The URL can be used to link to this page

Home My WebLink AboutPC Res 1295 - 1983-07-06 . . . RESOLUTION NUMBER 1295 'A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING AND RECOMMENDING TO THE CITY COUNCIL ADOPTION OF ZONING TEXT AMENDMENT ZTA-4-83 ADOPTING A RESIDENTIAL OVERLAY ZONE BY CONDITIONAL USE PERMIT THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH HEREBY RESOLVES: WHEREAS, existing zoning regulations do not permit residential units in commercial zones or replacement of units on a one-for-one basis in residential zones; and WHEREAS, the area shown on Exhibit "A", attached heretq, experiences viability problems due to location and surrounding land uses which are difficult to correct through existing City policies; and WHEREAS, in order to encourage improvement and upgrading within the. area, direct economic incentives can result in the property owner's voluntary decision to improve their property; and · . WHEREAS, the adoption of a residential overlay zone for the study area can provide the necessary incentives for upgrading and improving properties; and . WHEREAS, the conditional use permit procedure will permit the Planning Commission to review each application to insure its compati- bility with surrounding land uses. NOW, THE~EFORE, BE IT RESOLVEO that the Planning Commission does hereby approve and recommend to City Council Zoning Text Amendment ZTA-4~83, adopting a residential overlay zone as indicated on Exhibit A.. Individual applications within this zone to be approved by the issuance of a conditional use permit. PASSEO, APPROVED AND ADOPTED by the Planning Com~ission of the City of Seal Beach at a meeting thereof held on the 6th day of July, 1983 by the following vote: AYES: NOES: ABSENT: Commissioners Covington, Goldenberg~ Smith, Jessner, Perrin Commissioners None Commissioners None Chairman of Planning Commission . Secretary to Planning Commission ," . . . {E~/).1r SEAL BEACH BOULEVARD RESIDENTIAL OVERLAY ZONE AREA BOUNDARIES The study area is bounded by Seal Beach Boulevard on the east, Pacific Coast Highway on the north, the 17th Street alley on the west and Electric Avenue on the south (see attached map). ZONING The area fronting Seal Beach Boulevard is zoned C-2 General Commercial and the area fronting Electric Avenue is zoned R-3, High Density Residential. CURRENT DEVELOPMENT CHARACTERISTICS The development pattern is characterized by a mixture of old and new commercial structures interspersed with apartments, houses and motels. Building height is a mixture of one and two story structures. The area has been in very slow transition from residential to commercial for 20 years. During the last 10 years, only three properties have been remodeled and recycled. During that same ,ten year period on Main Street remodeling/recycling has taken place four times as often within any similar size area. Within the two block area commercial,uses consist of offices, medical, real estate and some retail. Most customers visit the 300 block of Seal Beach Boulevard to patronize the Shore Village complex (one of the three remodeled sites). PROBLEM AREAS This area experiences a number of problems due to location, surrounding land uses and the existing development in the area. - Location/Surrounding Land Uses - This area is at the