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Home My WebLink AboutAgenda Packet _06152019CITY OF SEAL BEACH PLANNING COMMISSION AGENDA Monday,July 15,2019 —7:00 PM City Council Chambers 211 Eighth Street Seal Beach,CA 90740 District 1 —Steve Miller District 2 —Robert Aguilar –Vice Chair District 3 —Michael Thomas District 4 —Patty Campbell –Chair District 5 —Mariann Klinger Department of Community Development Steven Fowler,Interim Community Development Director Amy Greyson,Assistant City Attorney •City Hall office hours are 8:00 a.m.to 5:00 p.m.Monday through Friday.Closed noon to 1:00 p.m. •The City of Seal Beach complies with the Americans with Disabilities Act.If you need assistance to attend this meeting please telephone the City Clerk's Office at least 48 hours in advance of the meeting at (562)431-2527. •Planning Commission meetings are broadcast live on Seal Beach TV3 and on the City's website (www.sealbeachca.gov).Check the SBTV3 schedule for rebroadcast of meeting — meetings are available on-demand on the website. •DVDs of Planning Commission meetings may be purchased from Seal Beach TV3 at a cost of $15 per DVD.Telephone:(562)596 -1404. •Copies of staff reports and/or written materials on each agenda item are available for public inspection in City libraries or on the City website at:http://sealbeachca.suiteonemedia.com/web/home.aspx PLANNING COMMISSION AGENDA INFORMATION SHEET The following is a brief explanation of the Planning Commission agenda structure: AGENDA APPROVAL:The Planning Commission may wish to change the order of the items on the agenda. ORAL COMMUNICATIONS:Anyone wishing to address the Planning Commission on tonight's agenda may do so during this time period.The Planning Commission may also allow the public to address any other matters within the subject matter jurisdiction of the Planning Commission.No action can be taken by the Planning Commission on these communications on this date,unless agendized. CONSENT CALENDAR:Consent Calendar items are considered routine items that normally do not require separate consideration.The Planning Commission may make one motion for approval of all the items listed on the Consent Calendar. DIRECTOR'S REPORT:Updates and reports from the Director of Community Development (Planning and Building Divisions)are presented for information to the Planning Commission and the public. COMMISSION CONCERNS:Items of concern are presented by the Planning Commissioners and discussed with staff. SCHEDULED MATTERS:These items are considered by the Planning Commission separately and require separate motions.These transactions are considered administrative and public testimony is not heard. PUBLIC HEARING ITEMS:Public Hearings allow citizens the opportunity to speak in favor of or against agendized items.More detailed information is found in the actual agenda attached.If you have documents to distribute,you should have enough copies for all Planning Commissioners,City staff,and the public.Please give one to the secretary for the City files.The documents become part of the public record and will not be returned. All proceedings are recorded. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF AGENDA By Motion of the Planning Commission this is the time to notify the public of any changes to the agenda,re-arrange the order of the agenda,and provide an opportunity for any member of the Planning Commission or staff to request an item be removed from the Consent Calendar for separate action. ORAL COMMUNICATIONS At this time members of the public may address the Planning Commission regarding any items within the subject matter jurisdiction of the Commission.Pursuant to the Brown Act, the Commission cannot discuss or take action on any items not on the agenda unless authorized by law.Those members of the public wishing to speak are asked to come forward to the microphone and state their name for the record.All speakers will be limited to a period of 5 minutes. CONSENT CALENDAR A.Approval of May 20,2019 Minutes CONTINUED ITEMS SCHEDULED MATTERS NEW BUSINESS PUBLIC HEARINGS B.CONDITIONAL USE PERMIT (CUP 19-3) 715 Coastline Drive Applicant:Shane &Autumn Igo Request:Request for a CONDITIONAL USE PERMIT (CUP 19-3)to allow a 715 square feet 2nd floor addition to an existing 2,279 square feet single-family residence with a 2 car-garage at a parcel that is nonconforming due to setbacks located within the Residential Low Density (RLD-9)zoning area. Recommendation:After reviewing the application,staff recommends that the Planning Commission adopt Resolution No.19-9,APPROVING Conditional Use Permit 19-3 with conditions C.CONDITIONAL USE PERMIT (CUP 18-10) 1198 Pacific Coast Highway #E Applicant:Michael Tomac Request:Request for a CONDITIONAL USE PERMIT (CUP 18-10)to allow the operation of a math tutoring business within an existing commercial suite located at 1198 Pacific Coast Highway Suite E within the General Commercial (GC)zoning area Recommendation:After reviewing the application,staff recommends that the Planning Commission adopt Resolution No.19-10,APPROVING Conditional Use Permit 18-10 with conditions. DIRECTOR'S REPORT COMMISSION CONCERNS ADJOURNMENT Adjourn the Planning Commission to Monday,August 5,2019 at 7:00 p.m. 5 4 8 PLANNING COMMISSION STAFF REPORT DATE:July 15, 2019 TO:Planning Commission THRU:Gloria Harper, City Clerk FROM:Steve Fowler, Interim Community Development Director SUBJECT:Approval of May 20, 2019 Minutes RECOMMENDATION:Approve the minutes for the Planning Commission meeting held on May 20, 2019 Prepared by: Approved by: Gloria Harper Steve Fowler Gloria Harper Steve Fowler City Clerk Interim Director of Community Development Attachment: 1. Minutes City of Seal Beach – Planning Commission May 20, 2019 Chair Campbell called the regular meeting of the Planning Commission to order at 7:00 p.m. in the City Council Chambers. Vice Chair Aguilar led the Pledge of Allegiance. ROLL CALL Present: Commissioners: Campbell, Aguilar, Klinger, Miller, Thomas Absent: None Staff Present: Amy Greyson, Assistant City Attorney Steven Fowler, Interim Community Development Director Gloria D. Harper, City Clerk APPROVAL OF AGENDA Motion by Thomas, second by Aguilar, to approve Agenda. AYES: Campbell, Aguilar, Klinger, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried ORAL COMMUNICATIONS Chair Campbell opened oral communications. Speakers: There were no speakers. Chair Campbell closed oral communications. CONSENT CALENDAR A. Approval of April 15, 2019 Minutes Motion by Thomas, second by Klinger to approve the April 15, 2019 Minutes as corrected. AYES: Campbell, Klinger, Miller, Thomas NOES: None ABSENT: None ABSTAIN: Aguilar Motion Carried PUBLIC HEARINGS B. Conditional Use Permit (CUP 19-1) 2311 Seal Beach Boulevard #102 Applicant: Andrew Kim DDs Request: Request for a Conditional Use Permit (CUP 19-1) to allow the operation of a 1,700 square feet dental office located in Planning Area 4 of the Boeing Integrated Defense Systems Specific Plan (GC-SPR) zoning area. Recommendation: After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 19-4, APPROVING Conditional Use Permit 19-1 with Conditions. Interim Community Development Director Steven Fowler provided a comprehensive staff report and indicated no correspondence was received regarding the project. Chair Campbell opened the public hearing. Speakers: Andrew Kim introduced himself and spoke about the goal of opening the dental office at the new location. He deferred specific questions/comments regarding x-ray rooms and equipment to his Architect Marty Fifer, who answered questions from the Commissioners. There was general discussion regarding the history of the practice and other