HomeMy WebLinkAboutItem 5PLANNING COMMISSION
AGENDA REPORT
TO: Planning Commission
ITEM
NUMBER
5
FROM: Jim Basham, Community Development Director
DATE: July 18, 2016
SUBJECT: ZONE TEXT AMENDMENT 16 -1 AND SPECIFIC
PLAN AMENDMENT 16 -1 REGARDING BUILDING
HEIGHT AND DEVELOPMENT STANDARDS IN THE
MAIN STREET SPECIFIC PLAN (MSSP) ZONE
LOCATION: Main Street Specific Plan (MSSP) Zone
RECOMMENDATION: That the Planning Commission hold a public hearing
regarding Zone Text Amendment 16 -1 and Specific
Plan Amendment 16 -1 and after considering all
evidence and testimony presented adopt Resolution
No. 16 -15 recommending approval of ZTA 16 -1 and
SPA 16 -1 to the City Council.
ENVIRONMENTAL ASSESSMENT:
This ordinance (Zone Text Amendment 16 -1 and Specific Plan Amendment 16 -1) 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 for commercial development in the Main Street Specific Plan
(MSSP) zone 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 July 7,
2016. An affidavit of publication is on file.
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
July 18, 2016
BACKGROUND:
Approximately one year ago staff conducted a cleanup in the Residential Development
section of the Zoning Ordinance to provide clarification on the height limitation for
residential development. As staff moves forward and analyzes other provisions
associated with the Old Town area, there is an outstanding provision in the
Commercial Development section of the Zoning Ordinance and in the Main Street
Specific Plan that allows a maximum building height of 30 feet. Staff believes that all
buildings in the Old Town area should maintain the consistent height of two stories
and not to exceed 25 feet. The consistent height limitation would provide structural
uniformity and visual aesthetic appearance and continuity.
On June 27, 2016, the City Council instructed staff to move forward and prepare a
proposed amendment to the Main Street Specific Plan development standards to
specify that commercial development in the MSSP zone is limited to 25 feet, not to
exceed two- stories.
ANALYSIS:
The Main Street area is regulated by both the Seal Beach Municipal Code and a
Specific Plan which was adopted in 1996 to preserve and enhance the downtown
area. The Main Street Specific Plan (MSSP) regulates the land uses and the
development standards that are permitted within the Main Street area. The vision of
the MSSP is small town America; a pedestrian oriented area with architectural
diversity and a mix of uses.
The Main Street area is characterized with primarily narrow lots typically 25 to 50 feet
wide and developed with one or two story commercial buildings. The Main Street
Specific Plan area generally encompasses the three block area of Main Street
bordered by Pacific Coast Highway to the north and Ocean Avenue to the south. The
Main Street Specific Plan area is abutted by residential zones to the east and west.
The neighboring residential zones are limited to a maximum height of 25 feet, two
stories. Staff believes that commercial heights in the Main Street Specific Plan area
should be consistent with all other buildings in the Old Town area to enhance the
small town America pedestrian appeal in the MSSP area.
In a similar manner, the lot standards requirement of the Main Street Specific Plan
should be refined to identify that lots cannot be merged to create parcels that would be
larger than a typical double lot in the Main Street area. Most lots in the Main Street
Specific Plan area were created as 25 ft. wide by 117.5 ft. deep lots. Revising the lot
standards requirement will ensure that lots are not created larger than 50 ft. by 117.5
ft. to ensure the small town village charm is maintained with eclectic architecture and a
pedestrian scale.
The following amendments are proposed for Title 11 of the Seal Beach Municipal
Code:
11.2.10.015 Development Standards.
Table 11.2.10.015: Development Standards — Commercial and Mixed -Use Districts prescribes the
development standards for the commercial and mixed use districts. The "Additional Regulations"
column indicates more detailed explanations or regulations that follow the table (by letter designation)
or that are located elsewhere in this zoning code.
Page 2 of 6
Zone Text Amendment 16 -1 8 Specific Plan Amendment 16 -1
July 18, 2016
Table 11.2.10.015
DEVELOPMENT STANDARDS — COMMERCIAL AND MIXED -USE DISTRICTS
Page 3 of 6
LCRM D
: "PO
MSSP
' SC .':
' GC 'Additional"
Regulations
Lot Size and'Density
Minimum Lot Size (sq. ft.)
