HomeMy WebLinkAbout3 - ZTA 15-3 SEAt
PLANNING COMMISSION ITEM
NUMBER
STAFF REPORT
Gfo 1 3-
TO: Planning Commission
FROM: Jim Basham, Community Development Director
DATE: June 15, 2015
SUBJECT: ZONE TEXT AMENDMENT 15-3 REGARDING
RESIDENTIAL DEVELOPMENT STANDARDS IN THE
RLD-9 ZONE
LOCATION: RLD-9 (Residential Low Density— 9) Zone
RECOMMENDATION: That the Planning Commission hold a public hearing
regarding Zone Text Amendment 15-3 and after
considering all evidence and testimony presented adopt
the draft resolution recommending approval of Zone Text
Amendment 15-3 to the City Council
ENVIRONMENTAL ASSESSMENT:
This ordinance (Zone Text Amendment 15-3) 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 and side yard widths permitted in the RLD-9 (Residential Low
Density-9) 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 June 4,
2015. An affidavit of publication is on file.
Zone Text Amendment 15-3
June 15,2015
ANALYSIS:
On October 25, 2010, the City Council adopted a comprehensive update of the City's
Zoning Code. The Zoning Code was previously titled "Chapter 28" but was re-enacted
as "Title 11" to correspond with the Seal Beach Municipal Code format that had been
previously updated in 2004. Staff Reports presented to the City Council and Planning
Cornmission during the 2010 Title 11 public hearing process identify that the intent of
the revisions were to reflect the most appropriate development standards to address
future development in the City. The explanation further identified that a comprehensive
revision had not been undertaken since 1974 and the significant changes proposed
involved incorporating standards that did not exist in the Zoning Code. The staff reports
specifically stated, "The proposed Title 11, Zoning, does not change standards for basic
lot size, density and building intensity, setback, lot coverage, height, parking, and sign
regulations of the current Zoning Code."
The intent of the 2010 Title 11: Zoning Code revision was not to change existing
residential development standards, however, in reformatting the development standards
from written text in Chapter 28 into a table for Title 11, some standards were
inadvertently changed. Most prominently, the residential building height standard
affecting the RLD-9 zone was altered from "2 stories max. 25 ft." in Chapter 28 to "25"
(ft.) in Table 11.2.05.010, which was adopted as part of Title 11. This inadvertent
change significantly altered the development standards for this low density zone
classification.
The absence of the words "two stories" provides an opportunity for engineers and
architects to design residential plans that meet the height requirement but result in a
three story residence. Three story residences do not complement the characteristics of
the single family neighborhoods in the City. Most of the single family residential areas
in the City, such as The Hill, College Park East, College Park West, Heron Pointe, The
Gold Coast and Surfside Colony are designated as RLD-9 zoned areas.
Similarly, Chapter 28 specified a 5 foot interior side yard setback for RLD-9 zoned
properties, except in The Gold Coast and Surfside Colony. Most of the existing
development in The Hill, College Park East, College Park West, and Heron Pointe are
developed with residences that maintain a 5 foot interior side yard setback. The
reformatting and conversion between Chapter 28 and Title 11 altered the interior side
yard requirement to 10 percent of lot width with a minimum 5 feet" instead of"5 feet" as
previously required in Chapter 28. This change caused most of the existing residential
properties in the RLD-9 zoned areas to be designated as nonconforming, a designation
that sets strict limitations on any potential development on these properties.
Both Chapter 28 and Title, 11 have identified The Gold Coast and Surfside Colony as
unique neighborhoods with specific development standards that reflect neighborhood
characteristics and differ from other RLD-9 zones. Similarly, the Heron Pointe area was
developed with standards set by the Hellman Ranch Specific Plan to create a distinct
neighborhood character and will continue to be regulated by this Specific Plan. The
amendments proposed in the Draft Ordinance are intended to remedy the unintended
changes to RLD-9 development standards in traditional low density residential areas
without altering the existing standards applicable only to The Gold Coast, Surfside
Colony, or Heron Pointe.
Page 2 of 3
Zone Text Amendment 15-3
June 15, 2015
CONCLUSION:
Staff recommends that the Planning Commission hold a public hearing regarding Zone
Text Amendment 15-3 and after considering all evidence and testimony presented
adopt the draft resolution recommending approval of Zone Text Amendment 15-3 to the
City Council.
