HomeMy WebLinkAboutAd Hoc GP-LCP Agenda 2011-05-10
MEETING AGENDA
______________________________________
City of Seal Beach
Ad Hoc Local Coastal Program & General Plan
Citizens Advisory Committee
May 10, 2011 @ 6:00 PM / City Council Chambers
1. Introductions
2. Election of Chair and Vice Chair
3. Housing Element Background
Advisory Committee Meeting June 3, 2010
State law, HCD, City responsibilities & legal consequences
Revised Project Schedule
4. Key Housing Policy Issues
Sites Analysis and Density - brainstorming
Housing for Persons with Special Needs
Review Housing Programs Matrix
5.Local Coastal Program Background
2003 & 2008 Draft Plans
Coastal Commission Update & Suggestions
6.LCP Key Issue Areas
Public Access/Recreation
Marine Environment/Global Warming/Sea Level Rise
Land Resources/Development
7. Suggested Working Groups
2 Housing Element Groups
3 Local Coastal Program Groups
8. Next Steps – Next Meeting June 14, 2011 and the second Tuesday of each month
Housing Element
Refine potential housing sites
Develop special needs policies
Preparation and public review of Draft Housing Element
Meeting schedule
LCP
Other Issues
Meeting schedule
9. Public Comments
MEMORANDUM
To: Ad Hoc General Plan /Local Coastal Program
Citizens Advisory Committee
From: Mark Persico, AICP, Director of Development Services�W
Date: May 10, 2011
Re: Overview of the Local Coastal Program
This memo will provide the Ad Hoc Committee an overview of the basic requirements of a
Local Coastal Program (LCP).
Proposition 20 was adopted by California voters in 1972, and in 1976 the California
legislature passed the California Coastal Act (CCA) carrying out the wishes of the voters.
Under the CCA local cities are charged with adopting a LCP to protect coastal resources
and maximize public access to the shoreline.
A LCP consists of two major documents: the Land Use Plan (LUP), and the
Implementation Plan (IP). The LUP details the kinds, locations, and intensity of land uses,
and resource protection, and development policies within the Coastal Zone. An effective IP
implements the LUP and ensures that its objectives are achieved. Cities must have an
adopted LUP and IP before they can issue permits locally. Upon adoption of the IP, many
smaller projects would potentially be exempt from coastal permitting altogether.
The heart of a LCP is the LUP. Specific requirements for the LUP are established in
Chapter 3 (Coastal Resources Planning and Management Policies) of the CCA as follows:
Article 1.
General (Section 30200)
Article 2.
Public Access (Sections 30210 — 30214)
Article 3.
Recreation (Sections 30220 — 30224)
Article 4.
Marine Environment (Sections 30230 — 30237)
Article 5.
Land Resources (Sections 30240 — 30244)
Article 6.
Development (Sections (Sections 30250 — 30255)
Article 7.
Industrial Development (Sections 30260 — 30265.5)
The IP clearly establishes permitting authority and requirements. The basic requirements
of an IP are contained in Chapter 7 (Development Controls) of the CCA.
AGENDA STAFF REPORT
DATE: October 25, 2010
TO: Honorable Mayor and City Council
THRU: David Carmany, City Manager
FROM: Mark Persico, AICP, Director of Development Services
SUBJECT: UPDATE ON PREPARATION OF THE SEAL BEACH
LOCAL COASTAL PROGRAM
SUMMARY OF REQUEST
This report provides an update on preparation of the Seal Beach Local Coastal
Program.
BACKGROUND AND FACTS
In November 1972 California voters passed Proposition 20 — The California
Coastal Initiative — which created six regional commissions and one statewide
commission to oversee the use and development of California's 1,000 mile
coastline. In 1976 the California legislature passed the California Coastal Act
containing provisions for preparation of a Local Coastal Program.
The City Council has appointed a fifteen member Advisory Committee to work
with staff and the community to prepare a Local Coastal Program.
