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HomeMy WebLinkAboutPC Min 1982-03-17 . MINUTES OF THE SEAL BEACH PLANNING COMMISSION OF MARCH 17, 1982 THE PLANNING COMMISSION OF SEAL BEACH MET IN REGULAR SESSION ON WEDNESDAY, MARCH 17, 1982 IN THE COUNCIL CHAMBERS OF THE CITY ADMINISTRATION BUILDING. THE MEETING WAS CALLED TO ORDER BY CHAIRMAN COVINGTON AT 7:30 P.M. AND THE PLEDGE TO THE FLAG WAS LED BY COMMISSIONER GILKERSON. PRESENT: Commissioners Gilkerson, Goldenberg, Jessner, and Chairman Covington EXCUSED ABSENCE: Commissioner Leibert STAFF: Director Danielson, Associate Planner Antos Director Danielson indicated that Commisioner Leibert has tendered her resignation from the Planning Commission effective April 1, 1982. The minutes of the March 3rd meeting were considered, with Jay Covington indicating minor changes needed. The minutes were unanimously approved as amended. PUBLIC HEARINGS . A. R.W. Stinson and G.A. Armstrong, CP-2-82(H) This public hearing is for the approval of an historic conditional use permit for the restoration of the Sunset Beach Water Tower and for the construction of a single-family structure at 1 Anderson Street, Zone C~2 (General Commercial). The staff report was presented giving an historical background of the water tower. Also included in the staff report was a letter from Mr. & Mrs. William Si verson, Jr., property owners of A-3 Su rfs i de. Their 1 etter protested the construction of a single-family residence based on zoning and building code violations. Public Hearing opened. Mr. George Armstrong, 9780 Emmons Circle, Fountain Valley, the applicant for the permit" spoke of the project. He stated that when the City of Seal Beach made recommendations to demolish the tower, he was approached by a group of people from Surfside and Sunset Beach to restore the tower similar to the tower he was restoring in the city of Huntington Beach. He stated that he then submitted a proposal to the City to retain the tower as a single-family residence. He stated that the proposal has had considerable notoriety, but that he had never received any negative responses to the project. . Chairman Covington asked the applicant if he would be living in the tower, to which Mr. Armstrong stated "probably." Mr. Armstrong also stated that it would take about a year to develop, that the City did not require a performance bond or state a time limit to complete the project. He stated the City was primarily interested in the removal of the tank as it was regarded as a safety hazard as it stood then. .. . . Planning Commission Minutes of 3/17/82 Page 2 He also stated that it would not really be advantageous to renovate the superstructure without continuing on. Chairman Covington'asked staff if there was no absolute overall time limit to establish the building itself. Staff replied that a time limit could be established by either the City Councilor the Planning Commission. Mr. Armstrong stated that this was such a unique structure that they could run into problems which could take time and he would not like to see a limit set. Chairman Covington stated that he was_thinking of something that is not arbitrary but is still not t00definitive -- 3 years might be a starting place. Chairman Covington asked what portion of the timbers is going to be kept and which are going to be replaced. Mr. Armstrong replied that the City Engineer has gone into that in detail and has prepared a list of what timbers must be replaced and that he has hired a firm in Oregon which has compiled a more complete list of replacement timbers. Commissioner Jessner stated that he felt the design of the tower was unique and the concept an imaginative one. With regard to the overall height of the structure, he came up with 82 ft. 9 inches. The approved height was 4 ft. higher than the original tank. There may be some differences of opinion as to the original height of the tank. Staff replied that the background material originally used stated the height of the tank to be 65 ft. and that the City of Huntington Beach reported the height to be 70 ft. The original plans are not on file and the information given showed both 65 ft. and 70 ft. for tower height. Mr. Armstrong stated that the superstructure still stands and anyone cou1 d measure_ it. The proposed overall structureh,ei9hti~ exa,ct1y 4 ft. over the original height of the water tank. Mr. Armstrong stated that the 65 ft. height most probably indicated the water level. Commissioner Jessner asked if the plumbing and electrical pipe that is going to go up the side of the structure will be enclosed. Mr. Armstrong stated that the pipe will be exposed. He stated they may be using the existing pipe as a casing for the plumbing fixtures and electrical wiring. Commissioner Jessner also asked if a rain gutter would be placed around the roof with some type of drainage system so the water runoff just doesn't fall off the roof at that height. Mr. Armstrong stated he had not intended to do that. He stated that they have tried to keep the water tower as it was originally built, Commissioner Jessner asked if there were plans for some type of warning system on top of the tower. Mr. Armstrong replied that it was not necessary, but he would place a warning system there if the City desired one. Staff replied that they cou1 dcheck with FAA and it wou1 d not be necessary if the tower is not in a flight plan. Commissioner Jessner asked if an engineering firm has been retained to go over the safety of the structure with regard to earthquakes. Mr. Armstrong stated that Korea Consulting Engineers of Orange have completed the safety calculations and they should be submitting them soon. Planning Commission Minutes of 3/17/82 Page 3 . Commissioner Jessner asked if the elevator shaft will remain open. Mr. Armstrong stated they will attempt to keep the shaft open so that it will not distract from the appearance of the tower. Commissioner Jessner wondered if there would be any problems with regular maintenance as the elevator will be open