HomeMy WebLinkAboutItem YAGENDA REPORT
DATE: June 25, 2001
TO: Honorable Mayor and City Council
THRU: John B. Bahorski, City Manage
FROM: Mac Cummins, Assistant Planner
SUBJECT: Covered Roof Access Structures
SUMMARY OF REOUEST:
Adopt Policy Statement regarding Covered Roof Access Structures. In 1991, the
Planning Commission adopted a Policy Statement which set maximum sizes for covered
roof access structures which protrude above the height limits in residential areas of the
City.
BACKGROUND:
In general the Code of the City of Seal Beach states that no building or structure shall
exceed the height limit for the district and zone in which it is located. However, Section
28- 2317(4) provides for height variations for non - habitable architectural features.
Specifically, Section 28- 2317(4)(A) states:
"Scope: Non - habitable architectural features, such as spires, towers, cupolas,
be#iiies, monuments, parapets (not required by Uniform Building Code), domes
and covered stairwells to open roof decks may exceed the height limit established
for the district in which such structure is located to a maximum of seven feet (7
ifgranted pursuant to the procedures contained in this section."
The height limit for structures in old town for residential properties is 25 feet, unless the
lot is 37.5 feet wide or wider, than the height limit is 35 feet. On the Hill, and in College
Park East and College Park West, the height limit is 25 feet, and in Surfside, the height
limit is 35 feet. The proposed policy statement establishes the maximum area standards
for covered roof access structures within the seven foot (T) allowance provided for a
non - habitable architectural feature under Section 28- 2317(4).
In addition to the overall height requirement previously discussed, the Planning
Commission, in reviewing an application for a Height Variation, shall consider criteria
set forth in Section 28- 2317(4)(C) and make findings pursuant to said review. Said
criteria is stated in Section 28- 2317(4)(C)(1) as follows:
Agenda item
"(I)... In reviewing an application, the Planning Commission shall consider the
following criteria and make findings thereon:
(a) Whether such variation is appropriate for the architectural style
of the building.
(i) Whether all roofing materials of a covered stairwell to
an open roof deck are in substantial conformity with the
roofing materials of the remainder of the structure.
(ii) Whether a covered stairwell to an open roof deck is
located along peripheral exterior walls of the structure.
(iii) Whether a covered stairwell to an open roof deck is
limited to the minimum area, both horizontally and
vertically, necessary to cover the stairwell.
(b) Whether such variation is appropriate for the character and
integrity of the neighborhood.
(c) Whether such variation significantly impairs the primary view
from arty property located within 300 feet.
(d) Detailed and complete plans for the proposed work "
In 1991, the Planning Commission attempted to further delineate the "types" of non-
habitable architectural features that would be permissible under section 28 -2317 of the
Municipal Code. They drafted a copy of the Policy Statement attached to this staff report.
Staff believed that at that time the City Council reviewed the Policy Statement and
adopted it. However, in checking with the City Clerk, staff can not find any record in the
minutes of this item being discussed or acted upon. As such, staff brought the Policy
statement back to the Planning Commission, who again adopted it (With an addition for a
new type of construction) and subsequently drafted a memo (Attached as Attachment 1)
to the City Council recommending adoption of the Policy Statement. The Commission
wished to assert to the Council that they have religiously followed the Policy Statement
over the past ten years in making decisions regarding Covered Roof Access Structures.
In general, the 1991 Policy Statement regarding Covered Roof Access Structures
essentially sets out maximum dimensions for the covered roof access structures. It does
so based on type of stairwell, ie circular, up and back, straight run etc. Staff has routinely
recommended approval, so long as the proposed project has met the maximum standards
outlined in the Policy Statement. In certain circumstances, applicants have applied for
larger Covered Roof Access Structures, and none of those applications were approved.
FISCAL IMPACT:
None. Staff time in preparing this evening's staff report.
Approve Policy Statement regarding Covered Roof Access Structures.
Mac Cummins, Assis ant Planner
Attachments (2):
1. Memo from Planning Commission regarding Covered Roof Access Structure Policy
Statement
2. Proposed Covered Roof Access Structure Policy Statement
Agenda Item _
Attachment 1
Memo
To: Mayor Campbell & Members of the City Council
From: The Planning Commission
CC:
Date: 519101
Re: 1991 Policy Statement regarding Covered Roof Access Structures
Mayor Campbell,
In 1990, the City Council adopted a zone text amendment allowing for non - habitable
architectural features to extend above the height limit subject to a public hearing
before the Planning Commission. In 1992, the Planning Commission recommended
that the City Council adopt a Policy Statement setting guidelines which set maximum
size requirements on the Covered Roof Access Structures. The Commission has
recently learned through Staff research that this item was never heard before the City
Council. As such, the Commission is forwarding this item to the Council for it's
consideration and is recommending that the Council approve the Policy Statement.
Included is the Policy Statement and several proposed arrangements for the
structures, depending on what type of design is used. Since 1991, the Planning
Commission has consistently approved Covered Roof Access Structures in
accordance with the Policy Statement recommendation forwarded to the City
Council in July 1991.
Sincerely, j
Dave Hood, Ph.D.
Chairman, Planning Commission
City of Seal Beach
Attachments (1):
1. Proposed City Council Policy Statement
Attachment 2
CITY OF SEAL BEACH
CITY COUNCIL POLICY STATEMENT - COVERED ROOF ACCESS
STRUCTURES
Authority: City Council
Action: Approve
Effective: June 15, 2001
Covered Roof Access Structures
I. PURPOSE:
To establish a policy setting forth standards for review of covered roof access structures under
Section 28 -2317 of the Seal Beach Municipal Code.
II. POLICY:
The City Council hereby approves the attached skematics as maximum dimensions for Covered
Roof Access Structures. The Planning Commission has routinely approved applications under
Section 28 -2317, subject to the minimum amount of impacted area of the structure. The Planning
Commission adopted a similar policy in 1991, and has consistently held that applications for height
variations which fit within the scope of that policy statement are acceptable in their minds under
Section 28 -2317 of the Municipal Code. The City Council therefore adopts this policy statement to
set future direction for the Planning Commission with regard to processing applications for height
variations for covered roof access structures.
III. PROCEDURES
Applications for Covered Roof Access Structures will be applied for through the Department of
Development Services, subject to Height Variation under Section 28 -2317 of the City's Municipal
Code.
Attachments (1):
1. Skematics of Maximum dimensions for Covered Roof Access Structures
T - 6" -I
T
Lan ding CO
io
a
o U
Landing
I— v - 0"
Rectangular Staircase
Enclosed Area - 62.25 sq. ft.
CD
b
F--- 6' - 6" --I
Circular Staircase
Enclosed Area - 42.25 sq. ft.
i
I
Q
0
�I,oq
Circular Staircase
Enclosed Area = 60 sq. ft.
U
1
0
U
�— 4' - 0" ---f
10, - 0"
L- Shaped Staircase
Enclosed Area - 46 sq. ft.
T
0
0
J
r •,
~ 4' - 0" —I
T�
1'
0
Straight Staircase
Enclosed Area - 38 sq. ft.
I
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