DISCUSSION:
In September City staff met with members of the staff of the South Coast District
Office of the California Coastal Commission to discuss getting a Local Coastal
Program for the City adopted on an expedited basis. City staff met with District
Manager Teresa Henry; Supervisor of Regulation and Planning Karl Schwing,
and Supervisor and Coastal Program Analyst II Fernie Sy. The meeting was
extremely informative, but maybe an example of "needed to know" rather than
"wanted to hear".
Since the City last worked on the LCP in 2003, the Commission has added
additional requirements and updated their review standards. Three of the new
issues that now must be addressed are: sea level rise (global warming), lower-
Agenda Item
Page 2
cost overnight accommodations and water quality standards for all projects.
According to Coastal Commission staff, these issues were not adequately
addressed in the City's 2003 Local Coastal Program.
During the meeting Coastal Commission staff suggested that Seal Beach take a
look at the recently approved LCP for the Cities of Newport Beach and Dana
Point. Both of these Plans are considered the current "state -of- the -art" in coastal
planning documents. Coastal Commission staff indicated that Seal Beach would
be better off setting aside the 2003 Plan and starting anew. Due to State budget
furloughs and work loads, Coastal Commission staff also suggested that the
revised LCP be submitted a "chapter at a time" rather than "all at once."
Over the last several weeks, city staff has reviewed the two Local Coastal Plans
that were recommended by the Commission staff and prepared a brief outline
and timeline for completing a Local Coastal Program for Seal Beach. Attached is
tentative outline and timeline for City Council review and comment. It should be
noted that this outline is a working draft that will no doubt change as we work
with the fifteen member Advisory Committee and the community.
FINANCIAL IMPACT
This is an informational item only and there are no direct financial impacts.
RECOMMENDATION
That the City Council receive and file this report.
SUBMITTED BY:
Mark Persico, AICP
Director of Development Services
Attachments:
NOTED AND APPROVED:
David Carmany, City Manager
A. Working Draft LCP Outline and Timeline
PA
City of Seal Beach
Housing Element Update
General Plan Ad -Hoc Committee
May 10, 2011 .
Housing Element
Overview
• Part of the General Plan
• 2008 -2014 update required by state law
• Fine -tune housing priorities & strategies
• Ensure compliance with state law
• Review by HCD — `Certification"
Housing Element
Overview
• Importance of HCD
Certification
- Eligibility for grant funds
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-Legal adequacy of the General Plan
-Local control of land use decisions
-No RHNA "carryover"{{
- Ensure 8-year Housing Element
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"shelf life"
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Key Requirements
1. RHNA
✓ Adequate sites
-'Appropriate zoning
2. Special Needs
✓ Emergency shelters
✓ Transitional & supportive housing
✓ Reasonable accommodation — persons with disabilities
Key Requirements
Adequate Sites - RHNA
✓ Fair share housing allocations are planning targets, not
construction quotas
-'Focus on City's land use plans & zoning for multi- family
housing (20 units /acre)
✓ Must demonstrate realistic capacity to accommodate RHNA
or amend zoning regulations
RHNA Allocations
2006 -2014
Very
- Above
Low
Low Mod Mod "T
Seal Beach
11
10 12 24
57
Orange County
17,733
14,566 16,380 33,653
82,332
sa.K: sur. my
Significance of RHNA
• RHNA is not a quota
• Cities don't build housing
• Affordable housing requires subsidies
• Focus is on development opportunities (zoning)
• RHNA is compared to inventory of sites with
development potential (default density)
• Focus on lower- income need
• If insufficient sites are available to accommodate
RHNA, City must create additional capacity
`ate,
Options for
Affordable Housing
• New housing at 20+ du /ac
• Mixed -use projects
• Second units
• Preservation or conversion of existing housing
(requires committed financial assistance)
• Key: 'realistic opportunities"
0 Key Requirements
SS 2 - Emergency Shelters &Transitional Housing
✓Identify a zone where permanent emergency shelters are '
allowed "by- right'
✓Transitional supportive housing is a residential use with
the same regulations as other residential uses of the same
type in the same zone
3
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Next Steps
• Prepare Draft Housing Element
• Committee review
