HomeMy WebLinkAboutPC Res 1657 - 1991-11-20
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RESOLUTION NUMBER 1657
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SEAL BEACH RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF GENERAL PLAN
AMENDMENT 2A-91, AMENDING THE LAND USE
ELEMENT TO INCLUDE A "LIMITED COMMERCIAL (L-
C)" DESIGNATION, AND AMENDING THE LAND USE
ELEMENT "SUMMARY TABLE OF EXISTING AND
PROPOSED LAND USES IN ACRES" TO DEPICT THE
INCREASE OF APPROXIMATELY 1.6 ACRES OF
LIMITED COMMERCIAL LAND AND A SIMILAR
DECREASE IN GENERAL COMMERCIAL LAND WITHIN
THE CITY.
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
RESOLVE:
WHEREAS, on April 3, 1991, the Planning Commission was requested
by several property owners along Seal Beach Boulevard
between Pacific Coast Highway and Electric Avenue to
re-institute hearings to allow for a mixture of
residential and commercial uses within the subject
area. At the present time the General Plan and the Code
of the citv of Seal Beach does not allow for a mixed-
use development of this nature. Staff was requested to
report back as to the current status of those previous
studies and reports and to indicate the necessary steps
to re-institute consideration of those previous
proposals; and
WHEREAS, on April 17, 1991, the Planning Commission considered
the report prepared by staff, and received comments
from four (4) persons relative to this issue; and
o
WHEREAS, on June 5, 1991, the Planning Commission received and
considered a staff report regarding the establishment
of a mixed-use zone and accompanying development
standards for the subject area; and
WHEREAS, on August 7, 1991, the Planning Commission considered a
more detailed staff report regarding the proposed
General Plan amendments to the Land Use and Housing
Elements to establish the Limited Commercial (L-C) land
use designation and set forth the area to be designated
as such, the proposed Zoning Ordinance Text Amendments
to establish the Limited Commercial (L-C) Zone, and the
proposed area of the zone change from General
Commercial (C-2) to Limited Commercial (L-C). At the
conclusion of consideration of this matter by the
Planning Commission, staff was directed to proceed with
the scheduling of the necessary public hearings; and
Whereas, the city is proposing to establish a Limited Commerc~al
(L-C) General Plan land use designation and zoning
designat~on and to change the zoning of thirteen (13)
lots from General Commercial, (C-2) to L~mited
Commercial, (L-C); and
Whereas, the subject area is described as the westerly side of
Seal Beach Boulevard between Landing Avenue and the
northerly Electric Avenue alley, more particularly
described as:
Lots 9, 11, 13, 15, 17, 19, 21, 23, 25, 27, 29, 31, 33,
35, 37, 39, 41, 43, 45, 47, 49, 51, 53, 55, 57, 59, and
61, ~n Block 218 of Tract 10, "Anaheim Bay Tract", in
the City of Seal Beach, County of Orange, State of
California, as per map recorded in Book 9, Page 10 of
Miscellaneous Map, in the Office of the County Recorder
of Said County; and
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Planrr.ll19 co.a1..1an", Ko 1657
Genu'al Pl811 .b8~nt. D.-11
WHEREAS, the subject area is comprised of th~rteen (13) lots,
encompassing an area of 69,907.5 square feet (1.60
acres). Presently, all thirteen (13) of the lots are
designated in the General Plan for General Commercial
purposes and are zoned General Commercial, (C-2); and
WHEREAS, staff has prepared an initial environmental assessment
and proposed Negative Declaration as required by the
California Environmental Quality Act (CEQA); and
WHEREAS, a duly noticed public hearing was held on November 6,
1991 to consider General Plan Amendment 2A-91; and
WHEREAS, the said Commission held said aforementioned Public
Hearing; and
WHEREAS, at said public hearing oral testimony from four persons
favoring the proposed amendments was received by the
Plann~ng Commission; and
WHEREAS, the Planning Commission makes the following findings:
1. The proposed General Plan Amendments, Zoning Text
Amendments and Zone Change will provide a less
intensive use than is presently allowed under
current General Plan and zoning designations.
2. This proposal will result in completion of a city
study which was initiated in 1983 and adopted in
1986, but not finalized until adoption of the
proposed General Plan Amendments, Zoning Text
Amendments, and Zone Change.
3. This proposal will encourage the establishment of
new commercial, service, institutional and office
uses that do not attract large volumes of traffic
and continuous customer turnover.
4. This proposal will limit and discourage
development of strip-type, highway-oriented
commercial uses that create traffic hazards and
congestion because they require numerous
individual curb cuts and generate higher traffic
volumes.
5. This proposal will m~n~m~ze visual and functional
conflicts between residential and nonresidential
uses within and abutting the zone.
