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HomeMy WebLinkAboutPC Min 1987-03-18 ~ ;' t,. SEAL BEACH PLANNING CO~IISSION AGENDA Clty Counc,l Chambers 211 Eighth Street Seal Beach, California 2'he Seal Beach Pla1llling Commission meets in session every first and third Wednesday of each month at 7:30 p.m. If you wish to address the Commission on any particular public hearing item, the Chairman will call for public testimony first for those in favor of the project, and second, for those who are not in favor. When you see that the speaker's position in the center of the room is unoccupied, step up to the microphone and when recognized by the Chairman, speak directly into the microphone by first stating your name and address clearly and distinctly for the records. State your business as clearly and succinctly as possible and then wait a moment to see if the Commissioners have any questions in regard to your '. comments or questions. If there are no other questions or comments, return to your seat so that the next person //lay address the Commission. If you wi~h to address the Commission on matters other than public hearings, the agenda provides (for that time when the Chairman asks for comments from the public. Address the Commission in the same manner as stated for public hearings, always stating your name and address first. PLANNING COMMISSION AGENDA March 18, 1987 Next Resolution 11457 1. Pledge of Allegiance 2 . Roll Call 3. Resolution Honoring Todd M. Perrin 4. Consent Calendar A. M,nutes of March 4, 1987 5. Public Hearings A. Conditional Use Permit 1-87 The Seal Beach Inn 212 Fifth Street Resolution 11455 i. A request to es~ab1ish the ancillary services to be permitted in conjunction with the existing hotel use. Code Sections: 28-243; 28-2800; 28-2503; 28-2504 Environmental Review: This project is categorically exempt from CEQA review (California Administrative Code Section 15301). Applicant: Marjorie Bettenhausen Owner: Same B. Variance 2-87 222 Main Street Resolution 11454 A request to remodel commercial/residential structure to commercial use, without bringing conformance with current zoning. a nonconforming create a wholly the property into Code Sections: 28-2408; 28-2500; 28-2501; 28-2502 Environmental Review: This project is categorically exempt from CEQA review (California Administrative Code Section 15301). Applicant: Howard Brief . Owner: Same , , -' .. ,. ',. Planning Commission Agenda March 18, 1987 Page 2 6. Scheduled Matters 7. Oral Communications from the Audience At this time, members of the public may address the Commission regarding any item within the subject matter of the Commission provided that no action may be taken on off- agenda items unless authorized by law. 8. Staff Concerns 9. Commission Concerns 10. Adjournment Agenda Forecast: April 1, 1987 -ITA 4-87 Wall and Fence Regulations :. '. - PLANNING COMMISSION MEETING OF MARCH 18, 1987 The Seal Beach Planning Wednesday, March 18, 1987 the Salute to the Flag. Commission met in regular session on at 7:30 p.m. Commissioner Sharp led ROLL CALL Present: Chairman Jessner Commissioners Rullo, Sharp, Suggs Absent: Commissioner Commission Covington (excused with consent of Also Present: Edward Knight, Director of Development Services Pamela Walker, Administrative Aide Chairman Jessner introduced and welcomed Commissioner Joseph Rullo to the Planning Commission. e RESOLUTION HONORING TODD PERRIN Chairman Jessner presented a letter from Councilman Victor Grgas to Commissioner Todd Perrin thanking him for his service to the community of Seal Beach. Chairman Jessner presented a plaque and framed resolution to Mr. Perrin for his efforts on the Commission. Mr. Perrin expressed his gratitude to the Commission and welcomed Mr. Rullo. CONSENT CALENDAR Commissioner Sharp moves to approve the consent calendar as presented which contained the minutes of the March 4, 1987 Planning Commission meeting; Suggs seconds the motion. AYES: NOES: ABSENT: Jessner, Sharp, Suggs None Covington Motion Carried PUBLIC HEARING - CONDITIONAL USE PERMIT 1-87 - THE SEAL BEACH INN, 212 5TH STREET - BETTENHAUSEN Mr. Knight reported this conditional use permit was filed by the Seal Beach Inn as a request to establish the ancillary services to be permitted in conjunction with the existing hotel use. In January of 1987, the Council adopted an ordinance which redefined hotels and revised the regulations for hotels. This Ordinance #1238 established hotels as a permitted use in C2 zones and as a conditionally permitted use in the RHD zone (applicable to the Seal Beach Inn). Those hotels already existing in the RHD zone must apply for a use permit by January 1, 1988. e The Inn is requesting a variety of ancillary services which include: a) outdoor gatherings for not more than 100 persons, b) indoor gatherings for not more than 30 persons, c) visits to Inn by travel agents, d) food service to hotel guests and visitors and f) no serving of alcoholic beverages. Staff's analysis of this proposal centered on two key areas: parking impacts and e noise, using as a guideline the Code definition of a conditional use permit as insuring that proposed uses are compatible to surrounding areas and not detrimental to neighborhood. With regard to food service and sale of flowers and sundries, staff recommends approval as these items will not impact parking and noise in neighborhood. Special events will have increased impact on parking in the area. Therefore, staff recommended strict parking control measures be implemented to ensure sufficient off- street parking is available and that it is used. A minimum of 40 off-site parking spaces must be maintained. Details are included in staff report of March 18, 1987. Special events may also impact noise