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Home My WebLink About6 - CUP 15-4 (12535 Seal Beach Blvd.) SEAt PLANNING COMMISSION ITEM NUMBER STAFF REPORT 6 \% TO: Planning Commission FROM: Director of Community Development MEETING DATE: July 6, 2015 SUBJECT: PUBLIC HEARING REQUEST FOR CONDITIONAL USE PERMIT (CUP 15-4) TO INSTALL A TEMPORARY MODULAR TRAILER TO SERVE AS A BANK WHILE THE EXISTING BANK UNDERGOES TENANT IMPROVEMENTS AND TO REDUCE THE NUMBER OF DRIVE-UP TELLER LANES FROM 5 TO 2 LOCATED IN THE GENERAL COMMERCIAL (GC) ZONE. LOCATION: 12535 SEAL BEACH BOULEVARD APPLICANT: LESLIE GENTILE RECOMMENDATION: After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 15-17, Approving Conditional Use Permit 15-4. Conditional Use Permit 15-4 12535 Seal Beach Boulevard Page 2 of 4 GENERAL PLAN DESIGNATION: COMMERCAIL - GENERAL ZONE: GC (GENERAL COMMERCIAL) SITE DESCRIPTION: Assessor's Parcel Number: 086-492-70 Lot Area: 147,085 81,549 square feet (3.37 acres) Building 1 Floor Area (bank/office): 20,656 square feet Building 2 Floor Area (loan center) 4,400 square feet Building 3 Floor Area (office) 27,000 square feet Surrounding Properties: North: Commercial South:Residential East: Commercial West: Commercial 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 a reduction in drive-up teller lanes, modification to the parking area and installation of a temporary modular bank at an existing bank where only minimal modifications are required for the exterior 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 500' radius of the subject property on June 25, 2015, with affidavits of publishing and mailing on file. VICINITY MAP- AERIAL MAP: C i t y 0 f S e a l each T 1-it o 4 + Conditional Use Permit 15-4 12535 Seal Beach Boulevard Page 3 of 4 ANALYSIS: Leslie Gentile of AC Martin Architecture ("the applicant") on behalf of the property owner Farmers and Merchants Bank filed an application for Conditional Use Permit 15-4 requesting to install a temporary modular trailer to serve as a bank while the existing bank undergoes tenant improvements and to reduce the number of drive-up teller lanes from 5 to 2 located in the General Commercial (GC) zone at 12535 Seal Beach Boulevard. The applicant proposes to operate a bank with 2 drive-up teller lines. The drive-up teller lanes were originally added to the bank during a remodel in 1980.The Municipal Code has since changed and Table 11.2.10.010 of the Seal Beach Municipal Code requires Banks and other Financial Institutions with Drive-Through Facilities to obtain a Conditional Use Permit (CUP) in the General Commercial zoned areas. The drive-up tellers were not originally approved through a conditional use permit so the bank with drive-though teller lanes has been operating as a nonconforming use. However the proposed bank modifications which require approval of a CUP bring the use into conformance with the Seal Beach Municipal Code. The reduction from 5 drive-up teller lanes to two will allow the striping of 17 more parking stalls in this area. The planter areas will also be enlarged, which will result in an increased landscape buffer between the subject site and the residences across St Cloud Drive to the south. Two parking stall near the one story building will be removed to createan outdoor patio area by filling in the parking stalls with a concrete pad and adding landscape to surround three sides of the patio.This area is in the south west corner of the south parking lot. The remodel of the bank will entail painting of the building elevations and removal of architectural elements such as the wood trellis, siding and the cornice:; The new architectural style will be modern and will utilize glass, a smooth exterior finish and pop outs along the walls to give the building visual interest. The applicant is also requesting to utilize a temporary modular trailer as a bank facility while the bank undergoes construction. Section 11.4,05.130 of the City of Seal Beach Municipal Code requires approval of a CUP for the temporaryt use of modular units when permanent facilities are being constructed or remodeled. The temporary modular trailer is proposed to be located in the parking lot south of the bank. The drive aisle east of this parking area will have temporary planters installed to restrict vehicle access and create a buffer around the temporary bank and still allow pedestrian access. The, proposed temporary bank trailerwill be on-site for a maximum of one year or upon competition of the remodel, whichever comes first. The exterior of the proposed modular trailer, has wood siding and a few windows.The trees in the existing planters and the temporary planters will help screen the temporary modular trailer. The proposal for the 2,160 sq. ft.'temporary modular bank requires 9 parking spaces at a parking ratio of 1 parking space per 250 sq.ft. of floor area. The applicant has provided the 9 spaces directly west of the bank trailer. The site currently has adequate parking to satisfy the parking requirements of the Seal Beach Municipal Code. The table below indicates the required number of parking spaces for the bank, retail and office uses on site. Conditional Use Permit 15-4 12535 Seal Beach Boulevard Page 4 of 4 Table: Bank, Retail, and Office Uses Type of Use Square Parking Ratio Parking Parking Footage Required Provided Banks