2,500
7,000
2,750
7,000
10,000
Maximum Floor Area Ratio
0.90
—
—
—
—
Maximum Residential Density -
lot area per unit (sq. ft.)
Base Density
2,500
—
—
—
(A)
Density for Mixed Use
2,000
—
(A)
Development
See Chapter
Density - Affordable Housing
See
Additional
_
11.4.55:
Bonus
Affordable
Regulations
Housing Bonus
Building Form and Location' ,
3825,two
Maximum Building Height (ft.)
35
35
stor
35
35
(B)
maximum
Building Setback on Street
varies
varies
varies
varies
varies
(C)
Frontages
Minimum Yard Requirements
Interior Side
varies
varies
varies
varies
varies
(C)
Rear
varies
varies
varies
varies
varies
(C)
Building Transition Zone
Yes
(D)
Adjacent to R Districts
Landscaping and 'Open Space':'
Public Open Space
Yes
(E)
See Chapter
11.4.30:
Minimum lot area to be
5%
10%
0%
10%
10%
Landscaping
landscaped
and Buffer
Yards
Minimum required front yard
60%
area to be landscaped
Circulation and Parking = `
Limitations - Location of Parking
Yes
(F)
Limitations on Curb Cuts
Yes
(G)
Limitations - Location of Truck
Yes
(H)
Docks; Loading and Service
Page 3 of 6
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
July 18, 2016
-,
LC /RMD
PO
MSSP
SC .
GC
Additional
Regulations. ,.:
Areas
See Chapter
Off - Street Parking and Loading
Yes
11.4.20: Off -
Street Parking
and Loading
See Chapter
Reduced Parking Requirements
Yes
11.4.20: Off -
Street Parking
and Loading
Building Design ,
Building Orientation
Yes
(1)
Design Provisions
—
—
Yes
Special Requirements for Residential Development
Open Space (sq. ft. per unit)
100
—
—
(K)
Side and Rear Yard Setbacks
Yes
(L)
Other Applicable Development Standards "
Consistency with Council
Adopted Design Guidelines, Area
(M)
Plans, or Specific Plans
Pedestrian Access to Buildings
(N)
Setback from the Street
Projections into Required Yards
(0)
General Site Standards
See Chapter 11.4.10:
General Site Standards
Fencing
See Chapter 1 1.4.15:
Fences, Hedges, and Walls
Parking and Loading
See Chapter 11.4.20:
Off - Street Parking and Loading
Signs
See Chapter 11.4.25:
Sign Regulations
Landscaping and Buffer Yards
See Chapter 11.4.30:
Landscaping and Buffer Yards
Coastal Development Permit
See Chapter 11.4.35:
Coastal Development Permit
Nonconforming Structures and
See Chapter 11.4.40:
Nonconforming Uses, Structures, and Lots
Lots
B. Building Height. Building height requirements are set forth in Table 11.2.10.015.B:
Building Height — Commercial and Mixed -Use Districts.
Table 11.2.10.015.13
BUILDING HEIGHT — COMMERCIAL AND MIXED -USE DISTRICTS
Commercial District ` .:
Hei ht,
LC -RMD District
Lots less than 37.5 feet in width
130 feet
Page 4 of 6
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
July 18, 2016
Lots greater than 37.5 feet in width
25 feet
Front V2 of lot
25 feet, 2 story maximum
Rear % of lot
35 feet, 3 story maximum
PO District
50 feet
District I
30 feet
District II
35 feet
MSSP District
3825 feet, 2 story maximum
SC District
District I
30 feet, 3 story maximum
District 11
35 feet, 3 story maximum
The following amendments are proposed for Part 3 the Main Street Specific Plan:
POLICY 2. Create New 'General Provisions for Lot Size, Open Space, Bulk and Yards
(C -SP Zone, Section 28 -1253)
Section 28 -1253. General Provisions. Lot Size. Open Space and Yards.
1) Minimum -Lot Size:
Minimum Width: ..................................................
25 feet
Minimum Depth ................... ...............................
110 feet
Minimum Area: . ........... ...............................
2,750 square feet
Maximum Width: .................................................
50 feet
Maximum Depth: ........... ..... ...............................
120 feet
Maximum Area: . . ......... ...............................
