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Home My WebLink AboutCity Council - 2012-24 RESOLUTION NO. 2012-..2- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 11-002 WHEREAS, General Plan Amendment No. 11-002 proposes to amend the Housing Element 1)to update the list and associated discussion of sites that may be rezoned to exclusively residential use, including removing the reference to the City-owned property on McFadden Avenue (Table IV-7) and 2) to update the list of opportunity sites (Table IV-6) to reflect that a portion of one site is now listed in Table IV-7. The Planning Commission of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 11-002 and recommended approval of said entitlement to the City Council; and The City Council of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 11-002; and The City Council finds that said General Plan Amendment No. 11-002 is necessary for the changing needs and orderly development of the community, is necessary to accomplish refinement of the General Plan, and is consistent with other elements of the General Plan. The Amendment demonstrates that the City has adequate sites that can accommodate housing to address the City's share of regional housing needs. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: SECTION 1. That the General Plan is amended pursuant to Amendment No. 11-002, which amends the Housing Element 1)to update the list and associated discussion of sites that may be rezoned to exclusively residential use, including removing the reference to the City- 12-3201/75855 1 Resolution No. 2012-24 owned property on McFadden Avenue (Table IV-7) and 2)to update the list of opportunity sites (Table IV-6)to reflect that a portion of one site is now listed in Table IV-7. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 7th day of Nay , 2012. Mayor REVIEWPROVED: APPROVED AS TO FORM: : City a er City Attorney 1Y)V 3-i c'-j 3°6�1 12 INITIATED D APPROVED: irector o Planning and Building Exhibit "A" - General Plan Amendment No. 11-002 12-3201/75855 2 Exhibit"A" - Resolution No.2012-24 GENERAL PLAN AMENDMENT NO. 11 -002 Table IV-6 Beach/Edinger Corridor Specific Plan- Example Mixed Use Projects & Opportunity Sites Projects Number of New Site Project Density Units Acreage Edinger Avenue The Ripcurl 440 apartment units 3.8 acres 115 units/acre The Village at Bella Terra* 500 units 15.8 acres 32 units/acre Watt Development Property 600 units 13.8 acres 44 units/acre former Levitz property 1,260 units 12.5 acres 101 units/acre Beach Boulevard Beach &Warner 270 units 9.4 acres 29 units/acre Beach& Ellis(sec) 120 units 2.6 acres 46 units/acre Opportunity Sites Beach &Ellis (nwc) 450126 units 24 1.62 6277 units/acre acres Beach &Yorktown (nec) 200 units 3.5 acres 57 units/acre Total 3-,W 3,516 units *Located on Edinger in The Crossings Specific Plan adjacent to Beach/Edinger Specific Plan area. Rezoning for Exclusively Residential Use As a means of complying with AB 2348 which requires at least half of sites rezoned to address a lower income RHNA shortfall to be designated exclusively for residential uses, the City has identified sites both within and adjane^+ +^ the Beach/Edinger Specific Plan appropriate for development as entirely residential. The city will rezone three or mnr-^o the sites are identified in Table IV-7 (illustrated in Figure 9). eesei aesix19 Blvd) and a Redevelopment AgenGy owned site on nn�v GFaddeR Avenue adjanent to GoldeRwest College The Gity is GUrrently able to commit to rezoning Cites 4an 5- AS part of the Beach/Edinger Specific Plan adoption in March 2010, Site 4 was rezoned as entirely residential. Determination of which of the other sites among 1 3 will be redesignated for exclusively residential will need to be confirmed as part of the Bea, NEdinner Spenifin Plan nror•ess an additional zone change. Rezoning of three one or more of the additional sites in Table IV-7 will more than address the City's lower income RHNA shortfall for 352 units on exclusively residential sites (50% of total 704 lower income RHNA shortfall). 