and rides on rails which might be impacted by sea ai r. Commissioner Goldenberg was concerned about the size of the construction area. ~lr. Armstrong has leased a portion of adjacent Huntington Beach City property for that reason. Chairman Covington wondered if any analysis had been done with regard to liability to the City should something unforeseen happen and the structure fall and cause damage. Mr. Armstrong stated that it would be up to him to maintain property damage insurance, and the City should not be held liable as they would no longer be involved. Mr. Covington felt that the City should be held harmless 'at all times. Staff stated that the City attorney has looked into all matters and agreements regarding the water tower and it was not a requirement of the sale to maintain the City be held harmless. . Commissioner Goldenberg expressed concern regarding need for safety barrier around construction. Mr. Armstrong stated that it is not unusual for con- struction sites not to be fenced off. Staff stated that the only area that the public can traverse is Anderson Street; everthing else is fenced off. Commissioner Goldenberg stated that he was ,under the impression that where- ever construction poses a safety problem to public right-of-way, that some State or government agency would not a110w construction to occur without a safety barrier. Staff replied that the Building Code,asks,for covers over sidewalks and in this case, there are no sidewalks involved. Commissioner Goldenberg asked if this construction would be insured during time of construction. Mr. Armstrong replied that construction would be covered for all 1iabil ities and he would be happy to furnish the City with notification of insurance. Commissioner Goldenberg felt that the construction area was a hazard to pub1 ic safety as long as there was a possibility of pedestrians going through areas where construction is occurring at 75-80 feet heights. Commissioner Goldenberg recommended that staff investigate the safety and liability con- cerns for the City and the people in that area. Bar.bara Rountree, 1527 Marine Avenue, spoke as a member of the Architectural Review Committee and as a member of the Historica1 Society of Sea1 Beach, recommending the conditional use permit be approved. ' William Siverson, A-3 Surfside, spoke against approval of the permit based on the fact that erection of a single-family residence would violate building codes and since the tower would be used as a residence, it should comply with those regu1ations. ' . Chairman Covington stated that this project is now winding its way through different levels of government review and that opposition to the project should have been made at the pub1ic hearing earlier on the concept p1an. He stated that cities and counties do have the right to preempt'~helr ' Planning Commission Minutes of 3/ll/82 Page 4 . own codes and then pass this on as one of the conditions of a property sale. Public Hearing Closed. Commissioner Goldenberg stated that since the tower is such a unique structure and because of the safety factors with regard to earthquake and wind mentioned he would like to make a motion to change item 5 of the resolution to read as follows: "To insure that all waivers from the code will have no effect upon the structural stability and soundness of the rebuilt structure, the appli- cant should pay for an independent review by the City of Seal Beach of the renovated structure to satisfy the City Engineer that the new design will be mechanically and structurally stable and sound and will withstand acceptable wind and earthquake loads." ' Commissioner Goldenberg stated that the intent of this item was for an independent review by the City of Seal Beach of the structural stability of the tower. Staff stated that it would normally be a condition that the developers pay any con- sultant fees necessary. Mr. Armstrong felt that an open-ended agreement with a consultant could be too costly. Chairman Covington added a statement to the end of item' 5 to read as follows: . "This review to be at a fee known to and approved by the developer." Chairman Covington seconded the motion to revise condition #5 of Resolution #1254. The motion was unanimously adopted. Commissioner Jessner voiced concern regarding the height of the structure. Chairman Covington stated that the Architectural Review Committee stipulated the overall height to be 4 feet higher than the original tower and that it was up to City staff to see that that condition was adhered to. Virginia Strain, an adjacent property owner and a member of the Architectural Review Committee stated that she did'not remember what the original height of the tower was, but the idea of building 4 feet higher was to keep the structure balanced. Commissioner Jessner felt a:'rain gutter was stt11 needed. Staff replied that there was never a rain gutter on the original structure and no damage to surrounding property had occurred. Commissioner Goldenberg moved to approve Resolution No. 1254, Commissioner Gilkerson seconded, and the resolution was unanimously approved. COMMISSION DISCUSSION . A, Fractional Density - Staff report presented. Chairman Covington stated that he fully concurred with the report and commended staff for their thoroughness. Other commissioners agreed. . . . Planning Commission Minutes of 3/17/82 Page 5 B. Commission Handbook - Commissioners were presented with their final draft of the Planning Commission Handbook. Commissioner Gilkerson moved to adopt Resolution #1255 with Commissioner Jessner seconding the motion. Planning Commission Handbook resolution unanimously adopted. Director Danielson stated that the second reading of the vacant land ordinance had taken place. Director Danielson also mentioned that the City Council did not wish to act upon the Citizen Participation Committee and the matter would be brought back to Council at another date. The 1 etter to Bill Dawson regarding the Seal Beach Trailer Park had also been sent. J4.~.~ Recordin9 Secretary