The URL can be used to link to this page

Home My WebLink About4 - ZTA 15-2 Residential Development Standards (RHD-20 Zone) SEAt" O % ITEM PLANNING COMMISSION NUMBER AGENDA REPORT 4 4 f IF TO: Planning Commission FROM: Jim Basham, Community Development Director DATE: June 1, 2015 SUBJECT: ZONE TEXT AMENDMENT 16-2 REGARDING RESIDENTIAL DEVELOPMENT STANDARDS IN THE RHD-20 ZONE LOCATION: Residential High Density—20 (RHD-20) Zone RECOMMENDATION: That the Planning Commission hold a public hearing regarding Zone Text Amendment 15-2 and after considering all evidence and testimony presented adopt the draft resolution recommending approval of Zone Text Amendment 15-2 to the City Council ENVIRONMENTAL ASSESSMENT: This ordinance (Zone Text Amendment 15-02) is exempt from review under the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq.,"CEQA") and CEQA regulations (14 California Code of Regulations §§ 15000, et seq.) because the amendment establishes rules and procedures to add text to further clarify the number of stories permitted in the RHD (Residential High Density-20) zoned district; consists only of minor revisions and clarifications to existing regulations and specification of procedures related thereto; and consists of actions taken to assure the maintenance, protection and enhancement of the environment. The amendment therefore, does not have the potential to cause significant effects on the environment. Consequently, it is categorically exempt from further CEQA review under 14 Cal. Code Regs. §§ 15301, 15305, and 15308, actions in compliance with the requirements of CEQA. LEGAL NOTIFICATION: Legal notice of the Public Hearing was published in the Sun Newspaper on May 21, 2015. An affidavit of publication is on file. Zone Text Amendment 15-2 June 1, 2015 BACKGROUND: When the previous California Building Codes were enacted, a provision pertaining to residential ceiling height was amended from 7 feet 6 inches to 7 feet. This reduction in ceiling height enables designers to submit construction drawings of new homes at three stories. Currently, staff is experiencing the impact in the Old Town area where lots are zoned RHD-20 (Residential High Density — 20). Additionally, staff received several calls in regards to homes listed for sale and the ability to demolish existing homes and construct three story single-family dwellings. On May 11, 2015, -the City Council instructed staff to move forward and amend the residential development standards to clarify that residential construction in the RHD- 20 zone is limited to two-stories. ANALYSIS: The Old Town area is characterized with primarily narrow lots typically 25 feet wide and developed with two-story homes that average 3 foot wide side property line setbacks. Typically, three story homes are allowed, and more suitable, where greater height limitations are permitted such as in Surfside area where three story homes are the dominant development characteristics and the building height limit is 35 feet. The additional height clearance provides plenty of floor and ceiling area to construct three story homes. In contrast, the Old Town area with a 25 foot height limit is more appropriate for two- story single-family homes and was the intention when the Zoning Ordinance development standards for the RHD-20 zone were established. The City's Zoning Ordinance currently establishes a maximum height limit of 25 feet for homes in the RHD-20 zoning classification but designers are able to engineer plans that meet this requirement and construct three story homes. Therefore, staff has attached a draft ordinance focused on ensuring that Old Town remains a designated zoning classification that allows two-story maximum height which is consistent with the 25 foot height limitation. CONCLUSION: Staff recommends that the Planning Commission hold a public