2008-2014 HOUSING ELEMENT IV-16 HOUSING RESOURCES Exhibit"A" - Resolution No.2012-24 Table IV-7 Sites for Potential Rezoning to Exclusively Residential Use Mqn* l-ocati6hf-,,--,,1 Curedrit,:.' ,Ahtidlpat Site Density day Z6nin9 #of units Ac'r'eag'p - 1 Beach Blvd, GGSP14 70 2.12 33 du/ac S. of Yorktown 2 Cypress and Elm, GGSP14 40 .76 30 du/ac behind Beach Blvd.- 3 Beach Blvd, GGSP14 100 3.14 31 du/ac N. of Yorktown 4 PaGifiGa SP214 187 3.13 60 du/ac SpeGifiG Plan Delaware St, S.of Main St 5 A r-,I=;-;d-d-P-n A v e- IG 4-75 2-7 65 dulaG s 5 Beach Blvd, N. of SP14 24 .78 30 du/ac Main St 6 Gothard St, S. of SP14 110 1.32 32 du/ac Edig er Ave 7 1 Beach Blvd, N. of SP14 52 1.04 50 du/ac Slater Ave Total M583 There are three adjacent vacant parcels held under the same ownership. The total yield could be 81 units. However, the three other parcels do not individually meet the criteria under AB 2348 and therefore are not included above. The City used the following process to develop the inventory of sites for rezoning to exclusively residential use. As part of the Beach/Edinger Specific Plan, a "micro- vulnerability" analysis was conducted along Beach Boulevard to identify those sites most vulnerable to change from existing use (refer to Appendix A). City staff then evaluated these sites to determine which would be most appropriate for redesignation to an exclusively residential use, and identified sites 1-37 on Table IV-7. As depicted in the Rezoning Sites Table and accompanying aerial photos in Appendix A, these sites are characterized by a mix of older, economically marginal uses; parking lots; and vacant parcels - all factors contributing to their identification as vulnerable to change. The City's consultant for the Specific Plan estimated the dwelling unit potential on each of these sites based on an expected residential product type, providing the basis for the units identified in Table IV-7. The Beach/Edinger Specific Plan is structured as a form based Development Code, and does not establish maximum residential densities. The densities presented for sites 1-37 are not prescribed and do not represent maximum densities, but rather reflect the anticipated density based on an assumed product type. Site #4 in Table IV-7 falls just outside was rezoned as part of the Beach/Edinger Specific Plan within the PaGifiGa Community PlaR. The four parcels that comprise this former hospital site consist of surface parking lots, and a medical office building slated for demolition. A portion of this site had a previous proposal for development with 130 senior condominiums, and several developers have expressed an interest to the City in developing the site with housing at densities ranging from 70-80 units/acre. T114e PaGifiGa Gemmunity Plan identifies Fesidential as a GOnditionally pei:mitted use with no 2008-2014 HOUSING ELEMENT IV-1 7 HOUSING RESOURCES Exhibit"A" -Resolution No.2012-24 deRSity Gap. The Git y i6 nommitte d to amending the SpeGlk Dlun to allow housing by right, and modifyiRg the 0 deyeloWneRt at 60 unitc/aoro Although Site #4 consists of 4 separate parcels, all of the parcels are held under one ownership and would be required to be consolidated prior to development of the site. Additionally, all but one of the parcels would be able to accommodate a minimum of 16 units if sold and developed separately. It should be noted that the parcel that would not be able to accommodate a minimum of 16 units is tied to an adjacent parcel and would not be developed on its own as it is substandard in size and does not have street access. Site #5 is a 2.7 aGre YaGant site on MGFadden Avellue adjaGent to Geldell West College owned by the Redeve!Gpmerit AgenGy, and has been taFgeted for development with zdevelopersg for development of thesite, and oomnloto will be GORduGted as part of the EIR 011 the BeaGh/EdiRgeF SpeGifiG Plan. The Regetiations with the seleGted developer by year end, eRViF9Rmei#a1 Feview on the site 0 Industrial;goal is to develop the site as eXGlusively residential, and to aGGGITImedate a Minimum of QrI for RA 175 affordable units on the site. This propeFty is GUFFeRtly desigi4at, 1- Imixed Use the City will ameRd the GeReral Pla44 and 7llniRg