Prepared by:
Menior tal L dava im Bps am'Plan Direc#or f Community Development
Attachments:
1. Resolution No. 15-13 with Draft Ordinance
Page 3 of 3
ATTACHMENT 1
RESOLUTION NO. 15-13
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION RECOMMENDING ADOPTION OF ZONE
TEXT AMENDMENT 15-3 REGARDING RESIDENTIAL
DEVELOPMENT STANDARDS IN THE RLD-9 ZONE
RESOLUTION NO. 15-13
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION RECOMMENDING ADOPTION OF ZONE
TEXT AMENDMENT 15-3 REGARDING RESIDENTIAL
DEVELOPMENT STANDARDS IN THE RLD-9 ZONE
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
FIND AND RESOLVE
Section 1. On June 15, 2015 the Planning Commission held a duly noticed
public hearing to consider Zone Text Amendment 15-3, which would amend Title 11
Chapter 11.2.05 of the Seal Beach Municipal Code regarding two-story height limitation
and interior side setback for residential dwellings in the RLD-9 zoning classification as
set forth in the draft ordinance included as Exhibit "A".
Section 2. This ordinahce (Zone Text Amendment 15-3) 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 and side yard widths permitted in the RLD-9
(Residential Low Density-9) 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 15-3.
PASSED, APPROVED AND ADOPTED by the Seal Beach Planning
Commission at a meeting thereof held on June 15, 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 9
Resolution 15-13
Zone Text Amendment 15-3
EXHIBIT A
DRAFT ORDINANCE
ZONE TEXT AMENDMENT 15-3
Page 2 of 9
Resolution 15-13
Zone Text Amendment 15-3
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SEAL BEACH
ZONE TEXT AMENDMENT 15-3 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 11.2.05.015
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
RLD-9 RLD-15 RMD-18 RHD-20 RHD-33 RHD-46 Supplemental
Regulations
Density/Intensity of Use—Lot Dimensions
One unit per One unit See Section
5,000 sq.ft. per 1,000 One unit One unit One unit One unit 11.4.05.115 for
of lot area, sq.ft.of per 2,500 per 2,178 per 1,350 per 960 Second Dwelling Unit
Maximum Density lot area,
plus a sq.ft.of lot sq.ft.of lot sq.ft.of lot sq.ft.of standards.See
a plus"Second p area area area lot area Subsection A for
"Second
Unit" Surfside Standards
Unit"
Maximum Density
with State See Chapter 11.4.55:
Affordable Affordable Housing
Housing Bonus Bonus
(dulac
Minimum Lot Area
(sq.ft)
Interior Lots 5,000 3,000 5,000 2,500 5,000 5,000 (W)
Comer Lots 5,500 3,000 5,500 2,500 5,500 5,500 (W)
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 (w)
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
I-Bedroom 400 400 400 400 400 400 L-1
Second Unit
Page 3 of 9
Resolution 15-13
Zone Text Amendment 15-3
TABLE 11.2.05.015(Continued)
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
Supplemental
RJLD-9 RLD-15 d RMD-18 RHD-20 RH&33 RHD 6 Regulations
Densityllntens4 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 30%of 30%of
Unit primary unit primary primary unit — —
unit
Maximum Lot (B)(W)
(B) 67 50 75(B) 60 80
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)(M; L-3
Minimum 6 Minimum 6
10%of lot 10%of lot 10%of 10%of lot
Interior Side— (8)(D) (E) width;3 ft. width;3 ft. lot width;
3 width;3 ft.
Minimum minimum;minimum- minimum; ft. 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-,10 ft 1 width- 10 ft. (E)(W)
Minimum maximum maximum maximum maximum
mum
maximum
5 ft.;but
When 24 ft. 24 ft.
Rear 10 (E) abutting an Minus width Minus (E)(W)
alley 24 ft. width of
Minus width of the alley. the alley.
of the alley.
Main Building Envelope
Flood Zone Heights Yes Yes Yes Yes Yes Yes (F)
25 LAI(G)
not to
exceed two
Maximum Height(ft) stories) 25(E) (G) 25 35 35 LA)(G)(E)(W)
Maximum Height of
Downslope Skirt Walls 6 6 6 6 6 6 (H)
(ft.)
Projections Yes Yes(E) Yes Yes Yes Yes (1)(E)M
Page 4 of 9
Resolution 15-13
Zone Text Amendment 15-3
TABLE 11.2.05.015(Continued)
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
Supplemental
RLD-9 RLD-15 RMD-78 RHD-20 RHD-33 RHD-46 Regulations
Main Building Envelope
Minimum Distance 6 6 6 6 6 10-20 (J)
Between Buildings on
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 1 (L) 1 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)_OM
Frontage
Landscaping and Open Space
Minimum Permeable 60150 60150 60150 60150 60150 60150 (0)
SurfacelMaximum
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; 18M
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 9
Resolution 15-13
Zone Text Amendment 15-3
TABLE 11.2.05.015(Continued)
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
supplemental
RLD-9 RLD-13 RMD-18 RHD-20 RHD-33 RHD-46 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 RHD-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,
1998. 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 regulation is hereby amended in Section
11.2.05.015.A of the Municipal Code:
A. Standards for Surfside.
1. Yard Requirements. Yard requirements for Surfside are set forth
in Table 11.2.05.015.A.1: Surfside Yard Requirements.
