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Home My WebLink AboutPC Res 03-12 - 2003-03-05 ORIGINAL RESOLUTION NUMBER 03-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE 03- 1, CHANGING THE ZONING DESIGNATION FROM GENERAL COMMERCIAL (C-2) TO LIMITED COMMERCIAL (L-C) AT 303, 307, AND 309 SEAL BEACH BOULEVARD THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: Section 1. On July 8, 2002 the City Council authorized initiation of General Plan and Zone Change studies to consider alternative land uses for the existing L-C zoned areas on Seal Beach Boulevard. The Planning Department held "Public Information Meetings" to discuss the direction of the City Council, the history of zoning of the area, and issues for discussion on July 31 and November 20, 2002. Based on the discussions at those information meetings staff has proceeded with the request as presented. Section 2. The requests being considered, in the opinion of staff, generally conform to the expressed desires of the majority of persons that attended the information meetings. Section 3. Pursuant to 14 Calif. Code of Regs. ~ 15025(a) and ~~ II.C and III of the City's Local CEQA Guidelines, staff prepared an Initial Study and a Negative Declaration, which is being circulated for public review and comment from February 11, 2003 to March 17,2003, in compliance with the provisions ofthe California Environmental Quality Act and the City's Local CEQA Guidelines. The Negative Declaration was reviewed by the Planning Commission at a public hearing held on March 5,2003 in relation to the land use proposal. Section 4. A duly noticed public hearing was held before the Planning Commission on March 5, 2003 to consider the subject applications. At the public hearing, the Planning Commission invited and considered any and all testimony offered in favor or opposition to said applications. Section 5. The record of the hearings indicates the following: a) The City of Seal Beach seeks to consider alternative land uses for the existing L-C zoned areas on Seal Beach Boulevard. b) On July 8, 2002 the City Council authorized initiation of General Plan and Zone Change studies to consider alternative land uses for the existmg L-C zoned areas on Seal Beach Boulevard. c) The Planning Department held "Public Information Meetings" to discuss the direction of the City Council, the history of zoning of the area, and issues for discussion on July 31 and November 20, 2002 d) A mixture of single family and multi-family residential uses in the Residential Medium and Residential High Density (RMD and RHD) zones abuts the subject area to the west and south. Directly across Seal Beach Boulevard, to the east, is the main ship loading facilities for the Seal Beach Naval Weapons Station, in the Public Land Use/Recreation (PLU/R) Zone. North of the subject area along Seal Beach C \Documents and Seltmgs\LWhlttenbcrg\My Documcnts\RESO\Zone Change 03-1 PC Reso doc\LW\03-31-03 Planmng CommISSIOn ResolutIOn 03-12 Zone Change 03-1 limited Commercwl Zone Change March 5, 2003 Boulevard are new single-family residences In the RMD zone. This residential development was previously zoned C-2. e) The City has previously approved reVISIOns to the Land Use Element and a zone change regarding the "Shore Shop" properties located north of Landing Avenue along Seal Beach Boulevard. The City adopted "Negative Declaration 98-3 - Anaheim Bay Villas - General Plan Land Use Element Amendment and Zone Change from General Commercial Land Use Element designation and C-2 Zone to Residential Medium Density Land Use Element designation and Residential Medium Density (RMD) Zoning designation". This Negative Declaration evaluated potential impacts for a General Plan Land Use Element Amendment and Zone Change to allow for the construction of 9 residences immediately to the north of the 3 properties currently located in the C-2 zone north of Landing A venue. The accompanying zone change request was approved by the City, the California Coastal Commission, and 8 of the 9 permitted homes have been constructed. f) The proposed residential development standards would permit a density of 17.4 units per acre, or 1 unit for each 25-foot wide lot within the project area. Many of the properties are currently developed with existing legal, non-conforming multiple-family residential properties, and