hearing regarding Zone Text Amendment 15-2 and after considering all evidence and testimony presented adopt the draft resolution recommending approval of Zone Text Amendment 15-2 to the City Council. jDirared by: Bas am ct or of Community Development Attachments: 1. Resolution No. 15-11 with Draft Ordinance Page 2 of 2 ATTACH ME NT 1 RESOLUTION NO. 15-11 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION RECOMMENDING ADOPTION OF ZONE TEXT AMENDMENT 15-2 REGARDING RESIDENTIAL DEVELOPMENT STANDARDS IN THE RHD-20 ZONE RESOLUTION NO. 15-11 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION RECOMMENDING ADOPTION OF ZONE TEXT AMENDMENT 15-2 REGARDING RESIDENTIAL DEVELOPMENT STANDARDS IN THE RHD-20 ZONE THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND AND RESOLVE Section 1. On June 1, 2015 the Planning Commission held a duly noticed public hearing to consider Zone Text Amendment 15-2, which would amend Title 11 Table 11.2.05.15 and Chapter 11.6.05.010 of the Seal Beach Municipal Code regarding two-story height limitation for residential dwellings in the RHD-20 zoning classification as set forth in the draft ordinance included as Attachment "A". Section 2. This ordinance (Zone Text Amendment 15-2) is exempt from review under the California Environmental Quality Act (California Public Resources Code 21000, et seq.,"CEQA") and CEQA regulations (14 California Code of Regulations 15000, et seq.) because the amendment establishes rules and procedures to add text to further clarify the number of stories permitted in the RHD (Residential High Density-20) zoned district; consists only of minor revisions and clarifications to existing regulations and specification of procedures related thereto; and consists of actions taken to assure the maintenance, protection and enhancement of the environment. The amendment therefore, does not have the potential to cause significant effects on the environment. Consequently, it is categorically exempt from further CEQA review under 14 Cal. Code Regs. §§ 15301, 15305, and 15308, actions in compliance with the requirements of CEQA. Section 3. The Planning Commission recommends that the City Council adopt Zone Text Amendment 15-2. PASSED, APPROVED AND ADOPTED by the Seal Beach Planning Commission at a meeting thereof held on June 1, 2015 by the following vote: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAIN: Commissioners Steve Sloan ATTEST: Chairperson Jim Basham Planning Commission Secretary Page 1 of 8 ATTACHMENT A DRAFT ORDINANCE ZONE TEXT AMENDMENT 15-2 Page 2 of 8 ORDINANCE NO. AN ORDINANCE OF THE CITY OF SEAL BEACH ZONE TEXT AMENDMENT 15-2 AMENDING TITLE 11 REGARDING RESIDENTIAL DEVELOPMENT STANDARDS THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES ORDAIN AS FOLLOWS: Section 1. Table 11.2.05.015 of the Seal Beach Municipal Code is hereby amended as follows: TABLE 11.2.05.01*5 DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS RLD-9 RLD-15 RMD-18 RHD-20 RHD43 ' RHD46 Supplemental Regulations -------------- Density/Intensity of Use—Lot Dimensions One unit per One unit See Section 5,000 sq.ft. per 3,000 One unit One unit One unit One unit 11.4.05.115 for of lot area, sq.ft. per 2,500 per 2,178 per 1,350 per 960 Second Dwelling Unit Maximum Density plus a lot area sq.ft.of lot sq.ft.of lot sq.ft,of lot sq.ft.of standards.See "Second plus a area area area lot area Subsection A for Unit" "Second Unit" Surfside Standards Maximum Density with State See Chapter 11.4.65: Affordable Aftbrdable Housing Housing Bonus Bonus (dulac Minimum Lot Area (sq.ft.) interior Lots 5,000 3,000 5,000 2,500 5,000 5,000 Comer Lots 5,500 3,000 5,500 2,500 5,500 6,500 Nonresidential 10,000 10,000 10,000 10,000 10,000 10,000 Uses Minimum Lot Size (ft) Interior Lots 50 x 100 30 x 80 50 x 100 25 x 100 50 x 100 50 x 100 Comer Lots 55 x 100 35 x 