HomeMy WebLinkAbout4 - MUP15-6 (212 Central) SEAZ
PLANNING COMMISSION NUMBER
's s
4 F STAFF REPORT 4
TO: Planning Commission
FROM: Director of Community Development
MEETING DATE: .July 6, 2015
SUBJECT: NEW BUSINESS
REQUEST FOR A MINOR USE PERMIT (MUP15-6) TO
ALLOW AN ALTERATION OF LESS THAN 25% OF
INTERIOR WALLS TO CONVERT AN EXISTING
BEDROOM INTO A LIBRARY, RELOCATE THE KITCHEN
FROM THE FRONT OF THE RESIDENCE TO THE REAR
AND CONVERT THE EXISTING KITCHEN AREA INTO.A
STUDY. THE REQUEST ALSO INCLUDES REMOVAL
AND REPLACEMENT OF EXISTING SIDE AND REAR
EXTERIOR DOORS AT A RESIDENCE THAT IS
NONCONFORMING DUE TO PARKING AND IS
LOCATED IN THE RESIDENTIAL HIGH DENSITY (RHD-
20) ZONING AREA.
LOCATION: 212 Central Avenue
APPLICANT: Ron Hoover
RECOMMENDATION: After reviewing the application, staff recommends that the
Planning Commission adopt Resolution No. 15-15,
APPROVING Minor Use Permit 15-6 with Conditions.
Minor Use Permit 15-6
212 Central Avenue
GENERAL PLAN DESIGNATIO14: RESIDENTIAL HIGH DENSITY
ZONE: RHD-20 (RESIDENTIAL HIGH DENSITY)
SITE DESCRIPTION:
Assessor's Parcel Number: 1993-142-07
Lot Area: 2,565 sq. ft.
Gross Floor Area: 1092 sq. ft.
Surrounding Properties: North: Residential High Density (RHD-20)
South:Residential High Density (RHD-20)
East: Residential High Density (RHD-20)
West: Residential High Density (RHD-20)
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.)forthe permitting of an interior remodel at
an existing nonconforming residence where only minor modifications are required for the
renovation.
LEGAL NOTIFICATION:
The legal notice of this hearing was published in the Seal Beach Sun Newspaper on
June 25, 2015 and mailed to property owners and occupants within a 300' radius of the
subject property on June 25, 2015, with affidavits of publishing and mailing on file.
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Paae 2 of 3
Minor Use Permit 15-6
212 Central Avenue
ANALYSIS:
Ron Hoover, ("the applicant") on behalf of the property owner Tim Buzza filed an
application for Minor Use Permit 15-6 requesting approval for the alteration of less than
25% of interior walls within a single family residence on a nonconforming property. The
proposed alterations are to convert an existing bedroom into a library, relocate the kitchen
from the front of the residence to the rear and convert the existing kitchen area into a
study. The subject site is located on the South side of Central Avenue between 2nd Street
and 3rd Street in the Old Town area. The parcel is developed with a single story single
family residence. The subject site is located in the RHD-20 zone and is surrounded by
residential uses on all sides.
The subject property is nonconforming due to parking.According to Table 11.4.'20.015.A.1
of the Seal Beach Municipal Code states, Single-Unit Dwellings in the RHD-20 zone are
required to have 2 garage parking spaces per dwelling unit. The subject site is developed
with a one story single family residence but does not have a garage or parking area and is
therefore considered nonconforming.
The applicant is proposing to alter the interior walls by converting an existing bedroom,
bathroom and closet at the rear of the residence into a kitchen. The existing kitchen will be
converted into a study and an existing bedroom will be converted into a library by removing
some walls. The proposal also includes replacement of the existing side and rear exterior
doors.As part of the remodel,windows will be replaced and the existing stucco exterior will
be replaced with siding.
The Seal Beach Municipal Code (SBMC § 11.4.40.015.B) allows minor improvements
which involve the removal or alteration to less than 25% of a structure's interior walls,
provided the bedroom/bathroom ratio does not exceed one and one half bathrooms for
each bedroom.The subject property is proposed to have one bedroom and one bathroom.
No new habitable space or bedrooms will be created and the residence will conform to the
provisions of SBMC § 11 A.40.015.B.