requirements. Chair Campbell closed public comment. Motion by Thomas, second by Klinger to approve the Conditional Use Permit (CUP) 2311 Seal Beach Boulevard #102. AYES: Campbell, Aguilar, Klinger, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried C. SPECIFIC PLAN TEXT AMENDMENT (SPA 19-1) CONDITIONAL USE PERMIT (CUP 19-2) 2365 Seal Beach Boulevard #104 & 105 Applicant: Los Alamitos Animal Hospital Request: Request for a Specific Plan Text Amendment (SPA 19-1) to amend the text of the Boeing Integrated Defense Systems Specific Plan by adding Animal Services as a conditional use to the land use table; and Request for a Conditional Use Permit (CUP 19-2) to allow the operation of a 3,000 square feet animal hospital located in Planning Area 4 of the Boeing Integrated Defense Systems Specific Plan (GC-SPR) zone. Recommendation: After conducting the Public Hearing, staff recommends that the Planning Commission (1) adopt Resolution No. 19-5, recommending to City Council APPROVAL of Specific Plan Text Amendment (SPA 19-1; and (2) adopt Resolution No. 19-6, recommending to City Council APPROVAL of Conditional Use Permit 19- 2 with Conditions. Interim Community Development Director Steven Fowler provided a comprehensive staff report and indicated no correspondence was received regarding the project. Chair Campbell opened the public hearing. Speakers: Scott Levitt introduced the applicant, Dr. Stefan Korzeniowski who thanked the Commission and answered questions. There was general discussion regarding the history of the practice, past owners, pets being left at facility overnight after treatment and other requirements. Chair Campbell closed public comment. Thomas moved, second by Klinger, to adopt Resolution No. 19-2, APPROVING Minor Use Permit 19-2 with Conditions. AYES: Campbell, Aguilar, Klinger, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried DIRECTOR’S REPORT Interim Community Development Director Steve Fowler had no comments. COMMISSION CONCERNS Commissioner Aguilar expressed his excitement regarding the reopening of the Pier. ADJOURNMENT Chair Campbell adjourned the Planning Commission meeting at 7:26 p.m. to Monday, June 3, 2019 at 7:00 p.m. ___________________________ Gloria D. Harper, City Clerk Approved: _______________________ Patricia Campbell, Chair Attest: _______________________ Gloria D. Harper, City Clerk PLANNING COMMISSION STAFF REPORT DATE:July 15, 2019 TO:Planning Commission FROM:Steve Fowler, Interim Director of Community Development SUBJECT:Request for a CONDITIONAL USE PERMIT CUP 19-3 to allow a 715 square foot 2nd floor addition to an existing 2,279 square foot sinlge- family residence with a two-car garage at a parcel that is nonconforming due to setbacks located at 715 Coastline Drive within the Residential Low Density (RLD-9) zoning area. LOCATION:715 Coastline Drive APPLICANT:Shane & Autumn Igo RECOMMENDATION:After reviewing the application, staff recommends that the Planning Commission adopt Resolution No. 19-9, APPROVING Conditional Use Permit 19-3 with conditions GENERAL PLAN DESIGNATION: RESIDENTIAL LOW DENSITY ZONE:RLD-9 (RESIDENTIAL LOW DENSITY SITE DESCRIPTION:Assessor’s Parcel Map Number: 199-184-14 Lot Area: 5,070 square feet Building Area: 2,2,367 square feet Surrounding Properties: North: Residential Low Density (RHD-9) South: Residential Low Density (RLD-9) East: Residential Low Density (RLD-9) West: Residential Low Density (RLD-9) ENVIRONMENTAL ASSESSMENT This project is determined to be a Class 1 (Conversion of small structures) Categorical Exemption pursuant to Section 15301(e)1 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for the permitting of a 715 square feet second story addition which is less than 50 percent of the existing single-family residence. LEGAL NOTIFICATION The legal notice of this hearing was published in the Seal Beach Sun Newspaper on July 4, 2019 and mailed to property owners and occupants within a 500’ radius of the subject property on July 3, 2019, with affidavits of publishing and mailing on file. VICINITY MAP: AERIAL MAP: ANALYSIS Shane and Autumn Igo (“the applicants”), filed an application for Conditional Use Permit 18-10 to allow a 715 square foot 2nd floor addition to an existing 2,279 square foot single-family residence with a two-car-garage which is nonconforming due to setbacks. The subject site is an irregular shaped 5,070 sq. ft. parcel located at the north west corner of Coastline Drive and Ebb Tide Place in The Hill area within the RLD-9 (Residential Low Density) zoning area. The parcel is currently developed with a one-story single family residence and attached two-car garage that is built facing Ebb Tide Place. The subject site is surrounded by residential uses on all sides. The applicant is proposing to add a second story onto the existing single-story residence and to add a front porch. According the Seal Beach Municipal Code (SBMC §11.6.05.010) the front property line on a corner lot is the line adjacent to the street with the shortest frontage. Therefore, the front property line for the subject property is Coastline Drive. The subject property is nonconforming due to the rear and front yard setbacks. According to Table 11.2.05.015 of the Seal Beach Municipal Code, front yard setbacks on properties in the in the RLD-9 zoning area are required to be 10 feet for a side in garage and 18 feet for living area. The front yard setback is 10 feet with a garage that enters off of Ebb Tide Place and the residence also has a 10-foot setback as the previous garage was convert into living space under a previous building permit. The rear yard setback is required to be 10 feet and is only 5 feet 8 inches. The applicant is proposing to add approximately 715 square feet of total habitable space as a second story to the existing single-story residence and a front porch. This will not add any bedrooms but will add a game room, office and one bathroom on the second floor to the existing four-bedroom, three-bathroom residence. The proposed addition will result in additional lot coverage. The existing total lot coverage is 45% and is proposed to be increased to 47%, which is less than the maximum 45% lot coverage plus 5% for the porch that is permitted in the RLD-9 zone. The Seal Beach Municipal Code (SBMC § 11.4.40.020.) allows improvements which involve the alteration or addition to residences that are nonconforming due to setbacks. The addition is to add habitable square footage to the first and second floor to a residential structure that conforms to all the requirements of the municipal code. The Conditional Use Permit is required due to the parcel having a structure that does not meet front and rear side yard setback requirements. The addition will not intensify the nonconforming front and rear yard setbacks. The proposed addition is consistent with other residential properties. CONCLUSION After conducting the public hearing and receiving testimony, staff recommends that the Planning Commission adopt the attached Resolution No. 19-9 approving Conditional Use Permit CUP 19-3 to permit an interior remodel and addition of a porch and second floor on an existing nonconforming property at 715 Coastline Drive. Prepared by: Steve Fowler Steve Fowler Interim Director of Community Development Attachments: 1. Resolution No. 19-9 – A Resolution of the Planning Commission of the City of Seal Beach, Approving Conditional Use Permit 19-3 to permit an interior remodel, and addition of a porch and second floor on an existing residence on a nonconforming site at 715 Coastline Drive in the Residential Low Density (RLD-9) Zoning Area. 2. Project architectural plans. Page 1 of 4 RESOLUTION NO. 19-9 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH