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Home My WebLink AboutItem G`1 9Z1 AGENDA STAFF REPORT i �C OFORP' DATE: August 8, 2016 TO: Honorable Mayor and City Council THRU: Jill R. Ingram, City Manager FROM: Jim Basham, Director of Community Development SUBJECT: INTRODUCTION OF AN ORDINANCE AMENDING TITLE 11 OF THE SEAL BEACH MUNICIPAL CODE AND THE MAIN STREET SPECIFIC PLAN (MSSP) PERTAINING TO COMMERCIAL HEIGHTS AND DEVELOPMENT STANDARDS IN THE MSSP ZONE SUMMARY OF REQUEST: That the City Council receive the staff report and introduce for the first reading Ordinance 1658 to amend Title 11 of the City of Seal Beach Municipal Code and the Main Street Specific Plan pertaining to commercial heights and development standards. BACKGROUND AND ANALYSIS: 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. On July 18, 2016, the Planning Commission reviewed the proposed amendments to the Municipal Code and the Main Street Specific Plan and voted, 4 -0 -1 (Thomas absent) in favor, to approve Resolution 16 -17, A Resolution of the City of Seal Beach Planning Commission recommending adoption of Zone Text Amendment 16 -1 and Specific Plan Amendment 16 -1 regarding commercial building height and development standards in the Main Street Specific Plan zone. During the discussion of ZTA 16 -1 and SPA 16 -1, the Planning Commission identified additional commercial areas in the Old Town area that are permitted building heights over 25 feet. Additionally, the Planning Commission discussed that the City Council should consider directing staff to further analyze commercial building heights throughout Old Town and other commercial areas in the City that are immediately surrounded by residential areas. The Main Street area is regulated by both the Seal Beach Municipal Code and a Specific Plan which was adopted to preserve and enhance the downtown area by Item G regulating the land uses and the development standards 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. Table 11.2.10.015 DEVELOPMENT STANDARDS — COMMERCIAL AND MIXED -USE DISTRICTS Page 2 LC /RMD 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 Density - Affordable See — — See Chapter Additional 11.4.55: Page 2 Page 3 LC /RMD PO MSSP SC GC Additional Regulations Housing Bonus Regulations Affordable Housing Bonus Building Form and Location Maximum Building Height 3925, two (ft.) 35 35 std 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 Minimum lot area to be 5% 10% 0% 10% 10% 11.4.30: Landscaping landscaped and Buffer Yards Minimum required front 60% — — — — yard area to be landscaped Circulation and Parking Limitations - Location of Yes (F) Parking Limitations on Curb Cuts Yes (G) Limitations - Location of Truck Docks; Loading and Yes (H) Service Areas Off - Street Parking and See Chapter loading Yes 11.4.20: Off- Street Page 3 Page 4 LC /RMD PO MSSP Sc GC Additional Regulations Parking and Loading See Chapter Reduced Parking Yes 11.4.20: Off - Street Requirements Parking and Loading Building Design Building Orientation Yes (1) Design Provisions — — Yes — — (J) Special Requirements for Residential Development Open Space (sq. ft. per 100 — — — — (K) unit) Side and Rear Yard Yes — — — — (L) 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 Page 4 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.B BUILDING HEIGHT — COMMERCIAL AND MIXED -USE DISTRICTS Commercial District LC /RMD PO MSSP SC GC Additional Front 1/z of lot 25 feet, 2 story maximum Rear Y2 of lot 35 feet, 3 story maximum PO District Regulations Nonconforming Structures See Chapter 11.4.40: Nonconforming Uses, Structures, and Lots and 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.B BUILDING HEIGHT — COMMERCIAL AND MIXED -USE DISTRICTS Commercial District Height LC -RMD District Lots less than 37.5 feet in width 30 feet Lots greater than 37.5 feet in width Front 1/z of lot 25 feet, 2 story maximum Rear Y2 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 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 MaximumDepth: ........... ..... ............................... 120 feet Maximum Area: .......................................... 6,000 square feet Page 5 2) Yard Dimension (minimums): AbuttingFront Street: ... ---------- ----------------------------------------------------------------------------------------- 0. AbuttingSide Street: ......................................................................... .............................0* AbuttingRear Street: ............... * ..................................................................................... 