HomeMy WebLinkAboutPC Res 03-11 - 2003-03-05
RESOLUTION NO. 03 - 11
ORIGINAL
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF SEAL
BEACH RECOMMENDING TO THE CITY
COUNCIL APPROV AL OF GENERAL PLAN
AMENDMENT 03-1, AMENDING THE LAND
USE AND HOUSING ELEMENTS (LIMITED
COMMERCIAL GENERAL PLAN REVISIONS)
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 infonnation
meetings.
Section 3. Pursuant to 14 Calif. Code of Regs. ~ 15025(a) and ~~ ILC
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
Enviromnental 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 existing L-C zoned
areas on Seal Beach Boulevard.
c) The Planning Department held "Public lnfonnation 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
.Boulevard are new single-family residences in the RMD zone. This residential
development was previously zoned C-2.
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Planmng CommISSIOn ResolutIOn 03-11
General plan Amendment 03-1
LImited Commerczal General Plan DesIgnatIOn RevIsions
March 5, 2003
e) The City has previously approved reVlSlons 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 Avenue. 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-confonning
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 ofthe 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 enviromnental 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 General Plan Land Use Element Amendment 03-1 will be
beneficial to the short tenn and long term land use goals of the City of Seal Beach. The
Planning Commission further finds that approval of the subject applications will promote
the public health, safety and welfare. Therefore, the Planning Commission finds that the
requested amendments to the General Plan Land Use Element of the City of Seal Beach
will be in the public interest, and makes the following findings of fact:
a) The proposed General Plan Amendments will conform land uses to
the goals and policies of the Land Use Element for the subject area, as revised, and
provides for a comprehensive development option which accomplishes the following
goals ofthe City in achieving sustainable development on the subject property:
I. 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 intended 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.
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
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March 5, 2003
the subject properties along Seal Beach Boulevard. Prior to 1992 the properties 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. 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) The proposed amendments to the "Limited Commercial" Land Use
designations and Zoning provisions, 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. The proposed
amendment is consistent with the General Plan, as amended.
Section 7. Based on the foregoing Sections 1 through 6, the Planning
Commission hereby recommends that the City Council approve General Plan
Amendment 03-1 Amending the Land Use and Housing Elements, as set forth below:
1. Revise Page 22 and 23 of the Land Use Element to read as follows:
"COMMERCIAL LAND USE
1. LIMITED COMMERCIAL LAND USE
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 those areas along Seal Beach Boulevard, south
of Pacific Coast Highway and north of the Electric A venue alley that
are located in the "Limited Commercial" land use designation. 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 located in the
"Limited Commercial" land use designation consist of a mixture of
high density residential, low intensity office, small commercial uses,
and vacant land. The proposed development standards should act as an
incentive to help renew this area, and bring about economic
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 area, and encourage full utilization of those
opportunities.
In developing standards and guidelines for the 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 to provide services
that local residents would be inclined to walk to.
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March 5, 2003
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 along Seal
Beach Boulevard. Prior to 1992 these properties 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.
The 1992 revisions were adopted to encourage a range of mixed-
use developments, including new residential development. 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 has also determined it is appropriate to allow
for free-standing residential development in the area also.
Additionally, Anaheim Bay and ocean views are offered from the
second story along Seal Beach Boulevard. This is a strong marketing
amenity for residential property and would provide additional ocean
view home sites in the City of Seal Beach."
2. Revise the Land Use Element "Summary Table of Existing and Proposed Land
Uses in Acres" by reducing the Commercial General Category by 0.3 acres and
increasing the Limited Commercial Category by 0.3 acres. Page 15-16 of the
Land Use Element is revised accordingly to read as follows:
"LAND USE TABLE
The following table depicts the existing and proposed land use acreage for
each land use category in the General Plan.
Designation
Proposed!
Developed
Undeveloped
Total
Residential
Low
Medium
High
670.6
652.5
161.0
0.0
0.0
0.0
670.6
652.5
161.0
Commercial
Limited
Commercial
Professional
Office
Service
General
2.6
0.0
2.6
0.0
55.8
162.2
0.0
0.0
0.3
0.0
55.8
162.5
Industrial
Light
Oil Extraction
126.2
28.2
0.0
0.0
126.2
28.2
Quasi-Public
Golf Course
264.8
0.0
264.8
Wetlands
32.8
0.0
32.8
Public
City Parks
City Schools
Flood Basin
81.4
13.4
34.7
7.0
0.0
0.0
88.4
13.4
34.7
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Plannl1lg CommIssion ResolutIOn 03-11
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March 5, 2003
Beaches 52.0 0.0 52.0
Police Station 1.5 0.0 1.5
Fire Stations 1.0 0.0 1.0
Civic Center 0.6 0.0 0.6
City Yard 3.0 0.0 3.0
P.E. R/W 8.2 0.0 8.2
Towne Center Greenbelt 12.4 0.0 12.4
MilItary 5.000.0 0.0 5.000.0
TOTAL: 7,364.5 7.3 7,371.8"
3. Revise Table 16 of the Housing Element "Seal Beach Acreage by General Plan
Land Use Designations" by reducing the Commercial General Category by 0.3
acres and increasing the Limited Commercial Category by 0.3 acres. Table 16 of
the Housing Element is revised accordingly to read as follows:
''TABLE 16
Seal Beach Acreage by General Plan Land Use Designations
Proposed!
Designation Developed Undeveloped Total
Residential
Low 670.6 0.0 670.6
Medium 652.5 0.0 652.5
High 161.0 0.0 161.0
Commercial
Limited
Commercial 2.6 0.0 2.6
Professional
Office 0.0 0.0 0.0
Service 55.8 0.0 55.8
General 162.2 0.3 162.5
Industrial
Light 126.2 0.0 126.2
Oil Extraction 28.2 0.0 28.2
Quasi-Public
Golf Course 264.8 0.0 264.8
Wetlands 32.8 0.0 32.8
Public
City Parks 81.4 7.0 88.4
City Schools 13.4 0.0 13.4
Flood Basin 34.7 0.0 34.7
Beaches 52.0 0.0 52.0
Police Station 1.5 0.0 1.5
FIre Stations 1.0 0.0 1.0
Civic Center 0.6 0.0 0.6
City Yard 3.0 0.0 3.0
P.E. R/W 8.2 0.0 8.2
Towne Center Greenbelt 12.4 0.0 12.4
Military 5.000.0 0.0 5.000.0
TOTAL: 7,364.5 7.3 7,371.8"
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Plannlllg CommissIOn ResolutIOn 03-11
General plan Amendment 03-1
LImIted Commerczal General Plan DesIgnatIOn RevIsions
March 5, 2003
4. The "City of Seal Beach Land Use Plan" is revised to amend the "Land Use Map"
to indicate this proposed change in Land Use Designation for the three parcels
northerly of Landing Avenue from "General Commercial" to "Limited
Commercial" as shown below:
Proposed General Plan Land Use Designations
General Plan Amendment 03-1, Limited Commercial General Plan Revisions
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Subject Properties
"
Exhibit 3
Proposed General Plan land Use DeSignations
M
LOR
MOR
HOR
LC
W CG
P
M
o
,
low DenSity ReSidential
Medium DenSity Resldentral
High DenSity ReSidential
Limited Commercial
Commercial - General
'... "
Public
Military
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.
Chairman of the Planning Commission
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