Building 1 5,866 1 spc/250 sq.ft. 24 441 Office Building 1 14,790 1 s c/400 sq.ft. 37 47 Automated Teller 2 ATMs 2 spaces per ATM 4 4 Machines ATM Single Story Retail 4,400 1 spc/300 sq.ft. 15 28 li Office Building 2 Office Building 3 27,000 1 spc/400 sq.ft. 68 70 Total 148 193i The parking required for all the uses on site is 148 parking spaces and the applicant is proposing 193 parking spaces. The proposed use is in compliance with the General Plan General Commercial]Land Uses definition that encourages commercial centers to provide a broad range of retail and service needs for the community. CONCLUSION: After conducting the public hearing and receiving public testimony, staff recommends that the Planning Commission adopt attached Resolution No. 15- 17 Approving CUP 15-4 to install a temporary modular trailer to serve as a bank while the existing bank undergoes tenant improvements and to reduce the number of drive-up teller lanes from 5 to 2 located in the General Commercial (GC) zone. Prepared by: \ Steve Fowler Jim Ba` hark': ' Assistant Planner—Community Development Director of G,qr'nhiulhity Development Attachments 3: 1. Resolution No. 15-17—A Resolution of the Planning Commission of the City oflSeal Beach Approving Conditional Use Permit 15-4 to install a temporary modular trailer to serve as a bank while the existing bank undergoes tenant improvements and to reduce the number of drive-up teller lanes from 5 to 2 located in the General Commercial(GC)zone.at 12535 Seal Beach Boulevard. 2. Site Plan and Floor Plan 3. Aerial Photo and Site Photos ATTACHMENT 1 RESOLUTION NO. 15-17 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 15-4 TO INSTALL A TEMPORARY MODULAR TRAILER TO SERVE AS A BANK WHILE THE EXISTING BANK UNDERGOES TENANT IMPROVEMENTS AND TO REDUCE THE NUMBER OF DRIVE-UP TELLER LANES FROM 5 TO 2 LOCATED IN THE GENERAL COMMERCIAL (GC) ZONE. AT 12535 SEAL BEACH BOULEVARD RESOLUTION NO. 15-17 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 15-4 TO INSTALL A TEMPORARY MODULAR TRAILER TO SERVE AS A BANK WHILE THE EXISTING BANK UNDERGOES TENANT IMPROVEMENTS, AND TO REDUCE THE NUMBER OF DRIVE-UP TELLER LANES FROM 5 TO 2 LOCATED IN THE GENERAL COMMERCIAL (GC) ZONE AT 12535 SEAL BEACH BOULEVARD THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: Section 1. Leslie Gentile of AC Martin Architecture ("the applicant") on behalf of the property owner Farmers and Merchants Bank, submitted an application ito the City of Seal Beach Department of Community Development for Conditional Use Permit (CUP) 15-4. The proposed project includes reducing the bank's existing drive-up teller lanes'from 5 to 2 in order to provide additional parking and landscape in the parking area. The! request also includes installation of a temporary modular trailer to serve as a bank while the:existing bank building undergoes construction which is located in the General Commercial (GC) 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 a reduction in drive-up teller lanes, modification to the parking area and installation of a temporary modular bank at an existing bank where only minimal modifications are required for the exterior renovation. Section 3. A duly noticed public hearing was held before the Planning Commission on July 6, 2015 to consider Conditional Use Permit 15-4. 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 March 16, 2015, the applicant submitted an application to the Community Development Department for Conditional Use Permit 15-4 for a proposed project at 12535 Seal Beach Boulevard, Seal Beach, California. B. The subject property is rectangular in shape with a, lot area of approximately 81,549 square feet. The property is approximately 340 feet wide by 239 feet deep. The site is adjacent to The Shops at Rossmoor shopping center and is surrounded on the north, east and west by commercial uses and to the south by residential uses. C. The subject property is currently developed with a one story commercial retail building and a two story bank and office building with 5 drive-up teller lanes and on-site parking. The existing bank use with drive-through aisles is considered nonconforming because the drive-through aisles were constructed prior to the Seal Beach Municipal Code requirement for a conditional Use permit (CUP). The proposed improvements,and approval Page 1 of 4 Resolution 15-17 12535 Seal Beach Boulevard of this application will bring the site and use into conformity with the Seal Beach Municipal Code. D. The applicant is requesting to reduce the bank's existing drive-up teller lanes from 5 to 2 in order to provide additional parking and landscape in the parking area. The request also includes installation of a temporary modular trailer to serve as a bank while the existing bank building undergoes construction. As part of this remodel the subject property will also remodel the exterior of the two story bank building and construct a an outdoor patio area. 