Loading...
HomeMy WebLinkAboutPC Min 1982-03-03 .; MINUTES OF THE~ SEAL BEACH PLANNING COMmSSION OF MARCH 3,1982 THE PLANNING COMMISSION OF SEAL BEACH MET IN REGULAR SESSION ON WEDNESDAY, MARCH 3, 1982 IN THE COUNCIL CHAMBERS OF THE CITY ADMINISTRATION BUILDING. THE MEETING WAS CALLED TO ORDER BY VICE-CHAIRMAN GOLDENBERG AT 7:45 P.~i., AND THE PLEDGE TO THE FLAG WAS LED BY COMMISSIONER GILKERSON. PRESENT: Commissioners Gilkerson, Goldenberg, Jessner, Leibert and Chairman Covington (who arrived at 8 p.m.) STAFF: Director Danielson, Associate Planner Antos PUBLIC HEARINGS A. CP-1-82 (Chevron, USA) ~ Move-On Trailer for Office Purposes This public hearing was continued from the February 17th meeting and is an application for a conditional use permit to place a 12 ft. by 60 ft. office trailer on the Chevron/Exxon site at 99 Marina Drive, Zone O-E (oil extraction). ...' Mr. Antos presented the staff report to the Planning Commission, He indicated that Chevron representatives had met with City staff to go over the Commission's comments and concerns regarding the upgrading of the site and then returned to their home office to discuss those concerns along with staff's comments. In addition, Chevron provided a letter dated February 24, 1982, in which they requested this matter be continued until the meeting of April 7th in order for them to finalize the kinds of modi- fications and changes that they will then bring back to the Commission regarding upgrading of the site in conjunction with their installation of the office trailer. Commissioner Jessner moved to continue the public hearing until April 7, 1982, seconded by Commissioner Goldenberg. Motion passed 4-0. DISCUSSION ITEMS . A. Height Limit in Surfside Colony Staff report was presented by Mr. Antos. It was indicated that the original intent of the height regulations which stipulated that "A", "B" and "C" row buildings shall not exceed 3 stories, 35 ft. maximum height, was to limit the maximum number of floors while providing sufficient height in feet to encourage and permit some architectural opportunities. This original intent has been abused as it would appear that the developers would prefer the living space. . . . Planning Commission Minutes of 3/3/82 Page 2 The development pattern of a 35-foot high building envelope is set and accepted by Surfside. Due to the fact that many "A" row homes were built on piles driven into the sand (to prevent possible flood damage), which placed the garage on ground level, this has resulted in more than two floors on the ocean side while still adhering to the 35 ft. height, limit. Commissioner Leibert felt that there should be a height limit for garages. Commissioner Goldenberg asked if there was anything in the building code which pertained to ceiling height for garages, Staff replied that the uniform Building Code does callout the mininum height for garages and that that minimum height had been adhered to. Commissioner Gilkerson asked whether garages on ground level were considered stories. Staff replied that the zoning definition is that if one-half or more of the area is below the ground, that is not considered a story. A motion was made by Commissioner Gilkerson to authorize staff to advertise and hold public hearings to amend the zoning height provisions for ?urfside Colony to read a maximum of 35 feet building height. The motion was seconded by Commissioner Leibert and was passed 4-0. Vice Chairman Goldenberg then turned over the meeting to Chairman Covington at 8 p.m. B. Fractional' Densities Mr. Antos presented the staff report to the Commission asking for direction from the Commission with regard to solving the problem of fractional densities under the City's zoning regulations. Chairman Covington asked if staff had any research with other cities, counties and was there any information available from the League of California Cities with regard to this subject. Staff replied that a survey was not done at this time, but it is known that other cities handle this,matter in different ways. Chairman Covington stated that with regard to rounding up of numbers, one method could be to charge a fee such as an in-1i~u fee or non-dedication of parkways fee and he hoped that with a survey of other cities, counties, a precedent for a round-up fee had been set. Commissioner Leibert thought there could be some way of relaxing the square footage requirement so that smaller apartment units could be built, such as those in Leisure World which are approximately 750 sq. ft. Chairman Covington stated that leisure World provided many other amenities such as pools, community center, etc, whi ch offset the sma 11 er s i z-e u ni ts: Commi ss i bner Lei bert suggested that the smaller square footage requirement could allow for more units rather than have the need to round up or down fractional densities. Chairman Covington stated that some of the basic reasons for providing a 950 sq. ft. living area is that it would allow a minimum amount of living space for families. The probable density for family size requirements would always be larger than that which exists in Leisure World. Planning Commission Minutes of 3/3/82 Page 3 . Chairman Covington stated that he had no fear that people could get all the square footage they want out of a parcel as witnessed by the cabanas in the Seal !Beach Trailer Park. Commissioner Gilkerson stated he felt the Commission should not round up on a 50 ft. lot because if three units were allowed on a 50 ft, lot, six park- ing spaces would have to be provided for, taking away more living space from each unit. Chairman Covington stated that developers could solve that problem by building the garage below ground level which would allow that garage not to be con- sidered a story. Full living space could then be built above the garage. Commissioner Gilkerson stated that