for this site to allow only Fesi dential use Site #5 is a 0.78-acre site located on the west side of Beach Boulevard, north of Main Street. In 2010, the parcel was rezoned and included in the Town Center Neighborhood Segment of the Beach/Edinger Specific Plan, which allows for mixed use development. The L-shaped vacant site is a single parcel with a narrow 60 ft. frontage along Beach Boulevard and widening along the west (rear) property line. The City estimates approximately 24 units could be developed on the parcel in accordance with the Town Center Neighborhood Segment development standards and guidelines. Site #6 is a 1.32-acre site located on the east side of Gothard Street, south of Edinger Avenue. In 2010, the parcel was rezoned and included in the Town Center Boulevard Segment of the Beach/Edinger Specific Plan, which allows for mixed use development. The privately owned parcel currently has an approximately 24,000 sg ft. building which is occupied by an industrial tenant on a month to month lease, and a surface parking lot with 37 parking spaces. Although the site is developed, there has been strong interest in redevelopment of the site for residential. The property is currently for sale and the property owner received various offers from residential developers to build a multi-family housing proiect. The City has met with several prospective developers to discuss low-income housing funding availability. The City estimates approximately 110 units could be developed on the parcel in accordance with the Town Center Boulevard Segment development standards and guidelines. Site #7 is a 1.04-acre vacant site located on the east side of Beach Boulevard, north of Slater Avenue. In 2010, the site was rezoned and included in the Neighborhood Boulevard Segment of the Beach/Edinger Specific Plan, which 2008-2014 HOUSING ELEMENT IV-18 HOUSING RESOURCES Exhibit"A" - Resolution No.2012-24 allows for mixed use development. The City estimates approximately 52 units could be developed on the parcel in accordance with the Neighborhood Boulevard Segment development standards and guidelines. Adequacy of Rezoning Program to Address RHNA Shortfall As indicated in Table IV-5, Huntington Beach has a shortfall of currently zoned sites to accommodate a portion of its regional housing needs for 704 lower income and 311 moderate income units. The City is committing to a rezoning program as part of the Housing Element (Program #9A) to provide adequate sites at appropriate densities to address this shortfall, and to address the following parameters of AB 2348: a) rezoned sites for lower income households provide for residential uses "by right"; b) rezoned sites accommodate a minimum of 16 units; c) at least 50% of sites rezoned to address the lower income housing shortfall are accommodated on sites designated for exclusively residential use. By way of example of high density residential sites to become available as part of the overall 5,000 unit capacity within the Beach/Edinger Specific Plan, Table IV-6 illustrates eight specific opportunity sites and proposed mixed use projects. These eight sites alone provide capacity for over 3,500 units, seven of which provide densities appropriate to support lower income development, and one site with densities suitable to support moderate income development. Through the rezoning to occur as part of the adoption of the Beach/Edinger Specific Plan, the City has provided suitable sites to address the City's RHNA shortfall for 311 moderate income units, and 352 lower income units permitted to be part of a mixed use development. Table IV-7 demonstrates the City's site capacity to address its shortfall of 352 lower income units on sites designated for exclusively residential use, and one of the sites, Site #4, was rezoned in 2010. It is estimated that this site could yield 187 units. Thus, the remaining shortfall would be 165 units which could be accommodated with rezoning of one or more of the other sites in Table IV-7. 