HomeMy WebLinkAbout3 - MUP 14-2 103A Surfside Avenue PLANNING COMMISSION ITEM NUMBER
STAFF REPORT
3
TO: Planning Commission
FROM: Director of Community Development
MEETING DATE: JANUARY 20, 2015
SUBJECT: NEW BUSINESS
REQUEST FORA MINOR USE PERMIT(MUP 14-
2) TO PERMIT A COVERED ROOF ACCESS
STRUCTURE TO EXCEED THE MAXIMUM ROOF
HEIGHT BY 2 FEET AT AN EXISTING SINGLE
FAMILY RESIDENCE AT 103-A SURFSIDE.
LOCATION: 103-A Surfside
APPLICANT: DAVID CHAMBERLAIN
RECOMMENDATION: After conducting the Public Hearing, staff
recommends that the Planning Commission adopt
Resolution No. 15-1, APPROVING Minor Use
Permit 14-2 with Conditions.
Minor Use Permit 14-2
103-A Surfside
January 20, 2015
Page 2 of 4
GENERAL PLAN DESIGNATION: RESIDENTIAL MEDIUM DENSITY
ZONE: RLD-9 (RESIDENTIAL LOW DENSITY)
SITE DESCRIPTION:
Assessor's Parcel Number: 178-462-38
Lot Area: 1694 sq. ft.
Unit Gross Floor Area: 2505 sq. ft.
Surrounding Properties: North: Residential Low Density (RLD-9)
South:Beach
East: Residential Low Density (RLD-9)
West: Beach
ENVIRONMENTAL ASSESSMENT:
This project is determined to be a Class 1 (existing facilities) Categorical Exemption pursuant
to Section 15301 of the Guidelines for the California Environmental Quality Act (Public
Resources Code Section 21000 et seq.) to allow a covered roof access structure to exceed
the maximum roof height by 2 feet at an existing single family residence which has negligible
or no expansion byond the existing use.
LEGAL NOTIFICATION:
The legal notice of this hearing was published in the Seal Beach Sun Newspaper on
January 8, 2015 and mailed to property owners and occupants within a 300' radius of the
subject property on January 8, 2015, with affidavits of publishing and mailing on file.
VICINITY MAP: AERIAL MAP.
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Minor Use Permit 14-2
103-A Surfside
January 20, 2015
Page 3 of 4
ANALYSIS:
On October 17, 2014, David T. Chamberlain ("the applicant") filed an application with the
Community Development Department for Minor Use Permit 14-2. The subject site is a 1,694
sq. ft. parcel located on the southside of Surfside Avenue within Surfside Colony, a gated
private residential community. The parcel is developed with a three story residence. The
subject site is surrounded by residential uses to the North, East, and West with a beach to the
South.
The applicant proposes a remodel which includes relocating the existing roof access staircase
from the west side of the building to the east side. Included will be a covered roof access
structure which exceeds the maximum roof height by 2 feet. The structure measures 9 feet in
height from the roof deck level and is 5 feet in width by 15 feet 5 inches in length. The
covered roof access structure will have an access door which faces east.An existing storage
structure will remain on the east side of the roof. The applicant proposes a smooth stucco
coat on the South, East, and North exterior walls to match the existing finishes on the
residence. The West exterior wall will have aged copper metal to match the roof guardrail.
Seal Beach Municipal Code (SBMC) Section 11.2.05.015.A.6 provides for non-habitable
architectural features, such as spires, towers, cupolas, belfries, monuments, parapets,
domes, and covered access to open roof decks to exceed the height limit established
pursuant to Section 11.2.05.015.A.3 (Surfside) up to a maximum of 7 feet, if granted pursuant
to a Minor Use Permit approval.
The height limit for structures within the Surfside Colony is 35 feet. The maximum height
elevation of the proposed covered roof access structure is 2 feet beyond the 35 foot height
limit, well below the 7 feet maximum projection. The total building height elevation will be 37
feet at the peak of the structure.
In addition to complying with the overall height requirement, the proposal meets additional
criteria set forth in Section 11.2.05.015.A.6.c. The covered stairwell will be comprised of
roofing materials consistent with that of the remainder of the roof deck and existing structure.
