HomeMy WebLinkAboutGeneral Plan Amendment GPA1978002 - Staff Report/Executive Summaryhuntington beach planning department
staffIreper
TO: Planning Commission
FROM: Planning Department
DATE: Ju-',18, 1978
ZONE CHANGE 78.8/NEGATIS'B DECLARATION 78-53
APPLICANT:Thomas H. Welch DATE ACCEPTED: May 24, 1978
6011 Warner Avenue
Huntington Beach, CA.MANDATORY PROCESSING DATE:.8/9/78
LOCATION:Northeast corner of ZONE: RA
;darner and Springdale
GENERAL PLAN : Medium Density Residential
REQUEST:"rom RA to C4
EXISTING USE: Country Day School
ACREAGE:1.19 Net Acres
1.0 SUGGESTED ACTION:
Approve Negative Declaration 73-53 and Zone Change 78-8.
2,0 GENERAL INFORAMATI ON :
Zone Change 78-8 is a request to change the zoning on the site located
on the northeast corner of the intersection of Springdale Street and
Warner Avenue from R/A, Residential Agricultural, to C4, Highway
Commercial.
The site is designated Aedium Density Residential on the Lane Use
Designation of the General Plan but the proposed rezoning may be found
consistent with the General Plan if the site meets size and location
criteria and is in conformance with the policies of the General Plan.
3.0 SUMMARY OF ISSUES:
The major issues related to Zone Change 78-8 are; (1) conformance with,
the General Plan; (2) relationship of the proposed Highway Commercial
District with the existing surrounding uses.
4.0 ENVIRONMENTAL STATUS:
Negative Declaration No, 78-53 was posted for a ten day period ending
June 5, 1978 with no comments being received. The Environmental
Resources Section recommends approval of Negative Declaration No. 78-53
witfi the following condition:,
C-5-r
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Page Two
(1) Further environmental ana,y,is be conducted to determine specific
project mitigation measures when a site plan is processed for
the project.
5.U SURROUNDING LAND USE, ZONING AND GENERAL PLAN DESIGNATION:
The subject site contains 1.81 gross acres (1.19 net acres ) and is _zoned
RA, Residential Agricultural . The site is designated Medium Density
Residential in the General Plan and is presently used as the location
of the Country Day School.
Property to the north and east is General Planned Medium Density
Residential and is zoned for and developed as a mobile home park.
The properties to the west, southwest and south are General Planned,
zoned and developed commercial.
6.0 ANALYSIS:
The proposed rezoning of the site to C4, Highway Commercial District,
is not strictly consistent with the site's land use designation of
Medium Density Residential as shown on the Land Use Diagram of the
General Plan, However, the Planning Commission may find the proposed
zone change consistent with the General Plan if the proposed site
meets the size and locational criteria detailed in the Land Use
Element and is consistent with the policies of the remaining elements
of the General Plan. The size criteria provide a guideline for
commercial uses wherein a proposed site should be no larger than a one
and one-half gross acres, otherwise the Land Use Diagram should be
amended to reflect the proposed commercial use. The proposed site
is 1.81 gross acres, however, the General Plan stipulates that,
"the criteria should be applied flexibility since determination of
the character of an area is the overriding issue." Clearly the
character of the intersection of Warner Avenue and Springdale Street
is commercial since the other three corners are developed with
commercial centers.
Locational criteria in the Land Use Element stipulates that both
neighborhood and community commercial centers should be located at
the intersection of major and primary arterials. The proposed site
conforms to these criteria. Finally, overall the proposed rezoning
is consistent with policies of the remaining elements of the General
Plan.
The proposed rezoning will conform with the existing surrounding uses
which are commercial to the west and south and a mobilehome park to
the north and east, Residential use of the ite could be compatible
with the surrounding land uses howAvcr, the . .ze and location of the
site make residential use of the property impractical. In contrast,
the size of the site is sufficient and the location is excellent for
a commercial use.
Page Three
The Staff recommends approval of Negative Declaration No. 78-53
and Zone Change No. 78-8 since the proposed zone change furthers
the intent of the General Plan.