6,000 square feet
2) Yard Dimension (minimums):
Abutting Front Street: , ................................................................ . . .. . . . . .. . . . .. . 0*
AbuttingSide Street- ------------------------------------------------ --------- ------- --------- ---- - ............................ 0*
AbuttingRear Street- ---------------------------------------------- ---------- ------- ---- - - - -- ........ . ........................ *
Abutting Side Alley: . . . .. ...................................... ......................... . ..... . .... ......... . . ...4 feet
Abutting Rear Alley: ...... .. ............................................................................................ 22 feet
Not Abutting Street or Alley on Side: ............................................................................... 0*
Not Abutting Street or Alley on Rear: 10% lot width; 5 ft. min. /10 ft. max. *
* Where a property has a front, side or rear yard on a block face with
residentially zoned properties, the minimum dimensions for required front, side, or
rear yards for the property shall be the same minimum dimensions as required in the
residential zone. Notwithstanding the foregoing, uses with loading zone requirements
do not have to provide the minimum dimensions required for residential zone rear
yards where such loading zone conflicts with such minimum requirements.
3) Lot Coverage_ ___________ __
75%
4) Maximum Height, Main Building:... -3825 feet maximum, not to exceed two stories.
Any portion of structure greater than 20 feet in height must be set back from street
facade a minimum of 10 feet.
5) Maximum Height, Accessory Building:
Page 5 of 6
15 feet
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
July 18, 2016
6) Minimum Required Landscape:... 0% of the site, plus one (1) tree for each five (5)
parking stalls distributed throughout any on -grade parking lot area.
If parking area abuts the front or side street(s), a landscape area averaging 3 feet in
width shall be required between such parking area and sidewalk(s) subject to the
approval of the Director of Development Services. Such area shall include a minimum
of one tree for each 30 ft. of linear landscape area plus landscaping and/ or wall to a
height of 2.5 feet designed to screen the automobiles from the sidewalk.
7) Lot Area Standards:... Smaller parcels shall not be merged for development purposes
into a parcel that exceeds 6,000 square feet, and no single parcel shall exceed
maximum dimensions of 50 feet by 120 feet. Notwithstanding the foregoing,
development may be permitted on parcels that exceed 6,000 square feet with
dimensions of 50 ft. by 120 ft. as of the effective date of this Article. Two contiguous
parcels shall not be developed concurrently as one store front or as a single
development project. Each structure or building on a single parcel shall be designed
independently of structures or uses on adjacent parcels.
The proposed amendments will allow for continued growth in the MSSP area while
ensuring that the scale of such growth remains consistent with the vision of the Main
Street Specific Plan.
CONCLUSION:
Staff recommends that the Planning Commission hold a public hearing regarding Zone
Text Amendment 16 -1 and Specific Plan Amendment 16 -1 and after considering all
evidence and testimony presented adopt olution No. 16 -17 recommending
approval of ZTA 16 -1 and SPA 16 -1 to the City ncil.
Prepared by:
Attachments:
Basham V
ctor of Community Development
1. Resolution No. 16 -17 with Draft Ordinance
Page 6 of 6
RESOLUTION NO. 16 -14
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF SEAL BEACH APPROVING MINOR USE PERMIT 16 -5
TO ALLOW THE ALTERATION OF INTERIOR WALLS AND
CHANGE EXTERIOR WINDOWS AND DOORS IN AN EXISTING
FOUR UNIT APARTMENT BUILDING WHICH IS
NONCONFORMING DUE TO DENSITY AND PARKING IN THE
RESIDENTIAL HIGH DENSITY (RHD -20) ZONING AREA
LOCATED AT 211 12TH STREET.
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
RESOLVE:
Section 1. Hratch & Araz Ghararian ( "the applicants ") submitted an
application to the Community Development Department for Minor Use Permit 16 -5. The
proposed project includes remodeling interior walls to increase the size of kitchens, improve
entryways and replace or relocate windows and doors on a property that is nonconforming
due to density, setbacks and parking 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 alterations to the interior and exterior of an existing apartment building where only minor
modifications are required for the renovation.
Section 3. A duly noticed public meeting was held before the Planning
Commission on July 18, 2016 to consider Minor Use Permit 16 -5. At the public meeting, the
Planning Commission received into the record all evidence and testimony provided on this
matter. The record of the meeting indicates the following:
A. The applicant submitted an application to the Community Development
Department for Minor Use Permit 16 -5 to allow the removal of interior walls, improve
entryways into the existing four units and replace and relocate windows and doors at 211 12th
Street, Seal Beach, California.