the basic idea was that people would. consolidate lots and build up. His judgment was that rounding up should only occur with 75 ft. lots or above. Chairman Covington asked about environmental offsets, where people could buy and sell fractional densities with the City being the broker and earning revenues. . Commissioner Gilkerson mentioned that the First Street and Marina Development thanked the Commission for not allowing 6 units. With the 5 units allowed, the living space and amenities increased and consequently the value of the property increased. Chairman Covington pointed 'out that the particular property had an ocean view and was consequently more marketable. Commissioner Gilkerson thought'.s;taff should have some definite guide1 ines to follow, so that staff could tell a builder how many units are allowed before the design process begins. Commissioner Goldenberg pointed out that when you allow staff to make that decision, you are changing City code. He said staff is asking for guidelines on this and Commission should give staff a feel for what it wants. ' . Mr. Antos stated that staff requested a set of guidelines that everyone would use in judging a pr.oject coming in for initial staff consideration before it goes to the Planning Commission. Staff is proposing this by a cond~itiona1 use permit process but staff would not bring an application before the Commission that does not meet minimum requirements. Commissioner Jessner asked if staff had looked into or discussed whether or not a different set of guidelines would be necessary for each zone. Staff replied that the R-1 zone is a low density zone and minimum requirements are already set. The R-2 and R-3 are multiple density zones which may have fractional densities occurring. Commissioner Jessner wondered if a different set of criteria should then apply to R-2 zones and R-3 zones. Chairman Covington asked if staff felt as though they had some direction from the Commission. He felt a survey should be taken of what other cities and counties in the State are doing with regard to fractional densities. . Planning Commission Minutes of 3/3/82 Page 4 Commissioner Goldenberg suggested that the Planning Commission limit the 9uide1ines to the R-3 zone in which the mass of possibilities exist. He also suggested that any fractional density below .5 be rounded down and anthing .5 or above be rounded up. Chairman Covington suggested that due to the fact that property values have increased in the City as witnessed by the $1,3 million home on Ocean Avenue, and that property shall continue to increase for ocean view homes, the Planning Commission should not preclude any homeowner from getting the maximum amount of usage from his property. Without strict guidelines to follow, staff cannot treat every app1icant'fair1y and equitably. He stated that with the,increasing values of land that we are going to see in the future, it is to the City's advantage to have each application judged fairly. . Commissioner Goldenberg, stated that if no floor for rounding down is made, staff would not have any guidelines to work with. Chairman Covington agreed and indicated that is why he would like to see what other cities are doing in this regard so we may take advantage of what they have found out to be working well with regard to fractional densities, . .,C. Planning Commission Handbook Director Danielson indicated that the City Manager felt the handbook to be rigid in its structure and would like to .see a more relaxed tone to it. However, if the Planning Commission wished to adopt the handbook as is, it was their perogative. Cornmi ssi oner Lei bert asked if the substituti on of a more modern method of denoting "he or she" could be used, i.e., using "e." Chairman Covington reiterated comments from other Commissioners that he was satisfied with the handbook and found it to be very well done and wished he had had something similar when first serving on the Commission. He felt that if staff could delete some material in the interest of purity, economy, etc., they should do so, but he hoped the basic material would remain as is. COMMISSION COM~lENTS . Chairman Covington asked for a report from staff on the status of the trailer park cabanas (how many are under construction, how many permits have been issued and construction not begun, what rationale staff could provide with regard to allowing cabanas on' an entire 'lot, what is the original criteria by which the park was to be developed, what happened area in the park that was supposed to be buffered and segmented by ribbons of green trees). Staff replied that the State granted variances from Title 25 that a1~owed cabanas to exist over the height limit imposed by Title 25, that allowed no need for a direct,access to a street, that allowed trailer setbacks to be applied to mobile homes. He stated that these particular variances were later challenged by the City. . . . Planning Commission Minutes of 3/3/82 Page 5 REPORT FRO~l SECRETARY Director Danielson indicated the RDA and City Council adopted the new, amended CEQA guidelines. The City Council also approved tentative Parcel ~lap #82-1001 (Hellman/Ponderosa). The ZTA 1-82, vacant land limitation (first reading) was also approved and the second reading would be next month. Commissioner Jessner asked when the date for enforcement of the ZTA-1-82 would be and staff replied that would occur April 9, 1982. Director Danielson asked Commissioners if.they are missing any reference materials which they might need. General Plan books could be brought in and staff would update them. Commissioner Gilkerson asked if Commissione,rs should berecelvlng W-2 forms for their expenses. Staff replied they would check with the Finance Dept. Meeting was adjourned at 9:20 p.m. ,( , '-L.._ /7 "..- ,. ~ ,/{: A/S ?-7t.-:?-e-C--fi-r &--,~ Recording Secretary (:J