TM: gc 14"
Attachments:
1. Area Map
2. Site Map
3. Ordinance
4. Environmental Documentation
5. Proposal Consistency with the General Plan
Dwl251,GCrGfa r$J0 UOh6 1IGNCc' .rv r wACrl a,'. WA21JEF2 1 V ,IUEL C>I44YKeuG6lp., lPLOT PLAN OF TPE CGUMT12Y DAY 5r-WOOLao1C4.° qC.-S-0,W-waeu z.A:• CnHUNTINGTON BEACHPLANNING DEPT.MAY 191918P. 0. Box 190Huntington Beach,CA 92648PLOT PL16Njetv EOl4E CNAI,,.L.E PETTi,i
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH ORDINANCE CODE
BY AMENDING SECTION 9061 THEREOF TC PROVIDE
FOR CHANGE OF ZONING FROM RESIDENTIAL AGRICUL-
TURAL TO HIGHWAY COM:11RRCIAL ON REAL PROPERTY
LOCATED AT SPRINGDALE STREET AND WARNER AVENUE
(ZONE CASE NO. 78-8)
WHEREAS, pursuant to the state Planning and Zoning Law,
the Huntington Beach Planning Commission and Huntington Beach
City Council have had separate public hearings relative to Zone
Case No. 78-8 wherein both bodies have carefully considered
all information presented at said hearings, and after due con-
sideration of the findings and recommenda'-ons of the Planning
Commission and all evidence presented to City Council, the
City Council finds that such zone change i;., groper, and consis-
tent with the general plan,
NOW, THEREFORE, the City Council of the City of Huntington
Beach does ordain as follows:
SECTION 1. The following described real property located
on the northeast corner of the intersection of Springdale Street
and Warner Avenue is hereby changed from RA, "Residential Agri-
cultural" to C41, "Highway Commercial":
Beginning at a point in the West line of the South
West quarter of Section 22, Township 5 South, Range
11 West, S.B.B. & M., 180 feet North of the Southwest
corner of said Section, ;,aid point being the inter-
section of said west line with the westerly prolonga-
tion of the north. line of the land conveyed to THE
SPRINGDALE SCHOOL DISTRICT of Orange County, by deed
recorded August 23, 1905, in Book 121, page 133 of
Deeds, and running thence North aang the West line
of the Southwest quarter of said Section 22, 101.06
feet; thence East parallel to the South line of Sec-
tion 22, 281.00 feet; thence South parallel to the
West line of said Section, 281.06 feet thence West
parallel to the South line of Section 22, 231.00 feet;
thence North 180.00 feet to the point of beginning,
1.6
SECTION 2. The Planning Director of the City of Huntington
Beach is hereby directed to change District Map 25 (Sectional
District Map 22-5-11) to incorporate the zone change described
in Section J. hereof, and as said ,xistrict map shall have been
amended , the same sha"_l be in full force and effect and be a
part of the Huntington Beach Ordinance Code. A copy of said
district map, as amended hereby, is available for inspection
in the office of the City Clerk.
SECTION 3. Section 9061, District Map 25 thereof, is
hereby amended by Zone Case No. 78-8.
SECTION 4. This ordinance shall take effect thirty days
after its adoption. The City Clerk shall certify to the pas-
sage of this ordinance and cause same co be published within
fifteen days after adoption in the Huntington Beach News, a
weekly newspaper of general circulation, printed and published
in Huntington Beach, California.
PASSED AND ADOPTED by the City Council of the City of
Huntington Beach at a regular meeting thereof held on the
day of , 1978.
Mayor
ATTEST: APPROVED AS TO FORM:
City Clerk City Attorney
REVIEWED AND APPROVED: INITIATED AND APPROVED:
City Administrator Director of Planning
2.
PROPOSAL CONSISTENCY WITH THE GENERAL PLAN-
APPLICANT:Thomas H. Welch
ASSESSOR'S PARCEL:
REQUEST:
146-171-13
RA to C4 (G.P. Designation Medium Density Residential)
CONSISTENCY DETERMINATION
CONSISTENT INCONSISTENT INDETERMINATE
FINDINGS
(1) The site contains 1.81 gross acres which is .31 gross acres above the size
criteria contained in the G .P. However , G.P. stipulates size criteria should be
applied flexibly and that consistency , with the character of the area i s the most
important issue. The related intersection contains commercial uses on all three
of the other corners , therefore the proposal is consistent.
(2) The site meets locational criteria.
(3) The proposal directly or indirectly furthers the following G.P. policies:
•(A) Discourage new residential development within the CNEL 65 contour.
(B) Provide adequate ingress a -md egress to industrial and commercial land uses
as well as insure that residential areas are protected.
(C) Continuing to promote developm ent of commercial centers;
(D) Distributing commercial centers and relating Vim to service areas;
(E) Encouraging planned commercial development that will coincide with resi-
dential growth;
(F) Continuing to diversify the economic base of the City and increasing the :ax
base-
(4) The proposal may deter the following G.P. policy:
(A) Conserving and expanding the housing stock especially for persons of low and
moderate income .,.