APPROVING CONDITIONAL USE PERMIT 19-3 TO ALLOW A 715 SQUARE-FOOT 2ND FLOOR ADDITION AND FRONT PORCH TO AN EXISTING 2,279 SQUARE-FOOT SINGLE-FAMILY RESIDENCE WITH A TWO-CAR GARAGE AT A PARCEL THAT IS NONCONFORMING DUE TO SETBACKS LOCATED IN THE RESIDENTIAL LOW DENSITY (RLD-9) ZONING AREA. THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: Section 1. Shane and Autumn Igo, (“the applicants”) submitted an application to the Community Development Department for Conditional Use Permit 19- 3. The proposed project includes an addition of a 715 square-foot second story and front porch of existing one-story single family residence located at 715 Coastline Drive which is nonconforming due to setbacks in the Residential Low Density (RLD-9) zoning area. Section 2. This project is determined to be a Class 1 (Conversion of small structures) Categorical Exemption pursuant to Section 15301(e)1 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for the permitting of a 715 square-foot second story addition which is less than 50 percent of the existing single-family residence. Section 3. A duly noticed public hearing was held before the Planning Commission on July 15, 2019 to consider Conditional Use Permit 19-3. 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. The subject site consists of a 5,070 sq. ft. parcel developed with a one-story single family residence and two-car garage. The subject site is located on the northwest corner of Coastline Drive and Ebb Tide Place in The Hill area. The subject site is surrounded by residential uses on all sides. The subject property is located in the RLD-9 (Residential Low Density) zone. B. The subject property is currently developed with a one-story single family residence and attached two car garage. Based on the existing setback conditions, the subject property is considered nonconforming because the portion of the front of the house that faces Coastline Drive is within the 18-foot front yard setback and the rear of the residence is within the 10-foot rear yard setback. The proposed improvements will not expand any existing nonconformity. The proposed addition will maintain all current required setbacks. Resolution 19-9 715 Coastline Drive Page 2 of 4 C. The Seal Beach Municipal Code (SBMC § 11.4.40.020) allows improvements, which involve the alteration or addition to residences that are nonconforming due to setbacks. The addition is to add habitable square footage to the second floor of a residential structure that conforms to all the requirements of the Municipal Code. The addition will not intensify the front and rear nonconforming setbacks. D. The applicant is proposing to add approximately 715 square feet as the second story of the residence. The proposed addition will not add any bedrooms but will add one bathroom to the existing four bedroom, three bathroom residence. The proposed second story addition will not result in additional lot coverage but the proposed new front porch will add additional lot coverage. The existing total lot coverage is 45% and is proposed to be increased to 47%, which is less than the maximum 45% lot coverage plus 5% for the open front porch which is permitted in the RLD-9 zone. 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 addition is consistent with the General Plan which encourages architectural diversity in the Hill area (Planning Area 5) while ensuring compatibility between residential and commercial uses. The General Plan also recognizes existing nonconforming land uses and permits minor alterations. The proposed addition of a game room and front porch on the first floor , and an office, master bedroom and bathroom on the second floor, of, will not expand any nonconformity, and will be consistent with other surrounding properties. The property is nonconforming because the front of the residence is within the front yard setback and rear of the residence does not meet the required rear yard setback. 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 Hill RLD-9 zone, an area where the Seal Beach Municipal Code (Section 11.4.40.020) allows additions and improvements such as the alteration or addition of habitable square footage to nonconforming properties with approval of a Conditional 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 one single family residence and is considered nonconforming due to setbacks only. The addition to the residence will maintain development standards applicable to the RLD-9 zone. The improvements will not increase density or cause a change beyond existing use of property. Resolution 19-9 715 Coastline Drive Page 3 of 4 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 RLD-9 zone, which consists of properties developed as single family and multi-family residences. The improvement will add approximately 715 square feet of habitable space, and will remain similar to surrounding residential uses throughout the RLD-9 zoned area. 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 proposed addition will result in additional lot coverage. The existing total lot coverage is 45% and is proposed to be increased to 47%, which is less than the maximum 50% lot coverage that is permitted in the RLD-9 zone. 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 Conditional Use Permit 19-3 for the addition of the second floor to an existing one-story single family residence which is a nonconforming property subject to the following conditions: 1. Conditional Use Permit 19-3 is approved for the addition of a 715 square feet second story to an existing one-story single family residence which is nonconforming due to setbacks, located at 715 Coastline Drive, for a new bathroom, office and master bedroom on the second floor, a remodeled game room on the first floor, and a new front porch. 2. All plan check and future construction shall be in substantial compliance with the plans approved through Conditional Use Permit 19-3. All new construction shall comply with all applicable state and local codes. 3. The applicant must obtain approval from the California Coastal Commission prior to submitting for Building Plan Check. 4. The applicant is required to obtain all Building and Safety permits prior to construction or demolition. 5. All materials, color, wall finishes and roof material must be consistent with existing material 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 whatsoever occurring or resulting to any and all persons, firms, or Resolution 19-9 715 Coastline Drive Page 4 of 4 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 Conditional 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 15, 2019, by the following vote: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAIN: Commissioners Patricia Campbell Chairperson ATTEST: __________________________ Steve Fowler Planning Commission Secretary SHEETSOFDRAWNCHECKEDJOB NO.SHEETDATESCALEREVISIONS 1GENERAL NOTES1. The Contractor shall visit and inspect the job site,familiarize himself with site conditions, and study thesedocuments fully before agreeing to work on the project.His agreement to work on the project constitutesverification that he has so studied the job site and thedocuments prior to commencing construction.2. Upon inspection of the site and studying of thedocuments, the Contractor shall submit to the owner forreview any special conditions or unclear areas, which mightalter the bid during construction.3. Any changes or additions to the project shall beapproved by the owner prior to construction.4. There are to be no substitutions of materials orproducts without the owner's approval.5. All sub-contractors shall be responsible for the removalof all debris accumulated as a result of their operation.All