within area, therefore, staff recommended limiting to four events per month between the hours of 10:00 a.m. and 8:00 p.m. No amplification of music in conjunction with an event is recommended. The additional use of champagne in wedding celebrations is recommended by staff. Based on the special restrictions, staff recommended approval of CUP 1-87 with 14 conditions noted in staff report. The following points were clarified by the Commission: 1) the 40 parking spaces requested would provide a surplus if 100 guests were at a special event, 2) no operation of food referred to no catering service allowed and 3) the 100 persons allowed at Inn excluded the hotel guests in the 23 rooms. e Chairman Jessner declared the public hearing open. George Kimball, 225 6th Street, attorney for Seal Beach Inn, indicated the Bettenhausens would be available to answer Commission's questions. He pointed out the applicants are satisfied with conditions proposed in the staff report as allowing the Inn a reasonable scope of operations while taking into account the residents concerns. Chairman Jessner clarified the following: 1) the gatherings, primarily weddings, will take place in the courtyard and reception is to be held in pool area to rear of property; 2) weddings typically take place midday or early afternoon pointing out that the condition provides a broad range of hours for the Inn, between 10:00 a.m. and 8:00 p.m for those events. Marjorie Bettenhausen, applicant, explained the weddings would be stately gatherings which generally last a total of 3 hours. The Inn requested that the ceremony itself be allowed in the front property and usually lasts a total of one hour. The reception would be held in the pool area or library. The broad range of hours were requested to allow for a morning or late afternoon wedding. Staff indicated the hours were offered as providing a possibility as to when a wedding could occur. During various public hearings, Jessner pointed out the Commission was told that the wedding gatherings would take place between 11:00 a.m and 2:00 p.m. and felt the range of hours should be shortened. Other clarifications included: 3) Fire Department has been notified when all special events are held and do perform yearly inspections. Staff indicated there would be no objection to adding a condition that Fire Department review use permit e 2 e prior to issuance; 4) only four events per month covers a wide range of events to provide flexibility to work with travel industry; 5) 70 off-site parking spaces are available during weekdays; 6) appetizers are generally prepared for gatherings, approved by Health Department; 7) Several off-site lots for leasing have been provided - the Church of Religious Science, Bank of America; 8) a valet will be assigned to make sure guests use parking lots. Maps of lot locations will be mailed stressing importance of using outside lots with shuttles available to clients of the Inn. Michael Martin, 401 Central, indicated his residence overlooks the courtyard of the hotel and had not been negatively impacted by operation which was professional run. Mr. Martin explained he had not been negatively impacted by the hotel operation. Laurie Hanson, 207 6th, has lived behind the Inn for 10 years and never experience a noise from the receptions. She felt the Inn was an asset to the community. Ms. Howard, a resident of 5th Street since 1948, spoke in favor of the application. She indicated the present operators had rejuvenated a previous run-down operation. Ann Drewen, 5th Street, spoke in favor of the hotel operation. Jean Barryhill, 308 Central felt it would be a disservice to the community to not encourage the growth of the Inn. She pointed out that many churches are located in residential areas and offer same wedding services. Maureen Ramer, 223 5th Street spoke in opposition to the use permit and felt staff proposal was an intensification of use beyond what was done before or requested by the applicant. Ms. Ramer specifically felt the food service for wedding receptions, the 10-hour span for special events, elimination of parking lot while weddings were held and the limited capacity of pool area and library to hold 100 persons were of concern. Mrs. Ramer provided the Commission with a written list of questions and concerns. After discussion regarding Mrs. Ramer's concerns, staff explained the permit, if granted, will be reviewed in one year for impact to the community. Methods of addressing the parking problems would evolve after use. Ramer particularly objected to events occurring in parking lot and felt that the range of hours should be tightened if they were not eliminated altogether. It was pointed out that City staff would enforce compliance with the use permit and any complaints should be made in writing to the Planning staff. Warren Gaye, 220 5th Street, felt the increase in activity would increase the Inn's profits at neighbor's expense. Ms. Ramer felt a trial period of 3-6 months should be used. Susan Cotliar, 3651 Fuschia, spoke re parking problem in Old Town area. She felt that the Inn is compounding problem and could affect the Main Street merchants. Lee Wilmar, 231 5th Street objected to evacuation of parking lot at the Inn for money-making venture. Jack Ohan, 3651 Fuschia, suggested parking lot be used for the purpose of parking. Marilyn Zahn, 220 5th Street felt 48 events per year was excessive. Phil Ramer, 223 5th Street, provided the Commission with a prepared statement expressing his opposition to the use permit. Mr. Ramer detailed parking infractions that have already e e 3 e occurred. George Kimball indicated that Inn's original request was no alcoholic beverages be served, however, staff suggested champagne or sparking wine for