PROPOSAL CONSIS'i cNC`r
General Plan Policies and Plans
1.0 Open S ce and Conservation Element
1.1 Preserving and protecting outstanding geographical
and topographical features;
1.2 developing the shoreline as a unique , irreplaceable,
regional recreational asset;
1.3 encouraging beautification of oil-producing areas
and restoration of non-productive oil land;
1.4 maximizing the outdoor and environmental potential
of the City by providing comprehensive, coordinated
recreation, parks, and open space programs that
fulfill the needs of all segments of the carminity;
1.5 preserving the ocean and shoreline as a recreational
and physical resource;
1.6 cooperating in the implementation of a greenbelt
plan for the Santa Ana River;
1.7 promoting the preservation of the area's marshes
and lakes;
1.8 encouraging water conservation, reclamation, and
desalinization;
1.9 protecting the area's water resources - domestic
supply, ocean and harbor areas, marshlands, lakes -
from pollution;
1.10 cooperating in local, state, and national efforts
to improve air quality;
1.11 preserving and protecting areas of significant
historic, scenic, and archaeological value;
1.12 developing and maintaining high standards of visual
beauty within all areas of the city;
1.13 preserving significant vegetation and wildlife
habitat now existing in the Planning Area.
1.14 Relationship to the Open Space and Conservation Plan
1.15 Relationship to the Open Space and Conservation
Program
1.15.1 Utilize development zoning (e.g., estate
and cluster zoning) to preserve open space
within private developments.
,1.15.2 Utilize natural resource zoning to restrict
development in hazard areas and areas used
for production of resources.
1.15.3 Employ "Less Tian Fee ownership" techniques
to preserve open space in Huntington Beach.
1.15.4 Continue to acquire open space with full
ownership rights through purchases, con-
demnation , or donation.
Mid THE GENERAL PLAN
Effect on Policies and Mans
Furthers Deters No Effect
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PROPOSAL CON STS i cNCY
General Plan Policies and Plans
2.0 Seistic -Safet Element
2.1 The City shall recognize hazard-generated constraints
in determining l:nd use policies and making deci-
sions on development, particularly in identified
areas.
.2 Public facilities should be upgraded to meet risk
requirements.
2.3 Vital facilities shall be designed and operated in
a manner to maximize their ability to remain
functional during and after disaster.
2.4 Relationship to the Seismic-Safety Plan
2.4.1 Implement the provisions of the Alquist-
Priolo Geologic Hazard Zones Act and the
criteria of the State Mining and Geology
Board within the special studies zones in
Huntington Beach.
2.4.2 Make the seismic safety condition of exist-
ing structures an important factor in
selecting future areas for redevelopment.
2.4.3 Prohibit construction of future critical
facilities within 50 feet of a known fault
trace.
2.4.4 Pre vent construction of additional critical
facilities in hazard areas unless absolutely
necessary. New facilities should be flood-
proofed-
2.4.5 Construct additional water supply and waste
disposal systems to prevent entry of flood
waters when practical.
3.0 Boise Element
3.1 Noise reduction strategies and priorities to reduce
noise in the highest noise-impacted areas should be
developed.
3.2 The use of quieter automobiles, machinery, and
equipment should be encouraged.
3.3 Relationship to the Noise Abatement Plan
3.3,1 Discourage new residential development with-
in the CNEL 65 contour.
3.3.2 Consider requiring additional noise insula-
tion for new residential construction under
the CNEL 60 contour.
3.3.3 Investigate the redesignation of inconpatihle
land uses and the revisions of noise insu-
lation requirements to achieve long-term
reduction of noise.
3.3.4 Consider restricting new residential devel-
opment within 25 feet of a gasoline
engine-powered plump.
3.3.5 Consider restricting new residential devel-
opment within 25 feet of an electric motor-
driven pmsp.
Wi r 6-7 THE GENERAL PLAN
Effect on Policies and Plans
Furthers Dete No Effect
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PROPOSAL CONS1S 1 MCY
General Plan Policies and Plans I III
i ,41
4.0 Circulation Elea ant
4.1 Develop a system of arterial streets and highways
that ensures the safe and efficient movement of
people and goods.
4.2 Support the establishTent of public transportation
systems within the City that are directed toward
meeting the mobility needs of he camvnity.
4.3 Provide adequate maintenance Lnd protection of
existing waterways as recra%,:ional transportation
facilities and provide z0_g.rate public access.
4.4 Provide adequate truck and rail service to indus-
trial and cannercial areas while providing minimum
disturbance to residential areas.
4.5 Support the development of general aviation facili-
ties in Orange County that reflect the needs of
the community.
4.6 Provide a transportation system that is consistent
with efforts to minimize adverse environmental and
aesthetic effects.
4.7 Provide non-motorized transportation facilities,
especially bike trails, pedestrian trails, eques-
trian trails, and jogging trails.