B. The subject property is trapezoid in shape with a lot area of
approximately 3,303 square feet. The property is approximately 36.5 feet wide in the front
and 59 feet wide in the rear by 70.5 feet deep on the south side and approximately 74 feet
deep along Electric Avenue. The site is surrounded by residential uses on all sides.
C. The subject property is currently developed with four units consisting of a
two -story structure with three units on the second floor and one unit on the first floor with 5
enclosed parking spaces. Units A, B, & D are all one bedroom units located on the second
floor and Unit C is a two- bedroom unit located on the first floor. The first floor is also
developed with a game room and restroom. Based on the existing front, street side, and rear
yard setbacks, density and parking conditions, the subject property is considered
Pagel of 4
Resolution 16 -14
211 le Street
nonconforming. The proposed improvements will not expand any existing nonconformity
because no new bedrooms or additional habitable square footage are proposed.
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. The proposed improvements will result in three units containing
one bedroom and one bathroom in each unit and the fourth unit will contain two bedrooms
and one bathroom.
E. The applicant is requesting to modify the existing residential units on the
nonconforming property through alteration of less than 25% of the interior walls in order to
enlarge existing bathrooms and kitchens, and removing an exterior wall to relocate entry
doors and exterior windows. Interior walls separating the units will not be moved to
reconfigure or enlarge the existing units. The subject property currently has a total of four
bedrooms and four bathrooms including the restroom in the game room. The subject
property is proposed to maintain that ratio. 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 remodel bedrooms, bathrooms and
kitchens along with the addition and relocation of windows and 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 provisions 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. The subject
site will continue to operate as a residential use which is consistent with the zone in which it
is located.
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 two -story four -unit apartment building with a pair of two car garages and
one single -car garage and is considered nonconforming due to density, setbacks, and
parking. 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 16 -14
211 12' Street
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 multi - family residential building, 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 Commission hereby
approves Minor Use Permit 16 -5 for alteration of less than 25% of interior walls in order to
remodel bedrooms, bathrooms and kitchens, along with the addition and relocation of
windows and doors is subject to the following conditions:
1. Minor Use Permit 16 -5 is approved for the alteration of less than 25% of interior walls
in order to remodel bedrooms, bathrooms and kitchens, along with the addition and
relocation of windows and doors on a nonconforming property located at 211 12h
Street.
2. All plan check and future construction shall be in substantial compliance with the plans
approved through Minor Use Permit 16 -5. 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. All materials, color, and finishes of the wall finish will be consistent with existing roof
pitches and exterior finishes of the residential dwelling.
5. The game room must remain as a game room and cannot be utilized as habitable
space.
6. 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.
7. The applicant shall, and by signing the Acceptance of Conditions agrees to, 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
Page 3 of 4
Resolution 16 -14
211 12'" Street
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 18, 2016, by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
ATTEST:
Jim Basham
Planning Commission Secretary
Esther Cummings
Chairperson
Page 4 of 4
RESOLUTION NO. 16 -17
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION RECOMMENDING ADOPTION OF ZONE
TEXT AMENDMENT 16 -1 AND SPECIFIC PLAN
AMENDMENT 16 -1 REGARDING COMMERCIAL BULDING
HEIGHT AND DEVELOPMENT STANDARDS IN THE MSSP
ZONE
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND
AND RESOLVE
Section 1. On July 18, 2016 the Planning Commission held a duly noticed public
hearing to consider Zone Text Amendment 16 -1 and Specific Plan Amendment 16 -1,
which would amend Title 11 Chapter 11.2.10 of the Seal Beach Municipal Code regarding
building height limitation and development standards for commercial buildings in the MSSP
zoning classification as set forth in the draft ordinance included as Exhibit "A ".
Section 2. This ordinance (Zone Text Amendment 16 -1 and Specific Plan
Amendment 16 -1) 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 further clarify commercial building height and development
standards permitted in the MSSP (Main Street Specific Plan) 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 16 -1 and Specific Plan Amendment 16 -1.
