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Home My WebLink AboutPC Res 17-08 - 2017-04-03RESOLUTION NO. 17 -8 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH APPROVING MINOR USE PERMIT 17 -2 TO ALLOW AN ALTERATION OF LESS THAN 25% OF INTERIOR WALLS TO REMODEL THE INTERIOR OF THE EXISTING FRONT UNIT OF A DUPLEX TO PROVIDE A MORE USABLE LAYOUT BY RELOCATING THE KITCHEN AND UTILITY ROOM, FLIPPING THE LOCATION OF THE MASTER BEDROOM AND BATH TO ALLOW THE ENLARGEMENT OF THE BEDROOM, AND REMOVING ONE EXTERIOR DOOR FROM ITS CURRENT LOCATION AT THE DINING ROOM AND RELOCATING THE DOOR TO THE NEWLY LOCATED UTILITY ROOM ON A PROPERTY THAT IS NONCONFORMING DUE TO PARKING, DENSITY AND SETBACKS LOCATED IN THE RESIDENTIAL HIGH DENSITY (RHD -20) ZONING AREA AT 211 17TH STREET. THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: Section 1. Janet Hundertmark ( "the applicant ") submitted an application to the Community Development Department for Minor Use Permit 17 -2. The proposed project includes the alteration of less than 25% of interior walls to remodel the interior of the existing front unit of a duplex to provide a more usable layout by relocating the kitchen and utility room, flipping the location of the master bedroom and bath to allow the enlargement of the bedroom, and removing one exterior door from its current location at the dining room on the south side of the unit and relocating it to the newly located utility room of a residence that is nonconforming due to setbacks, density and parking located at 211 17th Street 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 at seq.) for the permitting of alterations to the interior and exterior of an existing residential property where only minor modifications are required for the renovation. Section 3. A duly noticed public meeting was held before the Planning Commission on April 3, 2017 to consider Minor Use Permit 17 -2. At the public meeting, the Planning Commission received into the record all evidence and testimony provided on this matter. The record of the hearing indicates the following: A. The applicant submitted an application to the Community Development Department for Minor Use Permit 17 -2 for a proposed project at 211 17th Street, Seal Beach, California. B. The subject property is rectangular in shape with a lot area of approximately 2,500 square feet. The property is approximately 25 feet wide by 100 feet deep. The site is surrounded by residential uses on all sides. Page 1 of 4 Resolution 17 -8 211 17° Street C. The subject property is currently developed with a duplex and an attached two -car garage. Based on the existing side yard setbacks, density, and parking conditions, the subject property is considered nonconforming. The proposed improvements will not expand any existing nonconformity because no new bedrooms or additional habitable square footage is 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. This code section also permits the addition of non - habitable accessory structures such as decks, and the change-out of exterior doors. E. The applicant is requesting approval to modify the existing residence on the nonconforming property through alteration of less than 25% of the interior walls in order to remodel the interior of the existing front unit of the duplex to provide a more usable floor plan by relocating the kitchen and utility room, flipping the location of the master bedroom and bath to allow the enlargement of the bedroom, and removing one exterior door located at the dining room on the south side of the unit and relocating the newly located utility roam. The subject property currently has four bedrooms and three bathrooms with no new bedrooms or bathrooms proposed so 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 relocate the kitchen and utility room and flip the location of the existing master bedroom and bathroom while relocating an exterior door 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. 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 duplex with an attached two -car garage and is considered nonconforming due to setbacks, density 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 Page 2 of 4 Resolution 17 -8 211 17"' Street zone. The improvement will not increase density or change beyond existing use of the property. 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 Commission hereby approves Minor Use Permit 17 -2 for alteration of less than 25% of interior walls in order to provide a more usable layout by relocating the kitchen and utility room, flipping the location of the master bedroom and bath to allow the enlargement of the bedroom, and removing one exterior door to the dining room on the south side of the unit and relocating it to the newly located utility room of a nonconforming residence is subject to the following conditions: 1. Minor Use Permit 17 -2 is approved for the alteration of less than 25% of interior walls in order to remodel the interior of the front residence of a duplex to provide a more usable layout by relocating the kitchen and utility room and flipping the location of the master bedroom and bath to allow the enlargement of the bedroom, remove one exterior door to the dining room on the south side of the unit and relocate it the newly located utility room of a nonconforming property located at 211 17" Street. 2. All plan checks and future construction shall be in substantial compliance with the plans approved through Minor Use Permit 17 -2. 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. 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 indemnify, defend and hold harmless the City, its officers, agents and employees (collectively "the City" hereinafter) from any and all claims and losses Page 3 of 4 Resolution 17 -8 211 17"' Street 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 attomeys' fees in any such lawsuit or action. PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning Commission at a meeting thereof held on April 3, 2017, by the following vote: AYES: Commissioners Machen, Thomas, Campbell, Aguilar NOES: Commissioners ABSENT: Commissioners Klinger ABSTAIN: Commissioners ATTEST: sta ai avqi; tanning Cornfhission Secretary Deb Machen Chairperson Page 4 of 4