4.8 Relationship to the Circulation Plan
4.8.1 Provide adequate ingress and egress tojn-
dustrial and catmercial land uses as well as
insure that residential areas are protected.
5.0 Scenic Ni hwa s Element
5.1 Encourage the development of a system of local
scenic routes within the City, to be enjoyed by all
residents and visitors.
5.2 Direct development along scenic roadways in a manner
compatible with the protection of scenic values.
5.3 Coordinate the local scenic route system with a
network of trails and greenbelts.
5.4 Encourage the dekaloprrent of a comprehensive pro-
gram for undergrounding utilities in the shoreline
area.
5.5 Eliminate billboards throughout the entire shoreline
area.
5.6 Scenic Highways Plan
5.6.1 Trial Scenic Routes
A. Boise Chico Street - from Pacific Coast
Highway to Warner Avenue
B. Edwards Street - from Pacific Coast
Highway to south of Talbert Avenue
Wit rI THE GENERAL PLAN
Effect on Policies and Plans
Furthers Deters Ho Effect
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PROPOSAL CONSISI ENCY
General Plan Policies and Plans
6.0 Housing Element
6.1 Providing housing opportunity for all segments of
the population;
6.2 providing a variety of housing types in all areas
of the City;
6.3 insuring a wide distribution of low and moderate
income housing throughout the City;
6.4 eliminating or preventing blight where such condi-
tions or needs exist;
6.5 eliminating housing conditions harmful to health,
safety, and public welfare;
6.6 conserving and expanding the housing stock especially
for persons of low and moderate income;
6.7 encouraging development of neighborhoods that are
available and attractive to diverse econanic groups;
6.8 insuring adequate open space in all residential
Areas.
6.9 Relationship to the Housing Plan
6.9.1 Continue utilization of Federal Housing
Assistance Programs, such as the Section 8
Existing Housing Program.
6.9.2 Utilize existing housing units to provide
at least a portion of the assisted housing
required by low and moderate income families
residing in Huntington Beach.
6.9.3 Encourage the dispersal of housing types
within Huntington Beach.
6.9.4 Encourage and assist in the conservation,
maintenance, and improvement of all exist-
ing neighborhoods with priority given to
problem areas identified by the Com inity
Analysis Program.
7.0 Land Use Element
7.1 Utilizing Edison easements for greenbelts and City-
owned tree farms.
7.2 Acquiring land for parks, open space, and recreation,
prior to land development, where possible;
7.3 Developing a system of trails linking the City parks,
beaches, and bluffs;
7.4 Maximizing the preservation of historic, scenic,
geological, topographical, and archaeological sites;
7.5 Developing community centers that carbine high
schools, camunity parks, recreational centers,
branch libraries, and other uses in one area;
7.6 Controlling traffic density to minimize air pollu-
tion;
WI t Il THE GENERAL PLAN
Effect on Policies and Plans
Furthers Deters " No Effect
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Wt. d THE GENERAL PL ANPROPOSAL CONSIS. NCY 01 F17 V711
General Plan Policies and Plans
q
7.7 Providing an adequate level of cmnunity services,
facilities, improverrants, and ma ntenance in all
areas of the City;
7.8 Providing utility systems to meet projected demands;
7.9 Providing meting centers for civic and other groups;,
7.10 Providing efficient, econanical refuse disposal;
7.11 Encouraging the proper location and planning of fac-
ilities such as churches, nursing homes, day care
centers, well-baby clinics, etc.;
7.12 Encouraging the location of municipal, county, state,-
federal, and other governnrntal facilities within
or near the Civic Center;
7.13 Encouraging planned commercial development that will
coincide with residential growth;
j7.14 Continuing to diversify the econanic base of the City'
and increasing the tax base;
7.15 Pramting the revitalization of the Downtown area;
7.16 Pramoting hotel and tourist-oriented retail develop-
ment in appropriate locations;
7.17 Encouraging develogrent of cannercial car lexes as
centers of activity;
'7.18 Continuing to promte development of canrercial
centers;
7.19 Distributing camnscial centers and relating them to
service areas;
7.20 Encouraging industrial development in several dis-
persed industrial parks;
7.21 Locating industrial uses adjacent to caopatible
land uses;
7.22 Providing appropriate transportation access to desig
nated industrial areas;
7.23 Eliminating conflicts between existing industrial
uses and non -ccspetible land uses;
7.24 Utilizing planning to assure that annexed. areas are
carratible with surrounding areas of the City;
7.25 Insuring that annexed areas provide sufficient tax
base to assure that the area will not cause tax in-
creases for current residents of the City.
Effect on Policies and Plans
r urthlers Deters No Effect
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