scrap debris and other excess material shall beremoved from the site, unless otherwise directed by theContractor.6. The drawing are necessarily schematic and are notintended to show complete situations; the Drawings,Specifications, and Addenda are complainant, thereforewhat is called for by one is called for by all. As such, theDrawings, Specifications, and Addenda must beconsidered as a whole.7. DO NOT SCALE DRAWINGS!APPLICABLE CODES2016 California Building Code2016 California Residential Code2016 CMC, CPC & CEC and2016 Title 24 Energy RegulationCity Ordinances.TITLE 241. All weatherproofing around windows and doors shall beperformed in accordance with manufacturers' requirements.Any special conditions where installation has to be alteredshall be presented to the Owner in writing for approval.2. Comply with the California Energy Commission (CEC)laws enforced.3. Insulate all exterior partitions with full thick batts. Usesound full batts at walls enclosing bathrooms, laundry rooms,FAU closet and any other interior partitions as called for bythe drawings.4. Caulking or weather stripping: a. Around all doors & window frames. b. Between wall bottom plates & concrete and between plates to the exterior. c. All penetrations in walls, ceilings, floor due to the installation of plumbing, electrical, gas and HVAC lines. d. All openings in attic. e. All other openings in bldg. envelop.5. Insulation: a. All new or infill exterior walls: R-13 batts. b. Under new roof: R-30 batts.6. Contractor shall sign and post on the structure anInsulation Certificate prior to the finish inspection.PLANS DRAWN BY: JON UDOFF 181-1/2 ROYCROFT AVE LONG BEACH CA 90803 P: 714.345.1760 E: JON@JONUDOFF.COMPLANS DRAWN BY:JON UDOFF181-1/2 ROYCROFT AVELONG BEACH CA 90803P: 714.345.1760E: JON@JONUDOFF.COMLEGAL DESCRIPTIONAddress: 715 Coastline Dr Seal Beach CA 90740APN#: 199-184-14TRACT: 1817 LOT: 350Lot Size: 5070 sq ft199-184-14Occupancy Group: R-3, UConstruction Type: V-BArea Existing New Demo Living Space Lot Coverage Garage 365 0 0 0365Dwelling: 1st Floor 1925 0 -11 1914 1914Dwelling: 2nd Floor 0 715 0 715 0Front Porch 0 88 0 0 (88)(50% min open roof) Existing Living Space: 1925 New Living Space: 715 Total Living Area: 2629 Lot Coverage without Porch: 2279Lot Coverage with Porch: 2367Scope of Work: 1st Floor: Demo living room fireplace Convert master bedroom to game room.Remodel two bathrooms and the kitchen. Modify roof over garage. 2nd Floor: Construct new office, master bedroom and master bathroom.ZONING COMPLIANCE: RLD-9Rear setback: 5'6" (existing) instead of 10'. 2nd story additon meets setback requirementsFront setback: 10' (existing) okay for a side-entry garageStreet side: 10'0" (ok for dwelling). 7'0" (3' encroachment for porch) is this ok? Permitted garage has a 14' setback.Interior side: 5'0" (ok).Lot coverage without porch: 2279/5070=44.9% <45% okayLot coverage with open porch: 2367/5070=47% <50% okayIGO ADDITION 715 COASTLINE DR SEAL BEACH CA 9074069.76'24.72'EBB TIDE13'-8"10'SETBACK10'SETBACK15'-0"55.85'78.00'10'-0"5'SETBACK7'-0"5'-8"5'-0"2NDSTORYADDITIONEXISTING 1-STORYS.F.D.PROPOSED SITE/ROOF PLANSCALE:3/16" = 1'-0"EXISTINGDRIVEWAYCOASTLINE NORTHVICINITY MAP23'-10"15'-3"TOPORCHEXISTING2-CARGARAGE(RECENTPERMIT)51.25'3' OPENPORCH PROJ.INTO SIDEYD(E)6' ALUMFENCE(E)6' ALUMFENCE(E)6'CONC.BLK WALL(E)6' CONC. BLK WALLINDEX PG DESCRIPTION 1 SITE/ROOF PLAN, LEGAL DESCRIPTION, GENERAL NOTES 2 PHOTO LEGEND, SURVEY WITH ELEVATIONS 3 EXISTING SITE/FLOOR PLAN 4 PROPOSED FIRST FLOOR PLAN 5 PROPOSED SECOND FLOOR PLAN 6 ELEVATIONS 7 ELEVATIONS CONTINUE10'SETBACK SHEETSOFDRAWNCHECKEDJOB NO.SHEETDATESCALEREVISIONS 2PLANS DRAWN BY: JON UDOFF 181-1/2 ROYCROFT AVE LONG BEACH CA 90803 P: 714.345.1760 E: JON@JONUDOFF.COM IGO ADDITION 715 COASTLINE DR SEAL BEACH CA 9074069.76'24.72'EBB TIDE55.85'78.00'51.25'2NDSTORYADDITIONNORTH101.84'NG101.99'FS102.05'FS102.06'FS102.07'FS101.18'FSFFL=102.14'1ASURVEY ELEVATIONS ANDPHOTO LOCATIONSSCALE:3/16" = 1'-0"2B2A1C1B1DCOASTLINE1E 1F36A6B 5A7A 46C7B7C drawn by/contact: Jon Udoff 714.345.1760SHEETSOFDRAWNCHECKEDJOB NO.SHEETDATESCALEREVISIONS 3IGO ADDITION 715 COASTLINE SEAL BEACH CA69.76'51.25'78.00'55.85'24.72'COASTLINEBEDRM #4CLG HT=8'0"BEDRM #2CLG HT=8'0"BEDRM #3CLG HT=8'0"BEDRM #1CLG HT=8'0"2-CAR GARAGEKITCHENCLG HT=8'0"DINING RMCLG HT=8'0"64'-4"14'-11"5'-11"12'-11"2'-7"8'-7"5'-6"2'-7"11'-5"17'-9"4'-5"18'-6"20'-4"6'-3"20'-0"22'-5" 12'-1"10'-4"17'-3"17'-9"EXISTING SITE/FLOOR PLANSCALE: 1/4" = 1'-0"LIVING RMCLG HT=8'0"BABABACLO.CLO.703040161040104020366030EBB TIDENORTHCLO.18'-0" drawn by/contact: Jon Udoff 714.345.1760SHEETSOFDRAWNCHECKEDJOB NO.SHEETDATESCALEREVISIONS 4IGO ADDITION 715 COASTLINE SEAL BEACH CA BEDRM #2CLG HT=8'0"BEDRM #1CLG HT=8'0"BABA2-CAR GARAGEKITCHENCLG HT=9'0"DINING RMCLG HT=9'0"LIVING RMCLG HT=9'0"CLO.BEDRM #3CLG HT=8'0"GAME ROOMCLG HT=8'0"64'-4"12'-11"2'-7"5'-6"8'-7"2'-7"11'-5"17'-9"4'-5"18'-6"18'-6"22'-5" 12'-1"10'-4"17'-3"17'-9"14'-11"5'-11"PROPOSED 1ST FLOOR PLANSCALE: 1/4" = 1'-0"5'-9"NEW FPNORTHDEMOF.P.(N)PORCH WITHOPEN ROOF18'-0"FLOOR PLAN NOTES1. New Walls (Use R-15 insulation all new or modified exterior walls)EXISTING WALLS (REMAINS)WALLS TO BE DEMOLISHED drawn by/contact: Jon Udoff 714.345.1760SHEETSOFDRAWNCHECKEDJOB NO.SHEETDATESCALEREVISIONS 5IGO ADDITION 715 COASTLINE SEAL BEACH CA 26'-6"16'-3"10'-3"15'-6"11'-3"1'-8"7'-6"11'-3"7'-9"12'-0"10'-8"5'-9"M.BEDRMVAULTED CLGM.BATHCLO.CLO.OFFICECLG HT=9'0"RAIL OPENTO BELOWPROPOSED 2ND FLOOR PLANSCALE: 1/4" = 1'-0"DNSTAIRSNORTHFLOOR PLAN NOTES1. New Walls (Use R-15 insulation all new or modified exterior walls)EXISTING WALLS (REMAINS)WALLS TO BE DEMOLISHEDROOF BELOWOPENPORCHBELOWROOF BELOW drawn by/contact: Jon Udoff 714.345.1760SHEETSOFDRAWNCHECKEDJOB NO.SHEETDATESCALEREVISIONS 6IGO ADDITION 715 COASTLINE SEAL BEACH CA EAST (EBB TIDE) ELEVATIONSCALE: 1/4" = 1'-0"SOUTH (COASTLINE)ELEVATIONSCALE: 1/4" = 1'-0"FFL:102.14'LOWEST ADJ.GRADE: 101.18'24'-8"LOWEST ADJ.GRADE: 101.18'24'-8"MAX HT FROM LOWEST ADJACENTGRADEELEVATION NOTESRoof Material:GAF Timberline Composite ShinglesDeck material (Balcony)1/4" per foot min. Dex-o-tex ICC-ESR 17577/8" stucco finish.Over min (1) layer of #15 felt free from holes and breaks. ASTM compliant. On allexterior walls.Use 2 layers of Grade D or 60 min Grade D paper over plywood..James Hardie Fiber Cement Siding (horizontal siding) on street-facing elevations.James Hardie Fiber Cement Siding (HardieShingles) on top of gables on street-facing elevations.123Moisture-stop flashing around all windows, doors, and other openings.Min grade plywood at overhangs to be CCX T&G sheathing.(Use T&G at underside of balcony roof.)Provide min. 0.019" (No. 26 galv. sheet gage)corrosion-resistant or plastic weep screed located below the foundation plateline and 4" above grade on all exterior walls or 2"above paved areas.Porch roof to be at least 50% open to not contribute to lot coverage.2x8 wood fascia1x4 James HardieTrim around windows/door and at corners of building.Decorative wood railing at front porch.Stone veneer on chimney and as wainscot.7589106411121245611012(E)FENCE91111131313FFL:102.14' drawn by/contact: Jon Udoff 714.345.1760SHEETSOFDRAWNCHECKEDJOB NO.SHEETDATESCALEREVISIONS 7IGO ADDITION 715 COASTLINE SEAL BEACH CA ELEVATION NOTESRoof Material:GAF Timberline Composite ShinglesDeck material (Balcony)1/4" per foot min. Dex-o-tex ICC-ESR 17577/8" stucco finish.Over min (1) layer of #15 felt free from holes and breaks. ASTM compliant. On allexterior walls.Use 2 layers of Grade D or 60 min Grade D paper over plywood..James Hardie Fiber Cement Siding (horizontal siding) on street-facing elevations.James Hardie Fiber Cement Siding (HardieShingles) on top of gables on street-facing elevations.123Moisture-stop flashing around all windows, doors, and other openings.Min grade plywood at overhangs to be CCX T&G sheathing.