HomeMy WebLinkAboutCC AG PKT 2015-06-22 #G AGENDA STAFF REPORT
DATE: June 22, 2015
TO: Honorable Mayor and City Council
THRU: Jill R. Ingram, City Manager
FROM: Jim Basham, Director of Community Development/
Community Services
SUBJECT: ZONE TEXT AMENDMENT 15-2 REGARDING
RESIDENTIAL DEVELOPMENT STANDARDS IN THE
RHD-20 ZONE
SUMMARY OF REQUEST:
That the City Council introduce and conduct first reading of Ordinance No. 1646,
considering the proposed Zone Text Amendment 15-2 regarding residential
development standards in the RHD-20 zone.
BACKGROUND AND ANALYSIS:
When the previous California Building Codes were enacted, a provision
pertaining to residential ceiling height was reduced 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.
At its meeting of June 1, 2015, the Planning Commission reviewed the proposed
ordinance and received public testimony from one resident that expressed
support of the staff recommendation. The Commission voted 4-0 to recommend
to City Council adoption of the Ordinance.
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
Agenda Item G
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. The additional
density and intensity associated with three story homes is inappropriate for the
Old Town area, where parking is restricted and the residences are located in
close proximity to one another. Therefore, staff has attached a draft ordinance
focused on ensuring that Old Town remains in a designated zoning classification
that allows two-story maximum height which is consistent with the 25 foot height
limitation.
ENVIRONMENTAL IMPACT:
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 ANALYSIS:
The City Attorney has reviewed and approved as to form.
LEGAL NOTIFICATION:
Legal notice of the Public Hearing was published in the "Sun" newspaper on
June 11, 2015.
FINANCIAL IMPACT:
There is no financial impact for this item.
Page 2
RECOMMENDATION:
That the City Council introduce and conduct first reading of Ordinance No. 1646,
considering the proposed Zone Text Amendment 15-2 regarding residential
development standards in the RHD-20 zone.
L T ED BY: NOTED AND APPROVED:
w
Jim Bastf am Jill Ingram, City a a er
Dire r Community Development/
Community Services
Attachment:
A. Ordinance No. 1646
Page 3
ORDINANCE NO. 1646
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 11.2.05.015
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
RLD-9 RLD-15 RMD-18 RHD 20 RHD-33 [ RHD-46 Regul f/ons/
Density/Intensity of Use—Lot Dimensions
.........--.m............................... oflo�are n•.. _s....ft.mof-...... ...._..._..._....-_ .-..... ..._�.-_.._-......-�...�..
One unit per One unit See Section
q per 3,000 11.4.05.115 for
q One unit One unit One unit I One unit Second Dwelling
a, per 2,500 per 2,178 per 1,350 per 960 sq.
Maximum Density lot area, Unit standards..
plus a sq.ft.of lot sq.ft.of lot sq.ft.of ft,of lot
plus a See Subsection A
"Second area area lot area area
Unit" "Second for Surfside
Unit" Standards
with State See Chapter
Affordable 5:
Housing Bonus Affordable
(du/ac
Housing Bonus
Minimum Lot Area
(sq.ft.)
-..Interior Lots �5,000^...._�.��,_. �.......�,,,�. .�._ �..._.�- ..--._._.-.
3,000 5,000 2,500 5,000 5,000
Corner Lots 5,500 3,000 5,500 2,500 5,500 5,500
Nonresidential 10,000
Uses 10.000 10,000 10,000 10,000 10,000
.......... ... _.. ,.
Minimum Lot Size
(ftJ
Interior Lots 50 x 100 30 x 80 50 x 100 25 x 100 50 x 100 50 x 100
Corner 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
..ond 150.. -. 150 �.��........................150.......... -..._..._�..........
Efficiency Sec 150 L-1
.........Second Unit.................... 400... 400.......................400............... .400 ........ _-._ _... .... m.
400 400 L-1
Ordinance Number 1646
................ —--------
TABLE 11.2.05.015(Continued)
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
MD Supplemental
RHD-20 RHO RHD-46 Regulations
RL=D-9RLD-1'5 R
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
a ce econ 800 sq.ft 800 sq ft 800 sq ft
Unit
Attached Second 30%of 30%of
30%0 ri f
mary
Unit primary unit p unit primary unit
......................