80 50 x 100 25 x 100 55 x 100 55 x 100 Minimum Floor Area (sq.ft.) Primary Dwelling 1,200 1,200(E) 950 950 950 950 L-1 Unit Efficiency Second 150 150 150 150 150 150 L-1 Unit 1-Bedroom 400 400 400 400 400 400 L-1 Second Unit Page 3 of 8 TABLE 11.2.05.015(Continued) DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS Supplemental RLD-9 RLD-15 RMD-18 RHD-20 RHD-33 RHD-46 Regulations Density/Intensity of Use—Lot Dimensions(Continued) Maximum Floor Area for Second Units 2+-Bedroom 600 600 600 -- -- -- Second Unit Maximum Floor Area for Second Units Detached Second 800 sq.ft 800 sq.ft 800 sq.ft — -- -- Unit Attached Second 30%of rim of 30%of __ __ __ Unit primary unit Primary unit primary unit Maximum Lot (B) 67 50 75(B) 60 80 (13) Coverage(%) Substandard Lot Yes Yes Yes Yes Yes Yes (C) Standards Building Form and Location Minimum Yards(ft.) Average Average Front—Minimum (D) (E) 12; 12; 18 18 (D)(E);L-3 Minimum 6 Minimum 6 10%of lot 10%of lot 10%of 10%of lot Interior Side— (D) (E) ; lot width width;3 ft. width;3 ft. width;3 ft. (D)(E) 3 ft. Minimum minimum; minimum; minimum; minimum; 10 ft. 10 ft. 10 ft 10 ft. . maximum maximum maximum maximum 15%of lot 15%of lot 15%of lot 15%of 15%of lot Corner Side— width; 10 ft. (E) width; 10 ft. width; 10 ft. lot width; width; 10 ft. (E) Minimum maximum maximum maximum 10 ft. maximum maximum .5 ft.;but When 24 ft. 24 ft abutting an Minus Rear 10 (E) alley 24 ft. Minus width width of (E) minus width of the alley. the alley. of the alley. Main Building Envelope Flood Zone Heights Yes Yes Yes Yes Yes Yes (F) 25 (not to exceed Maximum Height(ft.) 25(G) 25(E) (G) two stories) 35 35 (G)(E) Maximum Height of Downslope Skirt Walls 6 6 6 6 6 6 (H) (ft.) Projections Yes Yes(E) Yes Yes Yes Yes (1)(E) Page 4 of 8 TABLE 11.2.05.015 (Continued) DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS Supplemental RLD-9 RLD-15 RJWD-18 RHD-20 RHD-33 RHD-46 Regulations Main Building Envelope Minimum Distance Between Buildings on 6 6 6 6 6 10-20 (j) the Same Lot(ft Minimum Court 15 15 Dimensions(ft.) Building Design Exterior Stairways Yes Yes Yes Yes No No L-2 Prohibited Porches Yes Yes (K) Vehicle Accommodation Off-Street Parking See Chapter 11.4,20:Off-Street Parking and Loading and Loading Maximum Number of Curb Cuts for (L) I 1 1 1 1 (L) Driveway Maximum Width of 18 -- -- (M) Driveway(ft.) Limitations on Parking and Garage Yes Yes Yes Yes Yes Yes (N) Frontage I I I I Landscaping and Open Space Minimum Permeable 60/50 60/50 60/50 60/60 60/50 60/50 (0) Surface/Maximum Paving in Street— Facing Yards(%) Minimum Site Area 25 15(E) 15 Yes 15 15 (E),(P);See also Devoted to Section 11.4.30.015 Landscaping Planting Required on Yes Yes Yes Yes Yes Yes (Q) Downslope Lots Pedestrian Yes Yes Yes Yes (R) Walkways Other Development Standards See Section Accessory Structures Yes Yes Yes Yes Yes Yes 11.4.05.100 2-Story Cabanas/ Manufactured Yes (S) Homes Roof Decks Yes Yes Yes Yes Yes (T) See Section Solar Access Yes Yes Yes Yes Yes Yes 11.4.10.045 Page 5 of 8 TABLE 11.2.05.015(Continued) DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS ' Supplemental` RL'D-9 RLD-95 R-MD-18 ROD-2D RHD-33 RHD-46 I' Regulations Other Development Standards(continued) Walls and Fences Yes Yes Yes Yes Yes Yes See Chapter 11.4.15 General Site Standards See Chapter 11.4.10:General Site Standards Landscaping and Buffer Yards See Chapter 11.4.30:Landscaping and Buffer Yards Signs See Chapter 11.4.25:Sign Regulations Nonconforming Structures See Chapter 11.4.40:Nonconforming Uses,Structures,and Lots Coastal Development Permit See Chapter 11.4.35:Coastal Development Permit Reasonable Accommodations See Chapter 11.5.30:Reasonable Accommodations L-1: Second Units are not allowed in the REED-20 District located in old Town. ........... L-2: Exterior stairways providing access from the ground level