5. Availability of Infrastructure and Public Services As a completely urbanized community, the City of Huntington Beach has already in place all of the necessary infrastructure to support future development. All land designated for residential use is served by sewer and water lines, streets, storm drains, and telephone, electrical, and gas lines. However, as an older community, much of the City's infrastructure is aging and will require improvements or replacement over time. The timing and funding of improvements need to be closely correlated with development phasing. The City has adopted an Integrated Infrastructure Master Plan that identifies needed improvement(s) and associated costs. 2008-2014 HOUSING ELEMENT IV-19 HOUSING RESOURCES Exhibit"A" - Resolution No.2012-24 APPENDIX A RESIDENTIAL SITES INVENTORY Sites for Potential Rezoning to Exclusively Residential Use (Amended Pages) Beach/Edinger Corridor Example Opportunities Sites (Amended Pages) Exhibit"A" - Resolution No.2012-24 Sites for Potential Rezoning to Exclusively Residential Use City of Huntington Beach Key APN Location Current Existing Uses/ Anticipated Area sq.ft. Density Map# Zoning Site Conditions #of units (acres) 1 025-191- Beach Blvd, S. of GGSP14 State-owned 70 92,411 33 du/ac 03 Yorktown property; Caltrans (2.12) (l3ea.h/Crll KjeF maintenance yard; InnI trailer buildings 2 165-364- Cypress and GGSP14 3 vacant parcels 40 32,921 30 du/ac 04,-06,- Elm, behind (0.76) 24 Beach Blvd /RoaGl /iE linW t 3 025-180- Beach Blvd, N. GGSP14 8 parcels, existing 100 136,785 31 du/ac 06,-13,- of Yorktown uses ranging from (3.14) 14,-15,- (6eaGh/Ed#HlGr poor to good: 21,-23,- Spesifis Phan) Partially vacant— 24,-25 cars being stored on property; 1950's house converted to medical office; produce stand; Big O Tires; mattress store; vacant commercial building; 1960's buildings;. 4* 159-121- Seasb 61_vd SP2-14 Existing medical 187 136,348 60 du/ac 25,-26,- Delaware St, S. building—building (3.13) 37,-38 of Main i#ica permit issued for (partial) Spesi#is-P4aa3 demolition; surface parking lot 5 ,^,42-OTo- MGFadden 1G Vasaat; 1-75 119,407 65 d ulaG dd Avenue adjaGeRt Redevelopmen+ (_72\ G�cnT -. \- -,Wes enonn owned-. College Agennv tO issue RFQ /Rcanh Ed4nW for non profit �P.�n\ 1m development�� 5 159-031- Beach Blvd, N. SP14 Vacant 24 34,284 30 18 of Main 0.78 du/ac 6 142-511- Gothard St, S. SP14 Existing industrial 110 57,639 32 05 of Edinger building; surface (1.32) du/ac parkLag lot 7 167-325- Beach Blvd, N. SP14 Vacant 52 45,162 50 -21 of Slater 1.04 du/ac 572583 Rezoned in 2010. Exhibit"A" -Resolution No.2012-24 1 � ^# 5 77 `r r „ Elli enu t Al / \ w IT s a �aVia, �Ji 14. A I r • I r► I � - r••v a. Fir gg '_ 1.• 4 L -2 . �■ AIll �I 9 r� .. .r uZ a• r .r forge cir. 1 _ , I it i I - II n 1. II J I I ' ' III =• vp III 1 fill I I 1 1 1 Exhibit"A" - Resolution No.2012-24 Beach/Edinger Corridor Example Opportunity Sites APN # Zoning Existing Use/Site Conditions Anticipated Area size Density #,of Units s.f �_(acres) 153-051-10,- CG Multi-tenant commercial strip 200 units 152,198 s.f. 57 du/acre 11 center, constructed late 1970s, ex. (3.5 acres) Uses include—church tenant, martial arts training center, site conditions—fair; vacant parcel ( 1 acre 159-031-10,- CG 2 single-tenant buildings (approx. 450 126 105,255 70.971s.f. 6277 du/acre 16,-17,-48; 10,000 s.f. &6,000 s.f.)— units (2-4 1.62 acres) 159-101-01 constructed late 1960s/early 1970s —tire store, restaurant, site conditions—poor/fair;vacant Exhibit"A" - Resolution No.2012-24 Beach Edinger Corridor Specific Plan Opportunity Sites ' Y � l i'. Yorktown Avenue � Nv 0 � 1 This map is revised to remove the L- _ shaped parcel (Site #5 in the list of Sites for Potential Rezoning to Exclusively �rillf Residential Use). N' ..Elli �r,� Res. No. 2012-24 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, JOAN L. FLYNN the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven; that the foregoing resolution was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council at a regular meeting thereof held on May 7, 2012 by the following vote: AYES: Shaw, Harper, Dwyer, Hansen, Carchio, Bohr, Boardman NOES: None ABSENT: None ABSTAIN: None C1W Clerk and ex-offici Jerk of the City Council of the City of Huntington Beach, California