it is not anticipated that these developments would be removed for the replacement with single-family residences, due to the economic factors involved with high rental rates in this area of the City. g) If all of the existing legal non-conforming multiple-family residential unit developments (50 units) were to demolished and replaced with allowable new single family units only (approximately 27 units), the area would experience a net loss of 23 units, resulting in a net population loss to this area of the community, and a maximum potential loss of 0.16% of the total number of housing units within the City. Section 6. Based upon substantial evidence in the record of the Planning Commission hearings regarding the application, including the facts stated in ~ 5 of this resolution, and in the environmental documentation prepared in conjunction with this project, and pursuant to ~~ 28-2600 and 28-2602 of the City's Code, the Planning Commission hereby finds that Zone Change 03-1 will be beneficial to the short term and long term land use goals of the City of Seal Beach. The Planning Commission further finds that approval of Zone Change 03-1 will promote the public health, safety and welfare. Therefore, the Planning Commission finds that Zone Change 03-1 will be in the public interest, and makes the following findings of fact: (a) Proposed Zone Change 03-1 will conform land uses to the goals and policies of the Land Use Element for the subject area, as revised by General Plan Amendment 03-1, and provides for a comprehensive development option which accomplishes the following goals of the City in achieving sustainable development on the subject property: 1. Creates a land use classification that is compatible and consistent with the prevailing pattern ofland uses in the immediate vicinity. 2. Promotes the general integrity of the neighborhood by allowing for a combination of both retail, office and residential uses that are mtended to encourage revitalization of the subject properties. 3. Creates a comprehensive development program for under- utIlized and potentially incompatible properties. b) The Planning Commission has identified the project objective of allowing for greater flexibility in the allowable land uses within the "Limited Commercial" General Plan Land Use Element land use designation and the "Limited Commercial" provisions of the Seal Beach Zoning Ordinance. The proposed zone change will include additional properties into that classification, thereby allowing greater development flexibility along the subject frontage of Seal Beach Boulevard. Zone Change 03-1 PC Reso 2 Planlllng CommIssion ResolutIOn 03-12 Zone Change 03-1 LImIted Commerczal Zone Change March 5, 2003 c) In 1992 the City established the "Limited Commercial" General Plan Land Use Element land use designation and the "LimIted Commercial" provisions of the Seal Beach Zoning Ordinance in an attempt to encourage private revitalization of properties to the south of the subject properties along Seal Beach Boulevard. Prior to 1992 the properties to the south were located in a "General Commercial" Land Use Element and Zoning designation, and no new commercial development had occurred in the area in over 20 years. d) The 1992 revisions were adopted to encourage a range of mixed- use developments, including new residential development in the properties to the south that are currently zoned Limited Commercial. It was hoped the ability to also construct residential land uses in conjunction with a commercial or office use would serve as an additional incentive for private revitalization efforts. Those efforts have not been successful, and the City is now proposing to allow a free-standing residential development in the area also. e) Proposed Zone Change 03-1, and the necessary General Plan Amendments, will not be detrimental to the short term or long-term goals or objectives of the City of Seal Beach and are in the interest of the public health, safety and welfare. Proposed Zone Change 03-1 is consistent with the General Plan, as amended pursuant to General Plan Amendment 03-1. Section 7. Based on the foregoing Sections 1 through 6, the Planning Commission hereby recommends that the City Council approve Zone Change 03-1, to change the zoning designation of the subject properties as indicated below: (a) Those properties