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Home My WebLink AboutPC Res 99-19 - 1999-05-03 f RESOLUTION NUMBER 99 - 19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH APPROVING HEIGHT V ARIA TION NO. 99-5, PERMITTING THE CONSTRUCTION OF ARCHITECTURAL FEATURES IN CONJUNCTION WITH A PROPOSED 104- ROOM HOTEL ON PROPERTY LOCATED AT THE NORTHEAST CORNER OF THE NORTHBOUND 1-405 FREEWAY OFF-RAMP AND SEAL BEACH BOULEVARD (COUNTRY SUITES BY AYRES) THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND AND RESOLVE: Section 1. On May 27, 1999, the Ayres Group (the "Applicant") filed an application with the Department of Development Services for Conditional Use Permit 99-7 and Height Vanation 99-5. The applicant is proposing to build a three-story structure to house a 104-room all-suites hotel factlity, a 117-space parking lot, landscaping and other anctllary facilities on property located at the northeast comer of the northbound 1-405 Freeway off-ramp and Seal Beach Boulevard. Section 2. Pursuant to 14 Calif. Code of Regs. ~ 15305 and ~ II.B of the City's Local CEQA Guidelines, the Planning ComnusslOn determines as follows: The application for Height Variation No. 99-5 for non-habitable architectural features as part of the proposed hotel factlity is within the scope of the project analyzed in the BIXby Old Ranch Towne Center EIR, certified by the City Council on November 23, 1998, through the adoption of City Council Resolution No. 4660. Said resolution and the Findings and Statement of Ovemding Considerations are incorporated herem by reference. SectIOn 3. A duly noticed publIc hearing was scheduled to be held before the Plannmg Commission on June 23, 1999, to consider the applIcation for Height Variation 99-5. The applicant and property owner requested the matter be tabled, and the Planning CommiSSion determined to table the matter. Section 4. The applicant and property owner have requested the matter to be rescheduled before the Planning Commission, and a duly noticed public hearing was held before the Planning Comnussion on May 3, 2000, to consider the applIcation for Height Variation 99-5 Section 5. The record of the hearing of May 3, 2000 indicates the following: a. On May 27, 1999, the Ayres Group (the "Applicant") filed an application with the Department of Development Services for ConditIOnal Use Permit 99-7 and Height Variation 99-5. The applicant IS proposing to build a three-story structure to house a l04-room all-suites hotel facilIty, a 117-space parking lot, landscaping and other ancillary facilities on property located at the northeast comer of the northbound 1-405 Freeway off-ramp and Seal Beach Boulevard. b. Specifically, the applicant IS proposing to construct a maxImum of seven (7) non-habitable architectural features in excess of the 35-foot maximum height lImit, but within the allowable architectural feature height provision of 42 feet, in conjunction with a proposed l04-room, three-story hotel faCility. C \My DocumenlS\RESO\Helght V.utahon 99.5 Ayres PC Reso doc\LW\OS-ll-OO \ Planmng Comml~slon ResolutIOn No. 99-19 Height VaTlution 99-5, Country SUites by Ayre. May 3, 2000 c. The proposed architectural features above the permitted 35- foot height limit are as follows: o 43 feet for 7 architectural features compnsmg higher roof elevations at the "pop-out" areas of the building elevations along the north, west and south bUlldmg elevations d. The Code of the City of Seal Beach The Code of the City of Seal Beach, (Code) states that no building or structure shall exceed the height limIt for the district and zone in which it is located. However, Section 28-2317(4) proVides for height variations for non-habitable architectural features. Specifically, Section 28- 2317(4)(A) states: "Scope' Non-habitable architectural features. such as spires. towers, cupolas, belfTles. monuments, parapets (not requITed by Uniform Building Code), domes and covered stairwells to open roof decks may exceed the helghtlimll established for the district m which such structure is located to a maximum of seven feet (7') if granted pursuant to the procedures contamed in this sectIOn." e. The height linut for structures on the subject property which IS located in the General Commercial (C-2) zone of Planning District II is 35 feet. The maximum height elevation of the proposed architectural features are 42 feet. The maximum proposed height is within the seven foot (7') allowance provided for a non- habitable architectural feature under Section 28-2317(4). f. The subject hotel property contains approximately 2.000 acres of net useable area and is located north of the 1-405 Freeway off-ramp on the east side of Seal Beach Boulevard. The property has approximately 220 feet of frontage on Seal Beach Boulevard, and IS approximately 500 feet in depth. g. The subJect property is legally descnbed as Parcel 3, Parcel Map No. 97-165, and is currently located in the General Commercial (C-2) zone h. The entire development site is currently vacant. Portions of the site were previously part of the Bixby Old Ranch Golf Course, and vacant land owned by the Bixby Ranch Company. i. Surrounding land uses and zoning are as follows: North - Undetermined restaurant land uses within the Bixby Old Ranch Towne Center Commercial Overlay (C-2) Zone and across Lampson Avenue, Bixby Old Ranch Golf Course in the Recreation-Golf (R-G) Zone. South - 1-405 Freeway, with the Seal Beach Weapons Support Facility located south of the Freeway, in the Public Land UseJRecreation (PLUIR) Zone. East - immediately to the east is the location of the Marriott Brighton Gardens Semor Care faCility within the Bixby Old Ranch Towne Center Commercial Overlay (C-2) Zone, and approximately 1,500 feet to the east is the Bixby Old Ranch Tennis Club, proposed to be dedicated to the City and within the Public Land Use/Recreation (PLUIR) Zone, based on City Council actions of November 23,1998. West - across Seal Beach Boulevard, m the General