extreme eastern boundary of the Coastal District. As such, it can pull customers from the west for 7 blocks maximum and then the Main Street commercial comes into direct competition with Seal Beach Boulevard and from along Pacific Coast Highway. However, services are available on Pacific Coast Highway and Main Street. To the east, the 5000 acre Seal Beach Naval Weapons Station serves as an effective barrier to both customers and commercial expansion on the east side of Seal Beach Boulevard. ExistnR Development - The type of uses in this area does not provide the customer spinoff effect whereby adjacent businesses complement each other and provide complementary services to customers. Most businesses in this area are services rather than retail; conse- quently, customers usually only visit Seal Beach Boulevard for a specific purpose. v,.~ iJ9S Seal Beach Blvd. Residential Overlay zone Page 2 . In addition to the limited number and type of commercial uses, many properties are devoted to residential uses (motels and apartments), thus reducing the potential commercial customer generation. The motel uses in this area'tend to be monthly rentals rather than typical visitor-serving transient motels. In addition, they are very old, have few amenities and are located 8 blocks from the visi~or-serving Main Streett Pier area. Due to the location of this commercial area and the associated problems, it is probable that little or no upgrading will take place by the private sector without some economic incentives that will increase customers as well as allow recycling of existing properties. Residential Overlay Zone The residential overlay zone would permit residences above commercial as well as the recycling of residential type uses (apartments/motels) into either apartments or condominiums at the same density as currently exists on the site. Positive Effects . This would provide the incentive to recycle two old motel/apartments into modern residential projects with no increase in density. All current zoning regulations would be met except density. . The existing commercial uses would have the incentive to provide residential above the ground floor commercial. There would be an economic incentive to develop the vacant properties on Seal Beach Boulevard. These actions would provide additional stable residents in the area who would be customers for various retail uses which exist or may locate in the area. , Parking Impact Due to the location of commercial and residential land uses on the west side of Seal Beach Boulevard, and nothing on the east side of the street, there is ample on street parking for most commercial uses which could locate on the street. In addition, any recycling or redevelopment of property would require the provision of on-site parking to code. Recommendation To approve the concept of the residential overlay zone. . ~ ~ - Charles Antos CA/gkb ....-_~. . WH,. ~ - _ IlK> ~~,ot!.~ 100' ~ .l$.--@-.~ ~.-0--~ ~ ~ - ~ .!I.!~. - ~ r .. c .. .. .. ~ ~ .~ .co ~ ~ ~ :::! ~ ~ ~ ~ ~ ~ ~ ~~~ ....~ "!>o.~r-. ~....~ ~~ "'~~ ~.... h;- ~~ '" ~ CI) I ~ ~!' ~~;bo iB ~ ..... :'4 SO) &: ~ i! ~ ~ ~ . ~~~ o-t: ~~Ul z"'o _z_ ziui Q '" ~- n-O..... J;j"'n '" 'It .. *lns~ . '" , '" .. '" ~ Q~ui 2f.l~ ~o'" acn "' 100 ~. --fi\---:~ ~--~~(;; II! (~"l" tOO' ~~ -------:~ if--@--~~ --- ---:i.l!l EXHIBIT A .. 