• Public workshop
• PC & Council review
• State HCD review
• Fine - tuning
• PC & City Council hearings
• State certification
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Milestone Schedule
Seal Beach 2008 -2014 Housing Element Update
May 2011 Ad -Hoc Committee meeting #2
Project update
Form Working Groups
Brainstorm potential housing sites
May - August 2011 Prepare Preliminary Draft Housing Element
June 2011 Ad -Hoc Committee meeting #3
Review & discuss Preliminary Draft Housing Element
Sept 2011 Public Workshop
Sept -Oct 2011 Prepare Draft Housing Element
November 2011 Planning Commission hearing
Review Draft Housing Element
January 2012
City Council hearing
Review Draft Housing Element
Authorization to submit to HCD
January-March 2012
HCD review (60 -days)
April 2012
Ad -Hoc Committee meeting #4
Review HCD comments & proposed responses
June -Aug 2012
2nd HCD review (60 days)
September 2012
Planning Commission hearing
Recommendations
October 2012
City Council hearing
Housing Element Adoption
Rev. 5/10/2011
Housing Resources
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Source: CBA, Inc., October 2000
Cit Boundary
0 Potential Housing Site
Figure 7
Ch & North 0 2,000 4,000 ft Potential Housing Sites
City of Seal Beach
2000-2005 Housing Element Page 4-2
Housing Resources
Hellman Ranch (Site 1): The Hellman Ranch is a 149 -acre site located on the Seal Beach
Wetlands. Originally approved for 329 dwelling units, the plan has been modified to accommodate
only 70 single - family units. This reduction is due to site constraints and California Coastal
Commission determinations, including the preservation and restoration -of several acres of
wetlands.
Bixby Old Ranch (Site 2): This is a 20 -acre portion of a golf course re -zoned for residential use.
A 75 -unit single - family residential development will accompany commercial development on an
adjacent site. The commercial portion of the development is proceeding, and construction of the
homes began in February 2001.
Leisure World (Site 3): This is a vacant 4 -acre site located within Leisure World. The site is zoned
RHD, and could accommodate as many as 80 multi - family units for seniors.
Bixby Assisted Living . (Site 4): This site is currently being developed with a senior assisted living
facility of as many as 162 units. In addition to the assisted living units, the facility w_ ill also contain
10 -15 conventional apartment units for seniors.
Exxon Oil Separation Site (Site 5): This site is a former oil separation facility previously owned
by Exxon. The site is currently undergoing remediation and will require a General Plan amendment
and zone change for residential use. The parcel can accommodate up to 32 single - family units.
Seal Beach Blvd. /PCH (Site 6): This 0.3 -acre site is zoned for medium density residential. The
City estimates that 8 small -lot single - family homes can be accommodated on this site.
Limited Commercial Zone (Site 7): The Limited Commercial Zone contains 13 vacant 2,500
square foot lots, in the area of zone that allows stand -alone residential uses. Each lot can be
developed with one home, for a total of 13 homes.
Hotel Conversion (Site 8): The Seal Beach Redevelopment Agency is considering the purchase
of a 22 -unit hotel, which has been converted to apartment use. Most units in the hotel are less than
300 square feet in area. Should the Agency purchase the hotel, several units would be combined
into larger living areas, resulting in a total of 10 -14 units, which would be affordable to lower income
households. Since the hotel has been converted to apartment use, the substantial rehabilitation
cannot be applied to the City's RHNA allocation.
4.1.2 Comparison of Sites with the RHNA
According to SCAG, Seal Beach's share of the Regional Housing Needs Assessment (RHNA) from
January 1998 through June 2005 is 265 units. Of this total, 76 units should be affordable to very
low income households, 35 units should be affordable to low income households, 47 units should
be affordable to moderate income households, and 107 units for upper income households.
Housing developed or issued Certificates of Occupancy since January 1998 is counted toward the
City's RHNA for the 1998 -2005 period. The City indicates that 17 single - family homes have been
constructed since January 1, 1998. According to the housing costs and affordability comparison
shown in the needs assessment, these 17 homes are affordable only to upper income households.
Thus, the City has a remaining RHNA of 248 units.
City of Seal Beach
2000 -2005 Housing Element Page 4 -3