PASSED, APPROVED AND ADOPTED by the Seal Beach Planning Commission at
a meeting thereof held on July 18, 2016 by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
ATTEST:
Jim Basham
Planning Commission Secretary
Page 1 of 8
Esther Cummings
Chairperson
Resolution 16 -17
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
EXHIBIT A
DRAFT ORDINANCE
ZONE TEXT AMENDMENT 16 -1
Page 2 of 8
Resolution 16 -17
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SEAL BEACH
ZONE TEXT AMENDMENT 16 -1 AMENDING TITLE 11 OF THE
SEAL BEACH MUNICIPAL CODE AND PART 3 OF THE MAIN
STREET SPECIFIC PLAN REGARDING COMMERCIAL HEIGHTS
AND DEVELOPMENT STANDARDS
THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES ORDAIN AS
FOLLOWS:
SECTION 1. Table 11.2.10.015 of the Seal Beach Municipal Code is hereby
amended as follows:
Table 11.2.10.015: Development Standards — Commercial and Mixed -Use Districts
prescribes the development standards for the commercial and mixed use districts. The
"Additional Regulations" column indicates more detailed explanations or regulations that
follow the table (by letter designation) or that are located elsewhere in this zoning code.
Table 11.2.10.015
DEVELOPMENT STANDARDS — COMMERCIAL AND MIXED -USE DISTRICTS
Page 3 of 8
LClRMD
PO
MSSP_
SC,
GC
Additional
Regulations
Lot Size and Density
Minimum Lot Size (sq. ft.)
2,500
7,000
2,750
7,000
10,000
Maximum Floor Area Ratio
0.90
—
—
—
—
Maximum Residential
Density - lot area per unit
(sq. ft.)
Base Density
2,500
—
—
—
—
(A)
Density for Mixed Use
2,000
—
—
—
—
(A)
Development
See Chapter
Density - Affordable Housing
See
Additional
—
—
—
—
11.4.55:
Affordable
Bonus
Regulations
Housing
Bonus
Building form and .
Location
Maximum Building Height
35
35
�g25, two
35
35
(B)
Page 3 of 8
Resolution 16 -17
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
LURMD PO MS$P SC GC Additional
Regulations
(ft.) stor
Building Setback on Street
Frontages
Minimum Yard Requirements
Interior Side
Rear
Building Transition Zone
Adjacent to R Districts
Landscaping and Open
Space
Public Open Space
Minimum lot area to be
landscaped
Minimum required front yard
area to be landscaped
Circulation and Parking
Limitations - Location of
Parking
Limitations on Curb Cuts
Limitations - Location of
Truck Docks; Loading and
Service Areas
varies I varies I varies I varies I varies I(C)
varies varies varies varies I varies (C)
varies varies varies varies varies (C)
Yes (D)
Yes
5% 1 10% 1 0%
(E)
See Chapter
11.4.30:
10% 10% Landscaping
and Buffer
Yards
60% — — — —
Yes (F)
Yes (G)
Yes I(H)
Page 4 of 8
See Chapter
Off - Street Parking and
11.4.20: Off -
Loading
Yes
Street
Parking and
Loading
See Chapter
Reduced Parking
11.4.20: Off -
Requirements
Yes
Street
Parking and
Loading
Page 4 of 8
Resolution 16 -17
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
SECTION 2. The following regulation is hereby amended in Section 11.2.10.015.6
of the Municipal Code:
B. Building Height. Building height requirements are set forth in Table
11.2.10.015.B: Building Height — Commercial and Mixed -Use Districts.
Table 11.2.10.015.6
Page 5 of 8
LC /RMD w
. '00
MS$P
SC
GC
Additional.
Regulations
Building Design:
Building Orientation
Yes
(1)
Design Provisions
—
—
Yes
—
—
(J)
Special Requirements for Residential
-
Development "'. .
Open Space (sq. ft. per unit)
100
—
—
—
—
(K)
Side and Rear Yard
Yes
Setbacks
,Other Applicable Development
Standards"-.
Consistency with Council
Adopted Design Guidelines,
(M)
Area Plans, or Specific Plans
Pedestrian Access to
Buildings Setback from the
(N)
Street
Projections into Required
(0)
Yards
General Site Standards
See Chapter 11.4.10: General Site Standards
Fencing
See Chapter 11.4.15: Fences, Hedges, and Walls
Parking and Loading
See Chapter 11.4.20: Off - Street Parking and Loading
Signs
See Chapter 11.4.25: Sign Regulations
Landscaping and Buffer
See Chapter 11.4.30: Landscaping and Buffer Yards
Yards
Coastal Development Permit
See Chapter 11.4.35: Coastal Development Permit
Nonconforming Structures
See Chapter 11.4.40: Nonconforming Uses, Structures, and
and Lots
Lots
SECTION 2. The following regulation is hereby amended in Section 11.2.10.015.6
of the Municipal Code:
B. Building Height. Building height requirements are set forth in Table
11.2.10.015.B: Building Height — Commercial and Mixed -Use Districts.