(Use T&G at underside of balcony roof.)Provide min. 0.019" (No. 26 galv. sheet gage)corrosion-resistant or plastic weep screed located below the foundation plateline and 4" above grade on all exterior walls or 2"above paved areas.Porch roof to be at least 50% open to not contribute to lot coverage.2x8 wood fascia1x4 James HardieTrim around windows/door and at corners of building.Decorative wood railing at front porch.Stone veneer on chimney and as wainscot.75891064111213WEST (INTERIOR SIDE)ELEVATIONSCALE: 1/4" = 1'-0"24'-8"LOWEST ADJ.GRADE: 101.18'FFL:102.14'361013NORTH ELEVATIONSCALE: 1/4" = 1'-0"LOWEST ADJ.GRADE: 101.18'124'-8"93 PLANNING COMMISSION STAFF REPORT DATE:July 15, 2019 TO:Planning Commission FROM:Steve Fowler, Interim Director of Community Development SUBJECT:Request for a CONDITIONAL USE PERMIT CUP 18-10 to allow the operation of a math tutoring business within an existing commercial suite located at 1198 Pacific Coast Highway Suite E within the General Commercial (GC) zoning area. LOCATION:1198 Pacific Coast Highway #E APPLICANT:Michael Tomac RECOMMENDATION:After reviewing the application, staff recommends that the Planning Commission adopt Resolution No. 19-10, APPROVING Conditional Use Permit 18-10 with conditions GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONE:GC (GENERAL COMMERCIAL) SITE DESCRIPTION: Assessor’s Parcel Number: 043-122-36 Lot Area: 22,832 Square Feet Building Area: 1,030 Square Feet Suite E North: Specialty Commercial (SC) South: Public & Semipublic Facilities (PS) East: General Commercial (GC) West: General Commercial (GC) ENVIRONMENTAL ASSESSMENT This project is determined to be a Class 3 (Conversion of small structures) Categorical Exemption pursuant to Section 15303 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for the permitting of the operation of a tutoring service at an existing commercial suite, involving minor tenant improvements for branding the decor. LEGAL NOTIFICATION The legal notice of this hearing was published in the Seal Beach Sun Newspaper on July 4, 2019 and mailed to property owners and occupants within a 500’ radius of the subject property on July 3, 2019, with affidavits of publishing and mailing on file. VICINITY MAP: AERIAL MAP: ANALYSIS Michael Tomac (“the applicant”), filed an application for Conditional Use Permit 18-10 to allow the operation of a math tutoring business within an existing commercial suite located at 1198 Pacific Coast Highway Suite E within the General Commercial (GC) zoning area. The subject site is a rectangular in shape parcel consisting approximately 22,832 sq. ft. located at the south west corner of Pacific Coast Highway and 2th Street within the GC (General Commercial) zoning area. The parcel is currently developed with two one-story commercial buildings and parking lot consisting of 126 parking spaces. The subject site is surrounded by commercial uses on three sides and a park to the south. The applicant is proposing to operate a math tutoring center in an existing 1,030 square-foot commercial suite. According to Table 11.2.05.010 of the Seal Beach Municipal Code, which allows the operation of public or private schools and similar institutional uses on properties in the in the General Commercial zoning area with the approval of a conditional use permit. The applicant is proposing to operate the math tutoring center between the hours of 3:00 PM to 7:00 PM Monday through Thursday and 12 Noon to 4:00 PM on Sunday. The 1,030 square-foot suite will contain 12 tables with two students per table, for a maximum of 24 students with 4 staff members. The majority of the students expected to be enrolled in the tutoring sessions are in grades 3 through 9. Most parents drop off and pick up their children. The Seal Beach Municipal Code does not have a parking ratio for tutoring centers. According the Seal Beach Municipal Code (SBMC §11.4.20.015.E) the director has the discretion to make a determination on the parking ratio from similar land uses and any other relevant studies and data. A parking demand analysis was performed by Crain & Associates dated May 31, 2019 to determine the parking requirement for the tutoring use. The Parking Analysis evaluated the highest peak demand for the existing users in the commercial shopping center. Crain & Associates conducted a field survey to evaluate existing conditions and the number of parking spaces required to support the current uses, and the proposed operator. A similar type use and size of establishment was analyzed in Redondo Beach. During the analysis a 1,390 square feet establishment was utilized, and the field survey parking count was conducted for two days when this establishment would be open and anticipated to be the busiest days of the week. The highest demand for parking was determined to be on Thursday at 3:00 PM, where 11 parking spaces were utilized. The establishment that was used is 1,390 square feet and 11 parking spaces were taken at the peak time so the parking ratio would be one space for every 126 square feet of floor area. With the parking spaces used during the peak time a parking ratio of one parking space per 100 square feet of gross floor area will be utilized this will require the tutor center to provide 11 parking spaces. Parking Demand Table Type of Use Gross Floor Area Ratio (sq.ft.)Parking Ratio:Parking required Parking Provided Tutor Center 1,030 1 spc/100 sq.ft. of Gross Floor Area (GFA)11 11 Restaurant 2,180 1 spc/100 sq.ft. (GFA)22 22 Retail 8,930 1 spc/300 sq.ft. (GFA)30 30 Veterinary 2,970 1 spc/300 sq.ft. (GFA)10 10 Beauty Salon 7 Stations 2 spc/each salon station 14 14 Medical 5,257 1 spc/200 sq.ft. (GFA)26 26 TOTAL:113 126 The Parking Study concluded that the center has sufficient on-site parking spaces to accommodate the current users and the tutor center. The applicant will conduct minor tenant improvements to brand the décor of the establishment. No exterior improvements will be necessary. CONCLUSION After conducting the public hearing and receiving testimony, staff recommends that the Planning Commission adopt the attached Resolution No. 19-10 approving Conditional Use Permit CUP 18-10 to allow the operation of a 1,030 square feet tutor center within an existing commercial suite at 1198 Pacific Coast Highway Suite E. Prepared by: Steve Fowler Steve Fowler Interim Director of Community Development Attachments: 1. Resolution No. 19-10 – A Resolution of the Planning Commission of the City of Seal Beach, Approving Conditional Use Permit 18-10 to allow the operation of a 1,030 square feet tutor center within an existing commercial suite at 1198 Pacific Coast Highway Suite E in the General Commercial (GC) Zoning Area. 2. Project Floor plans. 