and/or the first floor to the second floor or above are prohibited when such stairways are not specifically required by the California Building Code. Exterior stairways may be permitted through the building permit process in the RLD-9 district on properties with a second story kitchen existing as of March 9, 1999. In such a case, a covenant shall be recorded on the title of the property stipulating the property is to be used only as a Single-Unit dwelling. Exception: Exterior stairways may be permitted on Single-Unit dwellings located within identified flood zones upon approval of an Administrative Use Permit pursuant to Chapter 11.5.20:Development Permits. L-3: Refer to Appendix A—City Council Approved Blanket Setback Variances Section 2. The following definitions are hereby amended in Section 11.6.05.010 of the Municipal Code: Basement: an underground room or excavated space having between 5 aad-g feet or more of interior height, finished or unfinished where the finished floor level directly above the space is not more than 1 foot above the top of curb as measured from the public right of way. both the existing OF fifla4 gfade. ARy sub- grade spaGe wheFe the finished fleel: elevation d;reGtly above the spas- i.- I-- than 1 feet .above existing or finished grade shall be nnnsirdeFed abovegFou lid spare. All aFeas where the finished floor elevation direGtly above a subgFade neFe than 5 feet abeve eitheF existing GF final gFade shall also - aFea ;n a flOOF level as above gFOURd spaGe-.) Basement spaGes Fnay be used bathFOGFRS, family t r f equipment, stepage and, wells, Page 6of8 Figure 11.6.05.010.B.1 : Basement first ffaor P Gtc� Maximum height 1 ft. t ................................................. 5 ft.or more of interior height Basement Story: space in a building between the upper surface of any floor and either the upper surface of the next floor above, or in the case of the topmost floor, the ceiling or roof above. An underground room or excavated useable space not qualifying as a basement shall be considered a story. These portions of s� bgFa de or partially s� bgraede living space sparse used fnr paFk.ng �inederflnnr .rava�,ruu�°rParcrany-�° , , space gr Fwd sparse are e•.oi inteed as a s y where the finished floor above sU Gh vpcccc-vrC�a-wi-spa c�a--aa-ar�t8r�w�rTeFl�i-ra�rrrr�n space is 6 feet nr mere above dhc fina4 gFade adjaGent to any e)deF*or wall around the perimeter of the building. Section 3. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance or any part thereof is for any reason held to be invalid, such invalidity shall not affect the validity of the remaining portions of this ordinance or any part hereof. The City Council of the City of Seal Beach hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases be declared invalid. Section 4. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same or a summary thereof to be published and posted in the manner required by law. PASSED, APPROVED AND ADOPTED by the City Council of the City of Seal Beach at a meeting thereof held on the nd day of , 2015. EIIery A. Deaton Mayor Page 7of8 ATTEST: APPROVED AS TO FORM Tina Knapp Quinn M. Barrow Acting City Clerk City Attorney STATE OF CALIFORNIA COUNTY OF ORANGE SS CITY OF SEAL BEACH 1, Tina Knapp, Acting City Clerk of the City of Seal Beach, do hereby certify that the foregoing Ordinance was introduced for first reading at a regular meeting held on the —nd day of _, 2015 and was passed, approved and adopted by the City Council at a regular meeting held on the nd day of 2015 by the following vote: AYES: Council Members NOES: Council Members ABSENT: Council Members ABSTAIN: Council Members and do hereby further certify that Ordinance Number has been published pursuant to the Seal Beach City Charter and Resolution Number 2836. Tina Knapp Acting City Clerk Page 8 of 8