toasting purposes. Kimball indicated the parking plan will have to be tried to see if it works and that the Bettenhausens are committed to try and make it work. He explained the Bettenhausens are long-term residents and wish to mitigate any problems that arise from their operations. They are open to receiving any communication from their neighbors. Kimball felt the range of hours for events was reasonable but would not object to tightening the range. He pointed out the ability to hold special events would make a difference in marketing their hotel. It was explained that 30 persons are maximum capacity in the library and that the Fire Department made no regulations in an open outdoor area as to capacity. Mrs. Bettenhausen indicated there was no emergency gate in the pool area, but would not object to installing one should the Commission request it. Jessner indicated his concern regarding impact of this request to surrounding neighbors and questioned the disclosure statement requirement on a sale of property. Knight explained the purpose of disclosure statement was to determine that a property was in compliance with all applicable code sections, that it was not necessary to disclose that a hotel was operating nearby. No loading zones were necessary for the operation of the hotel. Food delivery trucks arrived at the alley rather than the entrance. Chairman Jessner declared public hearing closed. After much discussion, Commissioner Suggs recommended approval of CUP 1-87 with the following changes to conditions: e Condition lA to be changed "Food service for hotel guests and hors d'oeuvres and non-alcoholic drinks for special events." Delete last line of condition #6. Add condition 1I15:"Fire Department to make inspection of property to determinate appropriateness of fire escape gate to be installed in rear yard." Add condition #16: '~capacity of 100 persons for outdoor gatherings to be approved consistent with Fire Department regulations~' Condition (112 be changed to "use of on-site parking area should be limited from 10:00 a.m. to 3:00 p.m. Sharp seconds the motion. AYES: NOES: ABSENT: Jessner, Rullo, Sharp, Suggs None Covington Motion Carried e Chairman Jessner declares recess at 10:15 p.m. and reconvened meeting at 10:20 p.m. 4 e PUBLIC HEARING - VARIANCE 2-87, 222 MAIN STREET - HOWARD BRIEF Mr. Knight reported this was a request to permit the remodel of a nonconforming commercial/residential structure to create a 100% commercial use without bringing the property into conformance with current zoning. With the proposed improvements, the property would exceed lot coverage by 17%, encroach into the rear yard setback and lack three parking spaces. In November of 1984, the Planning Commission approved Variance 12-84 which was a request by the applicant to allow structural alterations with certain conditions on that property. Knight explained the City has initiated a code enforcement complaint against Mr. Brief for violations of City's building regulations and the conditions placed on Variance 12-84. Staff recommended the applicant revise plans submitted for Variance 2-87 in observance of 9 foot setback required under Variance 12-84. Restricting the expansion of 9 ft. setback would decrease the lot coverage to 85% and reduce the number of parking spaces necessary to 19. As three compact spaces would be provided on site, 17 in-lieu spaces must be applied for contributing to the City's goal of implementing a parking policy in Main Street. e Staff recommended approval of Variance 2-87 subject' to 8 conditions noted in staff report. Chairman Jessner declared public hearing open. Howard Brief, 222 Main Street, stated the conversion was to correct all violations that occurred when attempting to remodel his property and bring it into general plan. Brief disagreed with staff report regarding setback. He indicated when Variance 12-84 was approved, the back yard was used for parking. One of the conditions in 1984 was to remove the fence back to 9 feet from property line so as to allow for safe egress and ingress from the driveway. He reported that the only portion of existing structure not extruding into the setback would be the proposed second story. The ground floor setback would be 14'8". Brief explained he would prefer to pay for an additional in-lieu parking space for the ability to cantilever his second story over the parking area. Brief stated the Bank of America and other businesses have a 2-1/2' setback on the ground floor, while he is proposing this for second floor only. As no others spoke in favor nor in opposition to the matter, Chairman Jessner declared the public hearing closed. After considerable discussion, Commissioner Sharp moved to approve Variance 2-87 with the addition of a 9th condition to read "An ll'x5' planter and existing tree to be retained for landscaping purposes." Commissioner Suggs seconded the motion. AYES: NOES: ABSENT: Jessner, Rullo, Sharp, Suggs None Covington Motion Carried e SCHEDULED MATTERS There were none at this time. 5 e ORAL COMMUNICATIONS There were none at this time. STAFF CONCERNS Knight reported that Councilmember Grgas brought the concern to reactivate the i-lieu parking study and reach some conclusion. since the project needs a consultant, it has been tabled for budget process. Staff will be making a report on establishing a permanent parking program and possibly introducing a moratorium on the in-lieu program. Chairman Jessner moved to direct staff to report on this issue; Rullo seconds. AYES: NOES: ABSENT: Jessner, Rullo, Sharp, Suggs None Covington Motion Carried ADJOURNMENT With the consent of the Commission, Chairman Jessner adjourned the meeting of March 18, 1987 at 11:00 p.m. e ENTATIVE, SUBJECT TO APPROVAL BY THE PLANNING e 6