0• AbuttingSide Alley: ........................................................................ ---- .... *..--------........4 feet Abutting Rear Alley: ....... ........................................................ ............................... 22 feet Not Abutting Street or Alley on Side_ _____________________________________________ ______________________________W 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: 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, and no single parcel shall exceed maximum dimensions of 50 feet by 120 feet. Notwithstanding the foregoing, development may be permitted on legally subdivided 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 sinale development proiect. Each structure or buildino 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. Page 6 ENVIRONMENTAL IMPACT: 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 ANALYSIS: The City Attorney has reviewed the draft ordinance and approved it as to form. FINANCIAL IMPACT: There is no immediate financial impact to the City as a result of this proposed action. RECOMMENDATION: That the City Council receive the staff report and introduce for the first reading Ordinance 1658 to amend Title 11 of the City of Seal Beach Municipal Code and the Maio Street Specific Plan pertaining to commercial heights and development standards. ED �3Y: Basham ctor of Community Development Attachments: 1. Ordinance 1658 NOTED AND APPROVED: Page 7 Attachment 65 e� 49 ORDINANCE NO. 1658 AN ORDINANCE OF THE CITY OF SEAL BEACH ZONE TEXT AMENDMENT 16 -1 AMENDING TITLE 11 OF THE SEAL BEACH MUNICIPAL CODE AND SPECIFIC PLAN AMENDMENT 16 -1 AMENDING 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 LC /RMD 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 Ordinance Number 1658 LC /RMD ' PO MSSP SC GC Additional Regulations Maximum Building Height 3925, two (ft.) 35 35 story 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 Minimum lot area to be 5% 10% 0% 10% 10% 11.4.30: Landscaping landscaped and Buffer Yards Minimum required front yard 60% — — — — area to be landscaped Circulation and Parking Limitations - Location of Yes (F) Parking Limitations on Curb Cuts Yes (G) Limitations - Location of Truck Docks; Loading and Yes (H) Service Areas See Chapter Off - Street Parking and 11.4.20: Off - Loading Yes Street Parking and Loading See Chapter Reduced Parking Yes 11.4.20: Off- Requirements Street Parking and Ordinance Number 1658 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. 3 LC /RMD PO MSSP SC GC Additional Regulations 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 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. 3 Ordinance Number 1658 Table 11.2.10.015.13 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 1/2 of lot 25 feet, 2 story maximum Rear �/2 of lot 35 feet, 3 story maximum PO District District 1 30 feet District II 35 feet MSSP District 3025 feet, 2 story maximum SC District District 1 30 feet, 3 story maximum District 11 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) MiRimunil- otSize: Minimum Width: ................................................ 25 feet Minimum Depth: ............................................... 110 feet Minimum Area: ........ ............................... 2,750 square feet Maximum Width: ............. ..................... 50 feet Maximum Depth: ............ ..................... 120 feet Maximum Area: square feet 2) Yard Dimension (minimums): AbuttingFront Street: ................................... -- ................................................................. 0. AbuttingSide Street: ............... . . ... .. .............. ............................... .... .............................0* AbuttingRear Street:..................----------...........----------------------....-..---- .................---------...0` 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 Ordinance Number 1658 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:... 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 legally subdivided 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. 5 Ordinance Number 1658 ATTEST: Robin L. Roberts, City Clerk STATE OF CALIFORNIA } COUNTY OF ORANGE } SS CITY OF SEAL BEACH } Sandra Massa - Lavitt, Mayor APPROVED AS TO FORM Craig Steele, City Attorney 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 8th day of August, 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 1658 has been published pursuant to the Seal Beach City Charter and Resolution Number 2836. Robin L. Roberts, City Clerk