Table 11.2.10.015.6
Page 5 of 8
Resolution 16 -17
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
BUILDING HEIGHT — COMMERCIAL AND MIXED -USE DISTRICTS
Commercial District
Height
LC -RMD District
110 feet
Lots less than 37.5 feet in width
30 feet
Lots greater than 37.5 feet in width
50 feet
Front Yz of lot
25 feet, 2 story maximum
Rear Yz of lot
35 feet, 3 story maximum
PO District
District 1
30 feet
District II
35 feet
MSSP District
3925 feet, 2 story maximum
SC District
District 1
30 feet, 3 story maximum
District II
35 feet, 3 story maximum
SECTION 3 The following regulations are hereby amended in Part 3 if the Main
Street Specific Plan:
POLICY 2. Create New'General Provisions for Lot Size, Open Space, Bulk and Yards
(C -SP Zone, Section 28 -1253)
Section 28 -1253. General Provisions. Lot Size. Open Space and Yards.
1) MiLot Size:
Minimum Width: ................................................
25 feet
Minimum Depth: ...............................................
110 feet
Minimum Area: ........ ...............................
2,750 square feet
Maximum Width: ................................................
50 feet
Maximum Depth: ............
.................... 120 feet
Maximum Area: .............
.............. 6,000 square feet
2) Yard Dimension (minimums):
Abutting Front Street:
Abutting Side Street:
Abutting Rear Street:
Abutting Side Alley: __.
Abutting Rear Alley_ ______________
Not Abutting Street or Alley on Side:
Not Abutting Street or Alley on Rear:
Where a property has a front, side or rear yard on a block face with
residentially zoned properties, the minimum dimensions for required front, side, or
rear yards for the property shall be the same minimum dimensions as required in
the residential zone. Notwithstanding the foregoing, uses with loading zone
Page 6 of 8
Resolution 16 -17
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
requirements do not have to provide the minimum dimensions required for
residential zone rear yards where such loading zone conflicts with such minimum
requirements.
3) Lot Coverage:
75%
4) Maximum Height, Main Building:... 3025 feet maximum, not to exceed two stories.
Any portion of structure greater than 20 feet in height must be set back from street
facade a minimum of 10 feet.
5) Maximum Height, Accessory Building:
15 feet
6) Minimum Required Landscape:... 0% of the site, plus one (1) tree for each five (5)
parking stalls distributed throughout any on -grade parking lot area.
If parking area abuts the front or side street(s), a landscape area averaging 3 feet in
width shall be required between such parking area and sidewalk(s) subject to the
approval of the Director of Development Services. Such area shall include a
minimum of one tree for each 30 ft. of linear landscape area plus landscaping and/
or wall to a height of 2.5 feet designed to screen the automobiles from the sidewalk.
7) Lot Area Standards: . . . Smaller parcels shall not be merged for development
purposes into a parcel that exceeds 6,000 square feet maximum dimensions of 50
feet by 120 feet. Notwithstanding the foregoing, development may be permitted on
parcels that exceed 6,000 square feet with dimensions of 50 ft. by 120 ft. as of the
effective date of this Article. Two contiguous parcels shall not be developed
concurrently as one store front or as a single development project. Each structure or
building on a single parcel shall be designed independently of structures or uses on
adjacent parcels.
SECTION 4. 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 5. 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 th day of , 2016.
Mayor
ATTEST: APPROVED AS TO FORM
Page 7 of 8
Resolution 16 -17
Zone Text Amendment 16 -1 & Specific Plan Amendment 16 -1
City Clerk City Attorney
STATE OF CALIFORNIA }
COUNTY OF ORANGE } SS
CITY OF SEAL BEACH }
I, Robin Roberts, 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 _th
day of , 2016 and was passed, approved and adopted by the City Council at a
regular meeting held on the th day of , 2016 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.
City Clerk
Page 8 of 8