CONCLUSION:
After conducting the public hearing and receiving testimony, staff recommends that the
Planning Commission adopt attached Resolution No. 15-15 approving MUP 151-6 to permit
the alteration of less than 25%of interior walls to convert an existing bedroom into a library,
relocate the kitchen from the front of the residence to the rear and convert the existing
kitchen area into a study. The property owner was notified that by converting the bedroom
into a library it cannot be converted back without bringing the property into compliance by
adding a garage. He understood and wishes to move forward. The request also includes
removal and replacement of existing side and rear exterior doors on a single family
residence at an existing nonconforming property at 212 Central Avenue.
Prepared by:
Steve Fowler Jim B#h,
inp
Community Development Department Director muhity
'I' ' 1
Attachments:
1. Resolution No. 15-15—A Resolution of the Planning Commission of the City of Seal Beach,Approving Minor
Use Permit 15-6, to convert an existing bedroom into a library, relocate the kitchen from the front of the
residence to the rear and convert the existing kitchen area into a study.The request also includes removal and
replacement of existing side and rear exterior doors on a residence that is nonconforming due to parking
located in the Residential High Density(RHD-20)zoning area.
2. Project floor/site plans.
3. Site photo.
Paae 3 of 3
ATTACHMENT 1
RESOLUTION NO. 15-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF SEAL BEACH APPROVING MINOR USE PERMIT 15-6
TO ALLOW AN ALTERATION OF LESS THAN 25% OF
INTERIOR WALLS TO CONVERT AN EXISTING BEDROOM
INTO A LIBRARY, RELOCATE THE KITCHEN FROM THE
FRONT OF THE RESIDENCE TO THE REAR AND CONVERT
THE EXISTING KITCHEN AREA INTO A STUDY. THE
REQUEST ALSO INCLUDES REMOVAL AND REPLACEMENT
OF EXISTING SIDE AND REAR EXTERIOR DOORS AT A
RESIDENCE THAT IS NONCONFORMING DUE TO PARKING
AND IS LOCATED IN THE RESIDENTIAL HIGH DENSITY (RHD-
20) ZONING AREA. AT 212 CENTRAL AVENUE
RESOLUTION NO. 15-15
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SEAL BEACH APPROVING MINOR USE
PERMIT 15-6 TO ALLOW AN ALTERATION OF LESS
THAN 25% OF INTERIOR WALLS TO CONVERT AN
EXISTING BEDROOM INTO A LIBRARY, RELOCATE THE
KITCHEN FROM THE FRONT OF THE RESIDENCE TO
THE REAR AND CONVERT THE EXISTING KITCHEN
AREA INTO A STUDY. THE REQUEST ALSO INCLUDES
REPLACEMENT OF EXISTING SIDE AND REAR
EXTERIOR DOORS AT A RESIDENCE THAT IS
NONCONFORMING DUE TO PARKING AND IS LOCATED
IN THE RESIDENTIAL HIGH DENSITY (RHD-20) ZONING
AREA. AT 212 CENTRAL AVENUE
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
RESOLVE:
Section 1. Ron Hoover ("the applicant") on behalf of property owner
Tim Buzza submitted an application to the Community Development Department for
Minor Use Permit 15-6. The proposed project includes converting an existing bedroom
into a library, relocating the kitchen from the front of the residence to the rear and
converting the existing kitchen area into a study. The proposal also includes removal
and replacement of existing side and rear exterior doors at a residence that is
nonconforming due to parking and located in the Residential High Density (RHD-20)
zoning area.
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.) for
the permitting of an interior remodel at an existing nonconforming residence where only
minor modifications are required for the renovation.
Section 3. A duly noticed public hearing was held before the Planning
Commission on July 6, 2015 to consider Minor Use Permit 15-6. 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 June 3, 2015, the applicant submitted an application to the
Community Development Department for Minor Use Permit 15-6 for a proposed project
at 212 Central Avenue, Seal Beach, California.
B. The subject property is rectangular in shape with a lot area of
approximately 2,565 square feet. The property is approximately 25.65 feet wide by 100
feet deep. The site is surrounded by residential uses on all sides.
C. The subject property is currently developed with a one story single
family residence but does not have a garage on site. Based on the existing lack of off-
Page 1 of 4
Resolution 15-15
212 Central Avenue
street parking, the subject property is considered nonconforming. The proposed
improvements will not expand the existing nonconformity.