100' 40' ~~----- - 1:. ~~~e==) ~ ~. ~ .-------- - ~... - ~. ~ II! en ~9_@.-- ea. '"it . "".s .-fi.... ~ ~J~_5:'__ ~ . !!:; ~ . ~ t;I iD= Ii' . ~ ;; l:.1:~--- ~ A~. ~:I%~---~ ~"\-~1.:1;; - .....; \;;J . __ ~g~'c ~ @ r#~ ~= t:::\:: . \S) tiJ" it"ieo~li:-~rtti ~~p---i!i . t;\:#.~ .l:i !o~ ~ _lL:IQ~'_.___; -'\-~ii~~ ~~.., Ui ~ 10:;... II! ~ In' .,,~ ~ ....lit.!i --- .-- ~-;.- s---7i/. I..~~ ~:e---; Q\ li!1II l.--~ii~':"i. '" (CD) Ii! r~Tt5" ~1~1!..~ K!-.s_t;:'rl~~ ~ 100 ~ ~"fO ... (0)100' ~ ... I!i ~.ocP. .... ~.......... ~--@--.~ ~ -, II _':~---"1 .1\i ~~'=' '---@--.,& lO CD r; ... .... .---~-.:ii Ul Illll'~ · r>@~~ : e' ,/1~-R - o = iQ . .. Il1O' ~ <<)' Ii LANDING ~ co' ~ lDO' t= ~ . ~~ $~ I4F"rJPI'C ~8 !----, ~~ ~~ r-... t:::i! aeSlT "'IIIl 1:-;TDi,n~-;- ~-;~E5tz! ~-;- -""i ~. "". '0 ---- :..at ____ ~-------- iii. ! ~--e-- ..... N - ~ --- ia. " -~------ ~ ,~- ---- ..., "'I lO. (c,I) :; "'?;._ ~ __J. Ul;j! "CJ" ~------\. ~:..e---I ...~ II" IOsn' AVENUE , !II N lID ..,. ...... --------- la. ill 111-------- ..... ...-~- --;0 III'\::.) ~ ~f.----"..- 8 . . ~: --... .. i,-: ..:; lO' ... N .... 100' ~ h: ...... ~ h: ~ <<)' I 60 I<.f~ if$" ~ ~V :// ~..:- I ;: 100' tQ\ 111& .. j;" C\ ~ All 1$ ~ ~ l:ll - ) ~--\t:.Inii. lOr.t.~--~ ---(!):~ l: IN _'\..rc;N1~_ ~'\P~___ III _ rum - CII . \SI &1t l\ ~ \!V. ~ /i;i\ G:Q q,1 ~ & - ~---\!a,'-f~5- ~ ~~ l!i ~ . IN\ ~t ~ ~ t;\.. , @1~~CIIi · r~I'''. ."P--- .--- (I it'.. Ql Ii! . In ~ .... ~ .-l.'(i~r~ ~-~ 'b---' I(;j'\ illt ~ I~ · · Ql l::l 'r-\d;fjtsi. .. . ~ 'r-@i'I.~ rw:~~---' .--'-Iii\-!!~...'"~.. \oj ... I;; ... " n!i ~on ~ Q ~~fci\___~ !': ~ '-~-(Wr~ 'b-:------ ~ . v.~ ~ .. ~,/.- - . c;=-@---;. .:'y..@.~;'c: ~~l~___. -~-:;..- ::ti'a;... =--a IN\.....~...~ i:! .... Iu"'....ill ~!-L.i> ~ '"\n~~~~ rr..1Iff" ----- i.""'-@'~~ ~-- ~... - t:..... .. --~- !l}.j,!~~- --l.cl':'-- ~,Ioo ~~s@---. --- -- ..' ------- 1$ ~,,~~ ~li!~ . ~_@~ _~~--~ _~ ___ .fN\~'~ r: Ii!@.. ...;:: ~ D! 'CI is (-~: ~~.__~___:." ~-- ~ .Ii ~~~ I: ~ ~ [~~ 'U QI tll (iV) Ii! V~~ _~ ~_~__..'" l!I ~ li!ts ~ ..'Ef' & 51 ~ ~ ~ CUi '..l / _ . _,.. I:,~ ~--\!:lV'lrs"'" iii = t;;\. it ~~!i t9'"'~ .. .. .. , ~ ~ = (Ql) . ~.1-fN't'.H..,It..-tft'€J-'-- ~~ m.1~ ~,; -... -- -.. ---..- _""iii'~--. 1$ V:::/ ll!" :-c.' la' ~ .. -..: T ~. __' _ II! 1\ _31!.~'ii? ---e ~ (~J ~~ ~~o'l! t:l ~~ts f: __ II! (~ ~~"J~ __; I k@ .. ~~~~~i .~~ :~:;: : : ~ ;..._~.'~:_-: . ~ ~ u~h ~/.S~~~ -;"';_ ~ : I~ ~. ':' Q ~ ~ . !\!J I Clil i - i;iii' ~ \..... ~ hi ~ : h~: ~I"""~~ ~~ ~ (ii = ~ 110'::; ~ 6 · .... ~ ,~I' - I CI) ~ _ .... . .... ,., 41' ~ ,. 'Ii''''''' I ........ ~~"!"i: LIt........ (~. ~_ ~_ .4ll ~ = . ~ - 'I '!_~ I..;.:l ii ~ ~ __ --....;CD t .......I,..,.--~ i: ;~ !.'Ii .. ~ '::-0 " en c:; N . =tJ - ~ ......:,~~ hi lfi- ..~ :~I\) ... - ~ ~ Ft.~ ~ ~~ ~ I\e. ~ !I 1\i' ~ -...::". CI) ... CII =. ....... l:'~JPI'C ~ ~. ..-;;.. 8 18 ~ @' ~ ...:IIt. ICoo .. lO -- n !) _Ir . I 4)' ,_, ~., CI r..::. ~!.'Ii 1 I. 1 Ul ......... ~. t"''';'-o( ,...._ ~..!.. . I hi ~ I , I. 1 . lei . ~ _..~ ~..::...... 1 1 1 I ,.,.... _" ~ i ~~J.L.. :: I~ I I. 1-,. ...... ~ ~ ~. 1 I :~ 1 : ~ l!: 41r ~ .......J l 1 1 : 1 1 15 ~~~~ 1 I I 1 I -. ........ 1 . 1 -~~ 1 1 4l4.,,.. (0, 4VF4'lI'~' I ~\.8lJ ~II.' 'q ~ . ii ..../ ~ ~f' ...An ~ .... t "Il ~ ~ ... ~ ~ .... ~ c"I , (J1 1-:- ~