6. This proposal will encourage elimination of curb
cuts for vehicular access and promote more
efficient and economical parking facilities,
utilizing both on-street park~ng, off-street
parking and off-site parking facilities.
7. This proposal will encourage uses that minimize
noise and congestion.
NOW, THEREFORE BE IT RESOLVED that the Planning Commission of the
city of Seal Beach does hereby recommend approval of General Plan
Amendment 2A-91 to the City Council, as indicated below:
1)
Amend Land Use Element to add a new section establishing a
Limited Commercial Land Use designation to read as follows:
"LIMITED COMMERCIAL LAND USE
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Plannlruj eo-1881on au 11'0 1657
General Plaa AaendIleqt. a-lU
The purpose of creating a mixed-use zoning standard is to
develop a land use and development standard that creates a
climate for renewal, encourages vehicle trip reduction, and
reinforces the "village" theme. The proposed development
standards and guidelines will guide the orderly improvement
of the area along Seal Beach Boulevard, between Landing
Avenue and the Electric Avenue alley. The development
standards should provide a transition between the more
intense commercial uses along Seal Beach Boulevard and the
residential areas to the west. The allowable uses and
intensity of development permitted should be compatible with
the adjoining residential areas.
Current land uses along Seal Beach Boulevard consist of a
mixture of high density residential, low intensity office,
small commercial uses, and vacant land. The proposed
development standards are hoped to act as an incentive to
help renew this area, and bring about econom~c development
to an area of the City which does not present a desirable
"window" into the city. A major objective of the proposed
development standards should be to recognize the inherent
opportunities of the study area, and encourage full
utilization of those opportunities.
In developing standards and guidelines for the study area, a
mixture of residential, professional office, service
commercial, low intensity retail commercial, and
institutional uses are contemplated. The office, commercial,
service and institutional uses should be restricted to those
that seem to fit the size, scale, and intensity of the
existing development pattern of the community. The intent
would be to encourage the sort of enterprise that can be
conducted without adversely impacting adjoining residential
areas and providing services that local residents would be
inclined to walk to.
The Seal Beach Boulevard Land Use Study indicates that:
"A more suitable use for the area would be a combined
commercial/residential use, owner occupied.
Professional office, general retail business, and other
light commercial uses would be combined with
residential uses in the same building. Businesses would
be located at street level, with residences up above on
the second story. The Task Force has identified this
type of land use as an alternative which deserves
further consideration.
From a planning and land use standpoint, the commercial
and residential mixed uses would remain which gives the
area its own characteristics and flavor. Secondly, the
residential densities and housing type would be more
compatible with the exist~ng neighborhood and
associated problems of traffic, noise, safety, etc.,
would be m~nimized. Security, pride of ownership,
aesthetics and similar distinctions would become more
apparent in the area.
Third, this combined commercial/residential use, while
retaining the land use characteristics of the area,
would offer some degree of land use continuity and a
more distinctive function to the area. Other advantages
would be that this combined use would satisfy the
apparent need for this type of business/residential
opportunity in the City, and lower interest rates for
financing residentially zoned land.
Add~tionally, Anaheim Bay and ocean views are offered
from the second story along Seal Beach Boulevard. This
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Plann1ftlJ COIIIII1..1on au IJo 1651
General i'lan Aulaaut U,-1I1
is a strong marketing amenity for residential property
and would provide additional ocean view homesites in
the City of Seal Beach." ( Source: "Seal Beach
Boulevard Land Use study", Section II, Land Use
Alternatives, paragraph 3, no date)".
2) Amend Land Use Element Land Use Table, Commercial section,
to read as follows:
"Proposed/
Developed
Undeveloped
Total
cnmmercial
Limited
.....Commercial 1.6 0.0 1.6
Professional. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Office
Service
General
0.0
54.0
:15ih.9149.6
.... .
0.0
0.0
18.0
0.0
54.0
:17'9...9167.6"
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3) Amend .city of Seal Beach Land Use Plan Map. as follows:
A) Change designation of west side of Seal Beach Boulevard
between Landing Avenue and the Electric Avenue alley
from "General Commercial" to "Limited Commercial". (To
conform with proposed Zoning Classification)
B) Change designation of west side of Seal Beach Boulevard
between the Electric Avenue alley and Electric Avenue
from "General Commercial" to "High Density
Residential". (To conform with existing Zoning
Classification) .
PASSED, APPROVED AND ADOPTED by the Planning Commission of the
City of Seal Beach at a meeting thereof held on the 20th day of
November_, 1991, by the following vote:
AYES: commissioners Fife, Sharp, Law, Orsini
NOES:
ABSENT: Commiss~oner Dahlman
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