The location of the covered access is located along peripheral exterior walls of the structure
as required. The structure occupies a minimal proportion of the roof deck and will only exceed
height requirement by 2 feet.An existing storage structure on the roof deck further minimizes
view of the covered roof access structure by properties located to the East. The adjacent
property to the West will retain primary view from the third level deck. The adjacent property
to the East lacks a roof deck and will not have an impacted view. The property to the North
may have a minimal impairment of view from the third level deck. It should be noted that other
properties within Surfside Colony exhibit similar covered stairwell features which exceed the
overall height requirement in excess of 2 feet. Staff believes that the design and location of
the covered roof access structure, as proposed, meets the intent of the Code.
Minor Use Permit 14-2
103-A Surfside
January 20, 2015
Page 4 of 4
CONCLUSION:
After conducting the public hearing and receiving testimony, staff recommends that the
Planning Commission adopt the attached Resolution No. 15-1 approving MUP 14-2 to permit
a covered roof access structure to exceed the all able 35'-0" height limit by 2 feet at 103-A
Surfside Avenue.,."
Prepared by:
Will Chen �1 Basham
Community Development Department rector of Community Development
Attachments:
1. Resolution No. 15-1 —A Resolution of the Planning Commission of the City of Seal Beach,
Approving Minor Use Permit 14-2, to permit a covered roof access structure to exceed the
maximum roof height limit by 2 feet.
2. Project architectural plans
RESOLUTION NO. 15-1
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SEAL BEACH APPROVING MINOR USE
PERMIT 14-2 TO PERMIT A COVERED ROOF ACCESS
STRUCTURE TO EXCEED THE MAXIMUM ROOF HEIGHT
BY 2 FEET AT AN EXISTING SINGLE FAMILY
RESIDENCE AT 103-A SURFSIDE.
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
RESOLVE:
Section 1. Property owner David T. Chamberlain ("the applicant")
submitted an application to the Community Development Department for Minor Use
Permit 14-2. The proposed project would allow for the construction of a non-habitable
architectural feature in excess of the 35-foot height limit.
Section 2. This project is determined to be a Class 1 (existing facilities)
Categorical Exemption pursuant to Section 15301 of the Guidelines for the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.) to allow a
covered roof access structure to exceed the maximum roof height by 2 feet at an
existing single family residence which has negligible or no expansion byond the existing
use.
Section 3. A duly noticed public hearing was held before the Planning
Commission on January 20, 2015 to consider Minor Use Permit 14-2. At the public
hearing, the Planning Commission received into the record all evidence and testimony
provided on this matter. The record of the hearing indicates the following:
A. On October 17, 2014, the applicant submitted an application to the
Community Development Department for Minor Use Permit 14-2.
B. The applicant is requesting to construct an approximately 15 feet 5
inches by 4 feet 6 inches Covered Roof Access to exceed the height limit by 2 feet at
103-A Surfside Avenue; 7 feet is the maximum height variation permitted beyond the
height limit through a Minor Use Permit.
C. The subject property is rectangular in shape with a lot area of
approximately 1,694 square feet. The property is 19 feet wide by 66 feet 6 inches deep.
The site is surrounded by residential uses to the North, West and East sides, the beach
is on the South side.
D. The proposed covered roof access structure will have roof lines,
roofing material, and siding that is architecturally compatible with the existing dwelling.
-1 of 4-
Resolution No.15-1
Minor Use Permit 14-2
103 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 Seal Beach Municipal Code, the Planning Commission makes the following
findings:
A. The proposed structural alterations are consistent 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. The proposed roof access structure will not change the
character of the residence and will be consistent with other properties that have existing
access structures projecting beyond 2 feet above the maximum height.
B. The proposed use is allowed within the applicable zoning district
with use permit approval and complies with all other applicable provisions of the
Municipal Code. The subject site is located within the Surfside RLD-9 zone, an area
where the Seal Beach Municipal Code Section 11.2.05.015.A.3 allows a maximum
projection of 7 feet beyond the height limit for non-habitable architectural features
subject to approval of a Minor Use Permit. The proposed covered roof access structure
will exceed height limit by 2 feet.