Commercial (C-2) and Light Industnal (M-I) zones is the Bixby Old Ranch Office Park development, in the City of Seal Beach. J. The City Council has approved requests by the Bixby Ranch Company for General Plan amendments, zone changes, subdivision map approvals and development agreement approvals to conform the General Plan land use designations and zoning of the subject area to conform to the proposed uses of land set forth in this application for height variation approvals. Height Vanatlon 99-S Ayrellli PC Reso 2 Plannmg CommlulOn ResolutIOn No. 99-19 Height Variation 99-5, Country Suites by Ayres May 3, 2000 k. The City Council approved "Mitigation Monitoring Program" established a number of specific action measures which have been proposed to reduce the identified envIromnental impacts of the hotel development to a level of msigmficance in relation to this development application. The applicable mitigation measures are conditions of approval for Conditional Use Permit 99-7 (58 nutigation measures), and are incorporated herein by reference. 1. Given the distance from Seal Beach Boulevard. approximately 123 feet, the size of the proposed architectural features will not create an overpowenng presence from the street, and have been evaluated as part of the overall concept design for the shopping center withm the Bixby Old Ranch Towne Center ElR. m. The proposed architectural features exceed the height limit by 7 feet, and are located 123 feet from Seal Beach Boulevard. The architectural features are intended to provide relief for the elevations of the hotel structure that wtll face Seal Beach Boulevard, and are onented towards Seal Beach Boulevard. Additionally, the nearest residential development to the north and west of the hotel is onented with the rear yards facing the hotel site, is approximately 350 feet from the hotel project, and is separated by existing commercial development and Seal Beach Boulevard, and will not impact on any views of that residential neighborhood. n. The height variations are requested to provide some architectural diversity to the building elevations and are deSigned so that none of the architectural features are completely at the requested elevation. The widest section of roof feature is approximately 7.5 feet and occurs at two separate locations along the 246- foot southerly building elevation, and once along the 162-foot northerly building elevation. The areas of the requested height variations are approximately 35 feet apart at their closest spacing and up to 71 feet at their furthest spacing. These separation distances are measured from the beginning portion of these roof proJections that exceed the 35-foot height IInutatIon. Those portions of the architectural features that are at 43 feet, as recommended by staff, are between 63 and 96 feet apart. Section 5. Based upon the facts contained in the record, including those stated in ~4 of this resolutIon and pursuant to ~~ 28-2317 of the City's Code, the Planning Comnussion makes the following findings: a. Height VanatlOn No. 99-5, a request to permit a maximum of seven (7) non-habitable architectural features in excess of the 35-foot maximum height lImit, but within the allowable architectural feature height provision of 42 feet, m conjunction with a proposed 104-room hotel within the Bixby Old Ranch Towne Center is consistent with the provisions of the Land Use Element of the City's General Plan, which provides a "general commercial" designatIon for the subject property and permits architectural features subject to the approval of a height vanation. The use IS also consistent with the remaimng elements of the City's General Plan, as the policies of those elements are consistent with, and reflected in, the Land Use Element. Accordingly, the proposed height variations are consistent with the General Plan. b. The proposed architectural features are architecturally in keeping with the overall design theme of the hotel, with the roofing matenals and siding matching those of the hotel structure. c. The proposed architectural features are appropriate for the character and integrity of the hotel, adjacent commercial development, and the neighborhood, due to the distance of the proposed architectural features from Seal Beach Boulevard and the existing residential development in Rossmoor, approximately 350 feet to the north and west of the hotel. d. architectural features. No habitable living space is provided within the proposed Height Vanatlon 99-5 Ayrellli PC Reso 3 Planmng CommiSSIOn ResolutIOn No. 99-19 Height VaTlatlOn 99-5, Country SUites by Ayres May 3, 2000 Section 6. Based upon the foregoing, the Planning Commission hereby approves Height VariatIon No. 99-5, subject to the followmg conditions: 1. Height VariatIOn 99-5 is approved for the construction of seven (7) non-habitable architectural features in excess of the height limit in conjunction with the construction of the Country SUites by Ayres hotel proJect, as indicated on concept plans submitted with the subject application, last edited April 4, 2000. 2. All construction shall be in substantial compliance with the plans approved through HV 99-5. 3. There shall be no habitable space or useable retail space pernutted within the architectural features. 4. This Height Variation shall not become effective for any purpose unless an "Acceptance of Conditions" form has been signed by the applicant in the presence of the Director of Development Services, or notarized and returned to the Planning Department; and until the ten (10) day appeal period has elapsed. PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal Beach at a meeting thereof held on the 3n1 day of Mav 2000, by the followmg vote: AYES: ComnusslOners Brown, Cutuli, and Hood NOES: Commissioners Lyon ABSENT: Commissioners Larson LV ~jJ DaVid Hood, Ph.D. Chairman of the Planning Commission / ..... ~ if)u~ ee Whittenberg Secretary of the Planning Commis . n Height V.matlon 99-5 Ayres PC Rcso 4