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 improvements are consistent with the General Plan which encourages architectural diversity in the commercial area (Planning Area 4) while stimulating growth and prosperity of the city and encouraging compatibility between residential and commercial uses. The reduction in drive-up teller lanes will increase the distanc 1 6 of the drive- through aisle from the residences across St Cloud Drive and will be consistent with other surrounding commercial properties. B. The proposed use is allowed within the applicable zoning district with Conditional Use Permit approval and will comply with all other applicable provisions of the Municipal Code. The subject site is located within the General Commercial (PC) zone, an area where the Seal Beach Municipal Code (Section 11.2.10.010) allows banks with drive- through facilities with approval of a Conditional Use Permit and Seal Beach Municipal Code (Section 11.4.05.130) allows for the use of a temporary modular trailer with approval of a 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 a one story commercial building, and a two story bank/office building with 5 drive-up teller lanes. The change will reduce the number of lanes and approval of this application will allow the site to conform to the municipal code. The reduction of drive through lanes and additional parking will improve the site's ability to accommodate the use. The temporary modular trailer will be located in an area away from vehicular traffic and will be provided with sufficient parking to accommodate its use. As conditioned, the trailer will only be on-site for a maximum of one year or until construction is completed whichever is first. 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 General Commercial zone, which consists of properties developed as commercial retail and office buildings. The improvement will not add usable floor area, but will reduce the existing operating characteristics by eliminating 3 drive-through lanes of the bank building. The temporary trailer will be located in an area buffered by landscape planters for one year or less. Page 2 of 4 Resolution 15-17 12535 Seal Beach Boulevard 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 reduction of the drive-through aisles and increase in the landscape area will soften visual impacts to the residences adjacent to the site by adding landscaping and increasing the distance of the drive-through aisles from the residences located across St. Cloud Drive. The subject site will continue to operate as a commercial property, which is consistent with the uses in the surrounding neighborhood. Section 5. Based on the foregoing, the Planning Commission hereby approves Conditional Use Permit 15-4 for the reduction of the bank's existing drive-up teller lanes from 5 to 2 in order to provide additional parking and landscape in the!parking area. The request also includes installation of a temporary modular trailer to serve as a bank while the existing bank building undergoes construction subject to the following conditions: I 1. Conditional Use Permit 15-4 is approved for the reduction of the bank's existing drive- up teller lanes from 5 to 2 in order to provide additional parking and landscape in the parking area. The request also includes installation of a temporary modular trailer to serve as a bank while the existing bank building undergoes constructil on located at 12535 Seal Beach Boulevard. 2. All plan check and future construction shall, be in substantial compliance with -the plans approved through Conditional Use Permit 15-4. All new construction shall comply with all applicable state and local codes. 3. The Planning Commission reserves the right to revoke or modify this CUP if any violation of the approved conditions occurs, or any violation of the Code..'of the City of Seal Beach occurs. 4. The applicant is required to provide renderings or samples of the planters to be utilized around the temporary trailer for -the planning staff to review and approve prior to installation. 5. Prior to any use of the project site or, business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Community Development Department. 6. Approval of this request shall not waive compliance with all sections of the Municipal Code, all other applicable City Ordinances, and applicable Specific Plans in effect at the time of Building Permit issuance. 7. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Community Development Department. 8. Any modification or any intensification of the use beyond what is specifically approved by Conditional Use Permit 15-4 shall require review and approval by the Planning Department prior to intensification or modification. Page 3 of 4 Resolution 15-17 12535 Seal Beach Boulevard 9. No exterior changes to the design of the project, including exterior materials, shall be permitted without prior City review and approval. 10. The applicant is required to obtain all Building and Safety permits prior to construction or demolition. 11. Approval of the temporary modular bank trailer is for no more than (1) year or until the remodel of the two story bank building is completed, whichever is first; and the temporary modular bank trailer shall thereupon be immediately removed.! 12. This Conditional 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. I 13. 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, 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 Floor Plan and Site Plan CD co AWMEO EA cn of LU LL � � o cr D 0 d . / cn Se cr cl Z => SMP tz L"�.e LU> e ZA -i o 8 ODL IC31): z Lc�) cc It 0 -<:: CL LU LU _, gg i i i a Q r� I j m cc Z j G� - - - - -Adnn3niag - -- I ! 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