C. The proposed use, as conditioned below, will be located on a site
that is physically adequate for the type, density, and intensity of use being proposed,
including provision of services, and the absense of physical constraints. The subject site
is currently developed with a three story single family residence with a roof deck. The
proposed covered roof access structure will not add habitable space and with exception
of height will remain within development standards within the Surfside RLD-9 zone.
D. The location, size, design, and operating characteristics of the
proposed use, as conditioned below, will be comptabible with and will not adversely
affect uses and properties in the surrounding neighborhood. The subject site is located
within the Surfside RLD-9 zone, which consists of properties developed as single family
residences. Roof decks and covered roof access structures are common non-habitable
architectural features associated in this zoning district. The property will continue to be
used as a single family residence which is consistent with the surrounding area.
E. The establishment, maintenance, and operation of the proposed
use will not be detrimental to the health, safety, or welfare of persons residing or
working in the vicinity. The proposed covered roof access structure will not increase
bedrooms or habitable space to the residence. The subject site will continue to operate
as a residential property, which is consistent with the uses in the surrounding
neighborhood.
F. The proposed non-habitable architectural feature, as conditioned, is
architecturally consistent with the existing structure, with roof pitch, roof materials and
siding is architecturally compatible with that of the remainder of the structure. The
applicant will use the same finishes and materials as used for the existing structure.
-2 of 4-
Resolution No.15-1
Minor Use Permit 14-2
103 A Surfside Ave
G. The covered stairwell to the open roof deck is located along the
peripheral exterior wall of the building structure. The proposed structure will appear to
be an integral part of the existing residence.
H. The covered access structure will exceed the maximum height limit
by only 2 feet. Similar structures exist within the Surfside RLD-9 zone that project
beyond 2 feet above the height limit. The access structure is consistent with the
character and integrity of the neighborhood. The structure will not significantly impair the
primary view of surrounding properties located within 300 feet.
Section 5. Based on the foregoing, the Planning Commission hereby
approves Minor Use Permit 14-2, subject to the following conditions:
1. Minor Use Permit 14-2 is approved for the construction of a non-habitable
architectural feature for a Covered Roof Access Structure that is 2 feet in excess
of the 35-foot height limit at 103-A Surfside Avenue, Seal Beach.
2. All construction shall be in substantial compliance with the plans approved
through Minor Use Permit 14-2. All new construction shall comply with all
applicable sections of the City's Zoning Code.
3. There shall be no habitable space permitted within the Covered Roof Access
Structure.
4. Roof pitches and exterior finishes of the Covered Roof Access Structure shall be
compatible with existing roof pitches and exterior finishes.
5. Building permits shall be obtained for all new construction requiring such permits.
6. This Minor Use Permit shall not become effective for any purpose unless an
"Acceptance of Conditions" form has been signed, notarized, and returned to the
Community Development Department; and until the ten (10) day appeal period
has elapsed.
7. The applicant shall indemnify, defend and hold harmless City, its officers, agents
and employees (collectively "the City" hereinafter) from any and all claims and
losses whatsoever occurring or resulting to any and all persons, firms, or
corporations furnishing or supplying work, services, materials, or supplies in
connection with the performance of the use permitted hereby or the exercise of
the rights granted herein, and any and all claims, lawsuits or actions arising from
the granting of or the exercise of the rights permitted by this Height Variation, and
from any and all claims and losses occurring or resulting to any person, firm,
corporation or property for damage, injury or death arising out of or connected
with the performance of the use permitted hereby. Applicant's obligation to
indemnify, defend and hold harmless the City as stated herein shall include, but
not be limited to, paying all fees and costs incurred by legal counsel of the City's
choice in representing the City in connection with any such claims, losses,
lawsuits or actions, expert witness fees, and any award of damages, judgments,
verdicts, court costs or attorneys' fees in any such lawsuit or action.
-3 of 4-
Resolution No.15-1
Minor Use Permit 14-2
103 A Surfside Ave
PASSED, APPROVED AND ADOPTED by the Planning Commission of the City
of Seal Beach at a meeting thereof held on the 20th day of January, 2015 by the
following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Chairperson
Planning Commission
Jim Basham
Planning Commission Secretary
-4 of 4-
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