3. Parking Analysis By Crain & Associates May 31, 2019 Page 1 of 5 RESOLUTION NO. 19-10 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 18-10 TO ALLOW THE OPERATION OF A MATH TUTORING BUSINESS WITHIN AN EXISTING COMMERCIAL SUITE LOCATED AT 1198 PACIFIC COAST HIGHWAY SUITE E WITHIN THE GENERAL COMMERCIAL (GC) ZONING AREA. THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND AND RESOLVE AS FOLLOWS: Section 1. Michael Tomac (the “applicant”) submitted an application to the City of Seal Beach Department of Community Development for Conditional Use Permit (CUP) 18-10 to allow the operation of a math tutoring business within an existing commercial suite located at 1198 Pacific Coast Highway Suite E (the “subject property”), which is located in the General Commercial (GC) Zone. Section 2. This project is determined to be a Class 3 (Conversion of small structures) Categorical Exemption pursuant to Section 15303 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for the permitting of the operation of a tutoring service at an existing commercial suite, involving minor tenant improvements for branding the decor. Section 3. A duly noticed public hearing was held before the Planning Commission on July 15, 2019 to consider the application for CUP 18-10. At the public hearing, the Planning Commission received and considered all evidence presented, both written and oral, regarding the subject application. The record of the public hearing indicates the following: A. The subject site is on the southwest corner of Pacific Coast Highway and 12th Street. The subject site consists of two parcels totaling 22,832 square-feet with a pair of one-story buildings and the applicant will be occupying a unit totaling 1,030 square feet. The subject site is surrounded by commercial uses to the north, east and west while there is a park to the south. The subject property is located in the General Commercial (GC) zoning area. B. The proposed math tutoring center will only need minor interior tenant improvements to establish the branding décor of the business. 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 Code of the City of Seal Beach, the Planning Commission makes the following findings: Resolution No. 19-10 1198 Pacific Coast Highway Unit E Page 2 of 5 A. The proposed establishment of a math tutoring center in the existing commercial suite is consistent with the General Plan. The General Plan specifies that the Service Commercial Land Uses designation encourages commercial areas to provide a broad range of retail and service needs for the community. With the use of the subject site as a tutoring center, the business can offer services that are currently not available in the surrounding area. B. The proposed use complies with applicable provisions of the Municipal Code. The Municipal Code allows for the operation of public or private schools and similar institutional uses on properties in the in the General Commercial zoning area with approval of a Conditional Use Permit. The proposed tutoring center is in compliance with all other applicable provisions of the Municipal Code. C. The subject site is physically adequate for the proposed use. The tutoring center does not require alterations to the exterior of the building and no additional parking is required. The subject site is considered in compliance with all parking requirements. The Seal Beach Municipal Code does not have a parking ratio for tutoring centers. According the Seal Beach Municipal Code (SBMC §11.4.20.015.E) the director has the discretion to make a determination on the parking ratio from similar land uses and any other relevant studies and data. A parking demand analysis was performed by Crain & Associates dated May 31, 2019 to determine the parking requirement for the tutoring use. The Parking Analysis evaluated the highest peak demand for the existing users in the commercial shopping center. Crain & Associates conducted a field survey to evaluate existing conditions and the number of parking spaces required to support the current uses, and the proposed operator. A similar type use and size of establishment was analyzed in Redondo Beach. During the analysis a 1,390 square feet establishment was utilized, and the field survey parking count was conducted for two days when this establishment would be open and anticipated to be the busiest days of the week. The highest demand for parking was determined to be on Thursday at 3:00 PM, where 11 parking spaces were utilized. The establishment that was used is 1,390 square feet and 11 parking spaces were taken at the peak time so the parking ratio would be one space for every 126 square feet of floor area. With the parking spaces used during the peak time a parking ratio of one parking space per 100 square feet of gross floor area will be utilized, and this standard will require the tutoring center to provide 11 parking spaces. D. The location, size, design, and operating characteristics of the proposed tutoring center would be compatible with the surrounding uses and will not adversely affect those uses or properties in the surrounding areas. The existing building complies with the height, setback and parking requirements of the General Commercial zoning area and conditions have been imposed to ensure the proper operation of the business. The proposed hours of operation for the tutoring center will be 3:00 PM to 7:00 PM Monday through Thursday and 12 Noon to 4:00 PM on Sunday. E. The establishment, maintenance, and operation of the proposed tutoring center would not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. The proposed business will not require modifications Resolution No. 19-10 1198 Pacific Coast Highway Unit E Page 3 of 5 to the site and sufficient conditions have been imposed to ensure that the use will comply with the Performance Standards set forth in Section 11.4.10.020 of the Zoning Code and will not create adverse impacts upon adjacent uses. The property will be consistent with the surrounding uses in the General Commercial area which consists of a mix of retail and restaurant uses. F. All buildings, structures, and landscaping will be developed in a manner compatible with the desired character of the surrounding neighborhood. The existing commercial shopping center is adequately landscaped and is developed similar to centers in the surrounding area. G. The exterior parking areas will be screened with landscaping in a manner that ensures compatibility with and an enhancement to surrounding land uses and in compliance with Chapter 11.4.30: Landscaping and Buffer Yards. The center is existing and all landscaping meets current requirements. H. All exterior lighting will be designed, oriented, and constructed to shield adjacent properties from adverse glare effects and in compliance with Section 11.4.10.020.A: Lighting. (Ord. 1598). All lighting is existing and meets current zoning requirements. Section 5. Based upon the foregoing, the Planning Commission hereby approves CUP 18-10 to allow the operation of a math tutoring business within an existing commercial suite located at 1198 Pacific Coast Highway Suite E, subject to the following conditions. 1. Conditional Use Permit 18-10 is approved to allow the operation of a math tutoring business within an existing commercial suite located at 1198 Pacific Coast Highway Suite E. 2. The premises of the math tutoring center must be in substantial compliance with the plan submitted with CUP 18-10 application and maintained on file with the Community Development Department. 3. The hours of operation shall be 3:00 PM to 7:00 PM Monday through Thursday and 12 Noon to 4:00 PM on Sunday. 4. Students shall be supervised until picked up to reduce loitering in the center. 5. Deliveries to the premises are prohibited between 10:00 P.M. and 7:00 A.M. 6. There shall be no dumping of trash outside and/or glass bottles outside the establishment between the hours of 10:00 P.M. and 7:00 A.M. 7. The establishment must comply with Chapter 7.15 “Noise” of the City of Seal Beach Municipal Code. Should complaints be received regarding noise generated by the establishment, the Planning Commission reserves the right to schedule this permit for reconsideration and may require the applicant/business operator to mitigate the noise level to comply with the provisions of Chapter 7.15. Resolution No. 19-10 1198 Pacific Coast Highway Unit E Page 4 of 5 8. Any proposed alterations or upgrades to the math tutoring center will require review and approval from the City of Seal Beach Planning Division. 