TABLE 11.2.05.015.A.1
SURFSIDE YARD REQUIREMENTS
"A" Row "B" Row `°C" Row
Front Yard 4 ft. 2.5 ft. 2.5 ft. (L-1)
Side Yard 10% lot width, minimum 3 ft. - maximum 10 ft. (L-2)
Rear Yard -- 3 ft. (L-3) 3 ft.
(L-1) Upper stories may cantilever to the property line
(L-2) "A" Row. A stairway and elevated walkway not to exceed two and one-half feet above grade
are permitted to encroach three feet into the side yard setback on the northwest side. If a
residentially zoned parcel is located to the northwest of a colony pedestrian easement and
abuts such easement, a stairway and walkway may be constructed on either the southwest or
northwest side of a residential structure.
(L-3) On Lot B-1 through B-70 the upper stories may cantilever to the rear property line
Page 6 of 9
Resolution 15-13
Zone Text Amendment 15-3
2. Projections into Side Yards. Cornices, eaves or chimneys may project
1 foot into required side yards beginning above the first story and in no case less
than 8 feet above grade.
3. Building Height Limit. Not subject to two-story maximum set by Table
11.2.05.015. Maximum building height for residential structures, including
Second Dwelling Units, shall be 35 feet, as measured from the crown of Surfside
Avenue at the center of the subject property.
SECTION 3. The following regulation is hereby amended in Section
11.2.05.015.D of the Municipal Code:
D. RLD-9 District - Minimum Front and Interior Side Yards. In the RLD-9
District the minimum front and interior side yards are:
1. Front Yard. In the RLD-9 District the minimum front yard is 18 feet for a
front entry garage and 10 feet for a side entry garage except for the RLD-9
District area along Ocean Avenue between First Street and Eighth Street, which
is not allowed side entry garages.
2. Interior Side Yard. In the RLD-9 District the minimum interior side yard
is 10 peFGent of lot width with a minimum 5 feet except for the RLD-9 District area
along Ocean Avenue between First Street and Eighth Street, which has a 10
percent of lot width interior side yard setback and a minimum interior side yard of
3 feet. The RLD-9 District area in Surfside Colony is regulated by Table
11.2.05.015.A.1.
SECTION 4. The following regulation is hereby amended in Section
11.2.05.015.G of the Municipal Code:
G. Building Height — RLD-9 and RMD 18 Districts. Building height in the
RLD-9 District in Old Town and the RMD-18 District are:
1. RLD-9 District — Old Town. Not subject to two-story maximum set
by Table 11.2.05.015. Maximum building height is 25 feet as measured at the
finished grade of the wall of the building nearest Ocean Avenue and the height of
this roofline shall not be exceeded on the remainder of the lot.
2. RIVID-18 District. The maximum building height for residential
structures is:
a. Lots Less than 37.5 Feet Wide: 25 feet
b. Lots 37.5 Feet Wide or Greater:
i. Front 1/2 of lot: 25 feet
ii. Rear 1/2 of lot: 35 feet
SECTION 5. Section 11.2.05.015.W is hereby added to the Municipal Code:
W. Hellman Ranch Specific Plan Development. There is established in the
Residential Low Density-9 (RLD-9) Zone the Hellman Ranch Specific Plan, originally
adopted by the City Council as Ordinance 1097 on June 22, 1981. Specifically, all
development in Development Planning Area 8 as designated in the Hellman Ranch
Page 7 of 9
Resolution 15-13
Zone Text Amendment 15-3
Specific Plan and as amended and approved by the City Council through adoption of
Ordinance 1420 on October 27, 1997, shall be in conformance with the plans,
specifications, designated uses, development standards and proposed uses so
approved.
SECTION 6. 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 7. 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.
Ellery A. Deaton
Mayor
ATTEST: APPROVED AS TO FORM
Tina Knapp Quinn M. Barrow
Acting City Clerk City Attorney
Page 8 of 9
Resolution 15-13
Zone Text Amendment 15-3
STATE OF CALIFORNIA }
COUNTY OF ORANGE } SS
CITY OF SEAL BEACH }
I, 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 9 of 9