing resolution is the original copy of Resolution Number 6502 on file in the office of the City Clerk, passed, approved, and adopted by the Seal Beach City Council at a regular meeting held on the 8th day of September , 2014. • C Cif Clerk 1 4