7) 6
Maximum Lot (B 50 75(13) 60 80 (B)
Coverage N
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 110%of 10%of lot
Interior Side— (D) (E) width;3 ft. width;3 ft. lot width; width;3 ft.
minimum; minimum; 3 ft. minimum; (D)(E)
Minimum 10 ft, 10 ft. minimum; 10 ft.
maximum maximum 10 ft. maximum
maximum
........... . ........ ..
15%of lot 15%of lot 15%of lot 15%of 15%Of I
Corner Side— width;10 ft. (E) width;10 ft. width;10 ft. lot width;
width;10 oIt
ft. (E)
Minimum maximum maximum maximum 10 ft, maximum
maximum
..............
5 ft.;but
When 24 ft. 24 ft.
Rear 10 (E) abutting an Minus (E)
alley 24 ft. Minus width width of
minus width f the alley. the alley.
of the allev. L
Main Building Envelope
......... ......................Yes...._...... -.......--
Flood Zone Heights Yes Yes Yes Yes Yes (F)
Maximum Height(ft.) (not to exceed
25(G) 25(E) (G) 35 35 (G)(E)
..........
Maximum Height of
Downslope Skirt Walls 6 6 6 6 6 6 (H)
Projections Yes Yes(E) Yes Yes Yes Yes fil 1P%
Z__j...................................__............. .... .........
2
Ordinance Number 1646
............---..................
TABLE 11.2.05.015(Continued)
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
- R —------------ Supplemental
---------- LRLD-'15 RMD-1 RHD.20 RHD.33 E R�!HD-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
.. ......Yes.............
Porches Yes (K)
Vehicle Accommodation
.................. ..........................................
Off-street Parking See Chapter 114.20: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)
Frontage
Landscaping and Open Space
.........•......--.
Minimum Permeable 60/50 60/50 60150 60/50 60150 60150 (0)
Surface/Maximum
Paving in Street—
Facing Yards(%) I
Minimum Site Area
Devoted to 25 15(E) 15 Yes 15 15 See also Section Landscaping(%) 11.4,30.015
Planting Required on Yes Yes a Yes Yes Yes (Q)
Downslope Lots
Pedestrian Yes Yes Yes Yes (R)•
Walkways
............
Other Development Standards
Accessory See Section
Structures Yes Yes Yes Yes Yes Yes 11.4.05.1100
2-Story Cabanas/
Manufactured Yes (S)
Homes
Roof Decks Yes Yes Yes Yes Yes (T)
°°........................ ...... .....—........
I See Section
Solar Access Yes Yes .Yes..... ..
es Yes Yes Yes 114.10.045
3
Ordinance Number 1646
TABLE 11.2.05.016(Continued)
DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICTS
Supplemental
RHD- Regulations
Ep-m
Other Development Standards(continued)
Yes FLG's
Walls and Fences as Ch.
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 definitions are hereby amended in 8aoUon
11.G.O5.U1Oof the Municipal Code:
Basement: an underground room or excavated space having between 5 and-A
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
finished measured from the public right of way. A basement does not constitute a
flGOF elevation diFeetly above the spaoe is more than 1 feet above existing e
-' gF--- shall be -__-_-- ---'-"F-_- -,--_ . - _--- ..h_- the
finished flGOF elevatien diFerstly above a subgFade spaoe is FneFe than 5 feet
above e;theF existing OF final gFade shall also be consideFed a story. (Note: in
ealeulating the fleel:area of a basement it may be neressaFy to Gount part of th
allowed by the LlnifOFm Building Gede sueh as bathFOOFFIS, family FEEms, hobby
rooms, effmoes, merhanioal equipment, StElFage and, equipped with window
wells, bedrooms-.
Figure 11.6.05.010.B.1 Basement
5 ft.or more of
Interior height
Ordinance Number 1646
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. T e�'^^° ^f
spaee OF ...I spase aFe un+ed as a story where the finished fleer above s rh
spare is 6 fee above fkat rneFe
the pedmeteF 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_day of , 2015.
Mayor
ATTEST:
City Clerk
STATE OF CALIFORNIA }
COUNTY OF ORANGE } ss
CITY OF SEAL BEACH }
I, Tina Knapp, 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 June 22, 2015
and was passed, approved, and adopted by the City Council at a regular meeting held
on , 2015 by the following vote:
AYES: Council Member(s)
NOES: Council Member(s)
ABSENT: Council Member(s)
ABSTAIN: Council Member(s)
and do hereby further certify that Ordinance Number 1646 has been published pursuant
to the Seal Beach City Charter and Resolution Number 2836.
City Clerk
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