located at 303, 307, and 309 Seal Beach Boulevard, located north of Landing Avenue and extending 125 northerly of Landing Avenue shall be changed from C-2, Commercial General to L-CIMDR, Limited CommerciallMedium DenSIty Residential on the Zoning Map of the City of Seal Beach, as indicated below (said properties are legally described as Lots 1, 3, 5, 7, and 9, Block 217, Tract No. 10). (b) Those properties located at 209 through 257 Seal Beach Boulevard, located north of the Electric Avenue Alley and Landing Avenue shall be changed from L-C, Limited Commercial to L-C/RMD, Limited Commercial/Residential Medium Density on the Zoning Map of the City of Seal Beach, as indicated below (said properties are legally 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 Block 218, Tract No. 10). Zone Change 03-1 PC Reso 3 Planmng CommISSIOn Resolution 03-12 Zone Change 03-1 Lmuted Commerczal Zone Change March 5, 2003 Proposed Zoning Designations - Zone Change 03-1 .... ...... ~r.'.... ..r ~ ~ .... '... ~~ "~ ~..~" /..... /............... .;'/....._ .....r'~ r...... '... / ....y},) ......,...,'. J ~(' -.., ct'~.. ...., ...."$:, ~.. /<~.~:..'r..:~(. ..~/,,(........ ,C~~, ~~">?> '< r'., ...tJ....../J....., :=-.. ........;Ol'b. ..... ..:...........;;;:,"........s " ..' ...... ";v~" ... J ......'C2.-:: ...Y..... 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'... r~~....~......,,::~..........,';,. .~.. ........~~'n..:..r.....JlMD/ 'i'./':"'~:'''~'' /.... ........):..~... ......../ /........:...~j/C2~; ~ ......01",;".... '..,/f r'...... ...........,~, ......,Ir I~ ...., ....I~.,..,..,...l f~ .......~If.~.. .......' ,,:,..........,)1, >V~ '>>::t'~~~~~~./:::::..;:~:'::::)./:::~~:;[<:::;:r <":',i:.::')>':::::~;:' ',:1, . , ...., ,~' ;:.. r' ,....... ....':l;~r..,.. ......,' .,r~,''',,,,,>:!.,, ........'1 ..,'~.....~I'i'.............,~ ,.t..........,. '- ' -toea"",," ',~'; /', '.,~', "/ 1., ". .~r" '.,.' ('" ..~.;;.:;/ /'., ' , ......... RMD (ZC 98 2)' , ..... '\.0 /.1'1;, ') "',.~~.. ....1.,/ ,..:-.... ", ,,'~(..'..'..~..,,/. ....{ ......,...:"i.........:...~ ...'."..,..'.... ...,/ - "f, ~ >... ,,~f.. .... ./ ,'.... ...."../. ..' ~I ~ ...... 1........ ......., '.. ...... ~....~ " .I / . J (".....,.. ~',~ ..... ,,'.... ""..' ..r...., .~...-l.... ...., 1" ,.t. ..... \.(;1''''-. , , ,'~~' , ....w...' /. """ /,rl..... ....,},. /:...........:,.;::;.......:'-;/ ~...,..:....: A ~~ ,....TA ....,,' L.. ", ,.~,.i...... ....,/ 01' ...... ..,'............) ................, Subject Properties ~ o~ ~ '{,/f~.:, ............, :~.I..... ....~.... ...I ......, ....,~.....,.. '''r'' ..i:.............. ... 'Ct ......0.,: I " , I;f \. ..,}..~'...... ....,' .../....... ~:I ..... ".,." t... .......... " ~, (,1, '" ./~ ...... .....' ''', '..r......,~...,.. ....r' / ..,......, . ... ....r "t '...~......L.........~"'r.. I~:'....'..:'....r..~~.~:....::/ /r . ,_,~": ' ... '\... ,',:tt.:. "~,, ~.I / "'.. ..~I/ ~..~..>' " ,_I , " ' '... ....~ ~.. ,'''' ",~,/~1I11 ",",.' "I.,' ~ ~ ... '\., ........ , " ~ ~ ,.~r ; t~ ' ,_',' ~ '... ..." '..>-" ) II ""4 _ "",'''. .r_~ ... " 't:; '" /4' ..... ~,'., ...... ~....~- ~..."'..." '" , ,,,,.I/"'~ ~'.,...r.......r/ /~.....:......r. ....U-.. ... ....1: ~ ......, ," '\. , ",~,"~' "'~/ 1"'..........:......1.,... . ...,.. , " " , ~.A' '.. /', ". . ", , , '\...... ... ......'~ /1., ..,..........:..... ...'::"" ., ...,~ / ,,~.I'" 'i!".~'.'\ .r ............. . ;1 '.'" ,"." 'V" ' , , . . " ,'.' ~,',,;' ,v_ '1~1/. :,;. ... '<f' "',', """;o!I.,,, ,T '\. ......~, "'~ ...... , .,' , ,..~,' , ,. '~. ,', . I' ", ",>",~..... """,.. , ' , ..."',,,,, " .("",~~~ , , " 1 N A PLU.R Proposed Zomng Designations RLD RMD ReSidential Low DenSity ReSidential Medium DenSity ReSidential Medium DenSity Resldenllal High DenSity General Commercial Llmrted CommerclaVMedlum DenSity ReSidential Public Land Use - Recreational PLU-R r,', "'. RMD .{H~'{,' RHO <Ay C2 LC/MOR , ' PLU-R o , 250 500 Feet PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal Beach at a meeting thereof held on the _5th_ day of March , 2003 by the following vote: AYES: Commissioners Deaton, Hood, Ladner, Shanks, and Sharp NOES: Commissioners None ABSENT: Commissioners None ABSTAIN: Commissioners None _{/! ~ t~ David Hood, Ph.D. Chainnan of the Planning Commission ee Whittenberg Secretary of the Planning CommissIOn Zone Change 03-1 PC Reso 4