9. A modification of this CUP must be applied for when: a. The establishment proposes to modify any of its current Conditions of Approval. b. There is a substantial change in the mode or character of operations of the establishment. 10. The Planning Commission reserves the right to revoke or modify this CUP if any violation of the approved conditions occurs, any violation of the Code of the City of Seal Beach occurs. 11. The applicant will prominently display these Conditions of Approval in a location within the businesses’ customer area that is acceptable to the Community Development Director. 12. Failure to comply with any of these conditions or a substantial change in the mode or character of the math tutoring center shall be grounds for revoking or modifying this CUP approval. 13. This CUP shall not become effective for any purpose unless/until a City “Acceptance of Conditions” form has been signed and notarized by the applicant before being returned to the Planning Department; and until the ten (10) calendar day appeal period has elapsed. 14. The applicant is required to obtain all required Building and Safety permits prior to tenant improvements, construction or demolition. 15. Approval of this request shall not waive compliance with all sections of the Municipal Code, or all other applicable City Ordinances in effect at the time of building permit issuance. 16. This CUP shall become null and void unless exercised within one year of the date of final approval, or such extension of time as may be granted by the Planning Commission pursuant to a written request for extension submitted to the Community Development Department at least ninety days prior to such expiration date. 17. The applicant must indemnify, defend, and hold harmless City, its officers, agents, and employees (collectively “the City” hereinafter in this paragraph) 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 Conditional 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 Resolution No. 19-10 1198 Pacific Coast Highway Unit E Page 5 of 5 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 15, 2019, by the following vote: AYES: Commissioners _________________________________________ NOES: Commissioners _________________________________________ ABSENT: Commissioners _________________________________________ ABSTAIN: Commissioners _________________________________________ _________________________________ Patricia Campbell ATTEST: Chairperson _________________________________ Steve Fowler Planning Commission Secretary Transportat TRANSM May 31, Mr. Steve Senior Pl City of Se 211 Eight Seal Beac RE: Dear Mr. Crain & A Mathnas Zoeter P approxim Pacific Co commerc tutoring premises The prop Thursday surround analysis e Place in adverse i tion Planning / T ITTAL VIA EM 2019 en Fowler anner eal Beach th Street ch, CA 9074 Mathnasiu Zoeter Pla . Fowler, Associates h sium mathem lace comme mately 22,83 oast Highwa cial building center floor s at any give posed opera y, and 12:00 ding roadwa evaluates th order to de impact on th Traffic Engineerin MAIL 40 um Parking D ce, City of Se as been reta matics tutor ercial center 32 square fe ay (PCH). Th . The Projec r area. There en time, and ating hours o 0 PM to 4: y system ar he anticipate etermine if t he surround ng Demand Ana eal Beach ained to per ring center r in the City et of comm he Project is ct would tot e will not be the majorit of the cente 00 PM on re depicted ed peak park the added p ing business alysis rform the pa (the “Projec y of Seal Be ercial space s proposed t tal approxim e more than y of student er would be Sunday. Th in Figure 1. king demand parking dem ses within Zo arking dema ct”) propose ach (the “C e across two to be locate mately 1,031 24 students ts will be en e 3:00 PM to he location Per City re ds of the Pro mands of the oeter Place. 300 C Suite Culve 310 4 310 4 www. nd analysis ed to be lo ity”). Zoete o buildings a d in Suite E 1 square feet s and 4 staff rolled in gra o 7:00 PM, of the Pro equest, this oject and th e Project wo Corporate Pointe 470 r City, CA 90230 473 6508 (main) 444 9771 (fax) .crainandassocia for the prop cated within er Place con at 1190 and of the 1198 t of mathem members o ades 3 throu Monday thr oject site an parking dem he existing Zo ould result e 0 ates.com posed n the ntains 1198 8 PCH matics n the ugh 9. rough nd its mand oeter in an Letter to Mr. Steven Fowler May 31, 2019 Page 2 As stated above, the Project will be located in Suite E of the 1198 PCH commercial building. Suite E is centrally situated in the building, with its entrance facing PCH to the north and exit facing Zoeter Field to the south. The Project floor plan is shown in Figure 2. Parking Demand Analysis Methodology This parking demand analysis follows the general format and methodologies scoped with City staff. The shared parking demands of the Project and existing Zoeter Place have been evaluated utilizing empirical parking demand sources in order to provide an analysis that represents accurately the future parking demands of this particular site. Zoeter Place Empirical Parking Utilization Study Methodology & Results Per City direction, this parking demand analysis evaluates all parking areas associated with the Zoeter Place commercial center, as all available parking areas are within a comfortable walking distance of the Project location in Suite E of the 1198 PCH commercial building. The parking areas are generally bounded by PCH to the north, Zoeter Field to the south, 12th Street to the east, and an alley to the west. The overall parking supply of Zoeter Place includes 126 parking spaces and has the following breakdown of space types:  101 regular spaces;  6 ADA accessible spaces;  2 10‐minute spaces;  11 30‐minute spaces; and  6 reserved spaces (alley‐adjacent). An empirical parking utilization study was performed at the Zoeter Place parking areas on an hourly basis, between the hours of 3:00 PM and 7:00 PM on Thursday, May 9, 2019, and between 12:00 PM and 4:00 PM on Sunday, May 19, 2019. The observed data have been included in Attachment A. These days and hours were selected as they represent the business hours of the Project, when Project parking demands will be greatest on a weekday and Sunday. Per the data shown in Attachment A, the existing Zoeter Place experiences its highest parking demands around 4:00 PM on Thursday and 2:00 PM on Sunday (during the survey periods). Project Empirical Parking Utilization Studies Methodology & Results In the absence of Municipal Code parking demand rates for mathematics tutoring centers, City staff requested that empirical parking utilization studies be performed at an existing mathematics tutoring center comparable to the Project in order to estimate the Project’s future Letter to Mr. Steven Fowler May 31, 2019 Page 3 parking demands. The existing center was selected for its similarity to the Project: a Mathnasium center located within a commercial center of a nearby beach city, with similar operating hours. The selected location is the Mathnasium Pacific Plaza center at 234 S. Pacific Coast Highway in Redondo Beach, CA. This mathematics center has a floor area of 1,390 square feet and, therefore, its existing parking demands would represent conservative estimates of the proposed Project’s parking demands (which will only be 1,031 square feet in size). The parking demands of this Mathnasium location were surveyed on the same days and at similar times as the parking surveys conducted for Zoeter Place. The Mathnasium Pacific Plaza has slightly different operating hours than the Project (3:00 PM to 7:30 PM on Thursday and 1:00 PM to 4:00 PM on Sunday), so the survey times were adjusted to capture this site’s peak parking