D. The Seal Beach Municipal Code (SBMC § 11.4.40.015.B) allows
minor improvements which involve the removal or alteration to less than 25% of a
structure's interior walls, provided the bedroom/bathroom ratio does not exceed one and
one half bathrooms for each bedroom.
E. The applicant is requesting to modify the existing residence on the
nonconforming property through alteration of less than 25% of the interior walls in order
to convert an existing bedroom into a library, relocate the kitchen from the front of the
residence to the rear, and convert the existing kitchen area into a study. The request
also includes replacement of the existing side and rear exterior doors along with the
replacement of exterior stucco with siding. The subject property is proposed to reduce
the number of bedrooms to one with one bathroom. No new bedrooms will ;be created
and the residence will conform to the provisions of SBMC § 11.4.40.015.B.
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 minor improvements are consistent with the General
Plan which encourages architectural diversity in the Old Town area (Planning Area 1)
while ensuring compatibility between residential and commercial uses. The General
Plan also recognizes existing nonconforming land uses and permits minor 'alterations.
The proposed alteration of less than 25% of interior walls in order to convert'an existing
bedroom into a library, relocate the existing kitchen from the front of the residence into
the rear, and conversion of the existing kitchen into a study with the replacement of
existing side and rear doors will not change the character of the property, will not
expand any nonconformity, and will be consistent with other surrounding properties.
B. The proposed use is allowed within the applicable zoning district
with Minor Use Permit approval and will comply with all other applicable pr'ovisions of
the Municipal Code. The subject site is located within the Old Town RHD-20 zone, an
area where the Seal Beach Municipal Code (Section 11.4.40.015.8) allows minor
improvement such as alteration of less than 25% of 'interior walls with approval of a
Minor Use Permit.
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 absence of physical constraints. The subject site
is currently developed with one single family residence and is considered
nonconforming due to parking only. The alteration of less than 25% of interior walls will
not add habitable space and will maintain development standards applicable to the
RHD-20 zone. The improvement will not increase density or change beyond existing
use of property.
Page 2 of 4
Resolution 15-15
212 C6ntral Avenue
D. The location, size, design, and operating characteristics of the
proposed use, as conditioned below, will be compatible with and will not adversely
affect uses and properties in the surrounding neighborhood. The subject site is located
within the RHD-20 zone, which consists of properties developed as single family and
multi-family residences. The improvement will not add habitable space, will not change
existing operating characteristics of the single family residence, and will remain similar
to surrounding uses throughout RHD-20.
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 alteration of less than 25% of interior walls will not increase
bedrooms, exceed the bedroom/bathroom ratio authorized under the development
standards, or intensify use on the property. The subject site will continue to operate as a
residential property, which is consistent with the uses in the surrounding neighborhood.
Section 5. Based on the foregoing, the Planning Commist ion hereby
approves Minor Use Permit 15-6 for alteration of less than 25% of interior walls in order
to convert an existing bedroom into a library, relocate the kitchen from the front of the
residence to the rear and convert -the existing kitchen area into a study. the request
also includes replacement of existing side and rear exterior doors subject to the
following conditions:
1. Minor Use Permit 15-6 is approved for the alteration of less than 25% of interior
walls in order to convert an existing bedroom into a library, relocate the kitchen
from the front of the residence to the rear and convert the existing kitchen area
into a study. The request also includes replacement of existing side and rear
exterior doors in a single family residence on a nonconforming property located
at 212 Central Avenue.
2. All plan check and future construction shall be in substantial compliance with the
plans approved through Minor Use Permit 15-6. All. new construction shall
comply with all applicable state and local codes.
3. The applicant is required to obtain all Building and Safety permits prior to
construction or demolition.
4. 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.
5. The applicant shall indemnify, defend and hold harmless the 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 Minor Use Permit,
Page 3 of 4
Resolution 15-15
212 Central Avenue
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.
PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning
Commission at a meeting thereof held on July 6, 2015, by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Steve Sloan
Chairperson
ATTEST:
Jim Basham
Planning Commission Secretary
Page 4 of 4
ATTACHMENT 2
Project Floor/Site Plans
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