demands. The parking demands of the Project were then superimposed on the existing Zoeter Place’s parking demands to calculate the future overall site peak parking demands. The observed parking utilization data for the Mathnasium Pacific Plaza location are included in Attachment B. As shown in Attachment B, over 60 percent of all Project users arriving by vehicle spend less than 10 minutes parked at the facility, indicating that the majority of parents drop off and pick up students (as opposed to remaining at the facility during the tutoring session). Mathnasium Pacific Plaza staff members with no arrival times or departure times were assumed to arrive before the start of the survey period or depart after the end of the survey period, respectively. Parking Demand Analysis The results of the empirical parking utilization study of Zoeter Place are summarized in Table 1 below. As shown, the center’s overall peak parking demand during the proposed Project operating hours is 78 parking spaces, which occurred at 4:00 PM on Thursday. Parking demands for Zoeter Place were generally lower on Sunday when compared to Thursday. In order to determine the temporal parking demands of the Project, the parking demands of the surveyed Mathnasium Pacific Plaza location were reviewed and analyzed. Given the temporal nature of the observed Mathnasium parking demand data, which consisted of arrival and departure times for vehicles utilizing the mathematics center (see Attachment B), the data had to be processed in order to determine the maximum parking demand for each hour during the survey periods. The results of this data processing are summarized in Table 2 below. As shown, the maximum hourly parking demand of the Mathnasium occurred during the 3:00 PM hour on Thursday. Parking demands for the Mathnasium were also generally lower on Sunday. Letter to Mr. Steven Fowler May 31, 2019 Page 4 Table 1 Zoeter Place Parking Utilization Results Summary Hour Thursday Sunday 12:00 PM ‐‐28 1:00 PM ‐‐30 2:00 PM ‐‐32 3:00 PM 77 31 4:00 PM 78 24 5:00 PM 63 ‐‐ 6:00 PM 44 ‐‐ 7:00 PM 31 ‐‐ Maximum 78 32 Parking Utilization (Spaces) Table 2 Mathnasium Pacific Plaza Parking Utilization Results Summary Hour Thursday Sunday 12:00 PM ‐‐3 1:00 PM ‐‐7 2:00 PM ‐‐8 3:00 PM 11 6 4:00 PM 10 2 5:00 PM 7 ‐‐ 6:00 PM 6 ‐‐ 7:00 PM 3 ‐‐ Maximum 11 8 Parking Utilization (Spaces) Overall Project and Zoeter Place Parking Demands As requested by City staff, the overall combined parking demands of the Project and Zoeter Place were then evaluated. As shown in Tables 1 and 2, the peak parking demands of both the existing Zoeter Place and proposed Project occurred around 3:00‐4:00 PM on Thursday. At this approximate time, the combined peak parking demands of Zoeter Place and the Project would be approximately 89 parking spaces (78 spaces + 11 spaces). This overall peak parking demand total falls well below the Zoeter Place parking supply of 126 spaces. Further, if the Zoeter Place Letter to M May 31, 2 Page 5 parking s parking s accommo more con 12 or mo Conclusio As outlin Project a 126 park therefore operatio Please co RK C22528 Mr. Steven Fo 2019 supply is red spaces, the odate the c nservative s ore parking s ons ned in the and Zoeter P king spaces e, accommo n. Thus, no ontact me if owler duced to ex remaining s combined pa scenario, the spaces durin preceding c Place are not s within Zo odate the m adverse Pro you have an xclude all AD supply of re arking dema e available p g all Project conservative t expected t eter Place maximum pa oject parking ny questions DA accessib egular space ands of Zoe parking supp business ho e analysis, t to exceed 89 (or the mo arking dema g impacts are s. Sincerely, Ryan J. Kelly Senior Tran TR 2547 le, 10‐minut es only (101 eter Place a ply within Zo ours. the combine 9 parking sp ore conserv ands of the e expected. y, T.E. nsportation E te, 30‐minu 1 spaces) wo nd the Proj oeter Place ed parking paces. The p vative 101 Project du Engineer te, and rese ould comfor ject. Under would cons demands o parking supp regular spa ring all hou erved rtably r this sist of f the ply of aces), urs of FIGURES FIGURE 1 PROJECT SITE LOCATION MAP FIGURE 2 PROJECT FLOOR PLAN Overall dimensions of this Center: 18 X 57.25 = 1,030.5 sq. ft. Note: Each block represents one square foot Floor Plan of Interior ‐ 1198 PCH #E, Seal Beach ATTACHMENTS ATTACHMENT A ZOETER PLACE PARKING UTILIZATION DATA ALL PARKING AREAS Zoeter PlaceMathnasium ProjectThursday, May 9th 2019Inventory 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PMRegular 101 68 66 50 36 24Handicap 60230210 Minute 20000030 Minute 1156644Reserved (Alley) 644441Subtotal 126 77 78 63 44 31Total Occupancy126 77 78 63 44 31Total Percent61% 62% 50% 35% 25%Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268 Zoeter PlaceMathnasium ProjectSunday, May 19th 2019Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PMRegular 101 19 21 24 23 15Handicap 60000010 Minute 20000030 Minute 1156664Reserved (Alley) 643225Subtotal 126 28 30 32 31 24Total Occupancy126 28 30 32 31 24Total Percent22% 24% 25% 25% 19%Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268 ATTACHMENT B MATHNASIUM PACIFIC PLAZA PARKING UTILIZATION DATA 234 S. PACIFIC COAST HIGHWAY, REDONDO BEACH, CA Time Arrived Time Departed Duration Time Arrived Time Departed Duration 2:46 PM 2:50 PM 0:03:11 4:31 PM 4:44 PM 0:13:37 2:47 PM 3:49 PM 1:02:01 4:41 PM 4:42 PM 0:00:35 2:53 PM 2:57 PM 0:03:31 4:45 PM 4:47 PM 0:01:14 3:00 PM 7:27 PM 4:27:26 4:51 PM 4:53 PM 0:01:47 3:09 PM 3:09 PM 0:00:31 5:04 PM 5:14 PM 0:10:37 3:09 PM 3:57 PM 0:47:55 5:05 PM 5:05 PM 0:00:34 3:10 PM 4:11 PM 1:00:54 5:12 PM 5:29 PM 0:02:59 3:15 PM 4:23 PM 1:08:14 5:14 PM 5:16 PM 0:02:03 3:23 PM 4:23 PM 0:59:48 5:15 PM 5:20 PM 0:05:05 3:23 PM 3:24 PM 0:00:46 5:16 PM 5:17 PM 0:01:23 3:26 PM 4:01 PM 0:35:02 5:18 PM 6:21 PM 1:02:30 3:31 PM 4:46 PM 1:14:56 5:19 PM 5:58 PM 0:38:45 3:31 PM 3:36 PM 0:04:27 5:24 PM 5:25 PM 0:01:10 3:37 PM 3:38 PM 0:01:25 5:35 PM 5:35 PM 0:00:18 3:41 PM 3:41 PM 0:00:40 5:36 PM 5:36 PM 0:00:33 3:41 PM 4:47 PM 1:06:19 5:42 PM 6:50 PM 1:07:22 3:42 PM 3:43 PM 0:01:36 5:49 PM 5:54 PM 0:04:14 3:54 PM 3:56 PM 0:02:02 5:52 PM 5:53 PM 0:01:07 3:56 PM 4:17 PM 0:20:31 5:53 PM 5:54 PM 0:01:03 3:58 PM 4:01 PM 0:02:54 6:17 PM 6:18 PM 0:00:23 4:01 PM 5:01 PM 1:00:16 6:19 PM 6:40 PM 0:21:21 4:02 PM 4:02 PM 0:00:45 6:21 PM 6:25 PM 0:04:00 4:06 PM 4:07 PM 0:00:24 6:26 PM 6:30 PM 0:03:49 4:17 PM 4:50 PM 0:33:33 6:28 PM 6:30 PM 0:01:31 4:18 PM 4:19 PM 0:00:59 7:00 PM 7:03 PM 0:03:30 4:19 PM 4:20 PM 0:01:20 7:08 PM 7:19 PM 0:11:13 4:19 PM 4:24 PM 0:04:21 7:26 PM 7:26 PM 0:00:08 4:21 PM 4:35 PM 0:14:11 staff 7:27 PM #VALUE! 4:22 PM 4:22 PM 0:00:27 0:00:00 4:27 PM 4:46 PM 0:19:01 0:00:00 4:28 PM 4:29 PM 0:00:30 0:00:00 Time Period: 2:30PM to 7:30 PM Store hours: 3:00 PM to 7:30 PM Mathnasium Pacific Plaza 234 South Pacific Coast Highway Redondo Beach, CA Thursday, May 9th, 2019 Time Arrived Time Departed Duration Time Arrived Time Departed Duration 12:26 PM staff #VALUE! 12:46 PM 2:02 PM 1:15:23 12:57 PM staff #VALUE! 1:02 PM 4:01 PM 2:59:12 1:09 PM 1:55 PM 0:46:25 1:34 PM 1:34 PM 0:00:47 1:43 PM 2:58 PM 1:15:10 1:46 PM 1:47 PM 0:00:39 1:56 PM 2:59 PM 1:03:49 2:02 PM 2:02 PM 0:00:20 2:16 PM 2:19 PM 0:03:31 2:39 PM 2:42 PM 0:03:03 2:52 PM 3:24 PM 0:31:59 2:55 PM 3:01 PM 0:06:33 2:55 PM 2:56 PM 0:01:17 2:56 PM 2:56 PM 0:00:14 3:03 PM 3:08 PM 0:05:06 3:08 PM 3:17 PM 0:08:56 3:17 PM 3:24 PM 0:07:28 3:19 PM 3:52 PM 0:32:35 3:44 PM 3:47 PM 0:03:14 3:45 PM 3:48 PM 0:02:27 3:53 PM 4:01 PM 0:07:16 Time Period: 12:00 PM to 4:00 PM Store hours: 1:00 PM to 4:00 PM Mathnasium Pacific Plaza Sunday, May 19th, 2019 Redondo Beach, CA 234 South Pacific Coast Highway