SUBJECT: APPEAL OF GENERAL PLAN AMENDMENT 00-3 AND ZONE CHANGE 00-3

 

• LOCATION: 822 6TH STREET
• APPLICANT: SUSAN B. LICATA
• REQUEST: GENERAL PLAN AMENDMENT FROM COMMERCIAL CORRIDOR TO MEDIUM DENSITY RESIDENTIAL AND ZONE CHANGE FROM S.P.A. 7 (COMMERCIAL) TO R-2B (LIMITED TWO-FAMILY RESIDENTIAL )

 

Planning Commission Recommendation

That the City Council deny the request.

 

Background

On December 6, 2000, the Planning Commission denied a request for a General Plan Amendment from Commercial Corridor to Medium Density Residential and Zone Change from S.P.A. 7 to R-2B. The Commission indicated that the goal of preserving the commercial lot depth along the highway was important and that the zone should be maintained.

The subject property is located on the south side of Sixth Street and 120 feet from Pacific Coast Highway. It is the first lot east of commercial development. Abutting lots that fronts on Pacific Coast Highway contain an auto repair shop, adult book store and nonconforming residential uses. The property is designated Commercial Corridor on the General Plan Map, and S.P.A. 7 (Specific Plan Area) on the official City Zoning Map as a result of the Multi-Use Corridor study in 1989. The S.P.A. 7 zoning allows commercial expansion of P.C.H. fronting commercial property but does not permit a free-standing commercial use fronting on 6th Street. It also allows continuation of the existing single-family residential use (including expansion or reconstruction into a much larger dwelling). The subject property was redesignated from Multi-Use Corridor to Commercial Corridor on the General Plan map in 1989, and rezoned from R-2 to S.P.A commercial use.

The subject lot is currently developed with a single family residence, constructed in the 1930’s. The P.C.H. fronting property to the west contains a mix of service and retail commercial uses, and four nonconforming and poorly maintained residential uses. The properties directly to the north across 6thStreet are also developed residentially and designated Medium Density Residential and zoned R-2 (containing a 2-unit dwelling and a 6-unit condominium project). The property to the south is a parking lot for commercial purposes. Adjacent properties to the east (oriented to Gravely Court) are developed with single-family residential uses as the lots are not large enough to qualify for 2-units under R-2B zoning (See the attached aerial photo and existing land use map).

 

Analysis

The applicant's request to redesignate and rezone the property to MD Residential and R-2B would increase the residential development potential of the lot from one to two units. It would return the subject lot to its pre-1989 zoning designation. A two-unit development would result in a density that is consistent with surrounding residential densities and compatible with the development pattern of the area to the north and east.

Approving this change would preclude any possible expansion of the P.C.H. fronting commercial property as envisioned by the changes made in 1989 as part of the Multi-Use Corridor study. It would preclude assembling this property with adjacent commercial fronting property to the west, and reduce the potential commercial depth from 120 to 160 feet. Such land assembly could encourage higher quality commercial projects or add commercial parking to improve existing commercial activity. Approximately half the commercially zoned blocks on Pacific Coast Highway are currently between 100’ to 160’ in the depth and the balance are 160’ or greater in depth.

Over the last two years, the City Council has denied a request to change the zone at the Learned Lumber property (635 & 705 PCH) and approved a zone change request for property located at 731  4th Street. In the case of Learned Lumber, the Council felt that it was important to maintain commercial corridor lot depth to facilitate redevelopment, but that the lot at 731  4th Street was unlikely to be assembled for commercial purposes and could not be developed independently for commercial use. The rezoned portion of the Learned Lumber property now contains eight condominium units and the 4th Street property is developed with a two unit condominium.

The subject proposed zone change and the one at 731  4th Street differ from the Learned Lumber proposal since the residential uses in these cases can be maintained and expanded as allowed by the S.P.A. 7 Zone. This is an argument for maintaining the current zoning. However. these zone changes also do not involve the reduction of any land currently used for commercial purposes and the scale of the proposed change is much smaller than the Learned Lumber properties as it involves 5,000 square foot lots and a reduction of 40-feet in commercial depth, rather than 30,000 square feet and a 120 foot reduction of lot depth.

Notes

1. Section 17.38.310: In respect to height, yard, setback, open space and dimensional requirements, any residential project whether new or remodel is subject to the provision of  the nearest residential zoning district on the same block.

2. The change involves 5,000 square foot lots and a reduction of 40-feet in commercial depth, rather than 30,000 square feet and a 120 foot reduction of lot depth.

 

 

RESOLUTION 00-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, SUSTAINING DENIAL OF A GENERAL PLAN AMENDMENT FROM COMMERCIAL CORRIDOR (CC) TO MEDIUM DENSITY RESIDENTIAL AND A ZONE CHANGE FROM SPECIFIC PLAN AREA 7 (S.P.A. 7) TO LIMITED MULTI- FAMILY RESIDENTIAL (R-2B) FOR THE PROPERTY LOCATED AT 822  6TH STREET AND LEGALLY DESCRIBED AS THE SOUTHWEST 40 FEET OF LOTS 11, 12, AND 13, CAMINO REAL TRACT

 

The City Council of the City of Hermosa Beach does hereby resolve and order as follows:

Section 1. An application was filed by Susan Licata owner of property at 822 6th Street seeking to amend the General Plan Map and the Zoning Map for the subject property.

Section 2. The Planning Commission conducted a duly noticed de novo public hearing to consider the application for a General Plan Amendment and Zone Change on December 6, 2000, at which testimony and evidence, both written and oral, was presented to and considered by the Planning Commission.

Section 3. The City Council conducted a duly noticed de novo public hearing to consider the application for a General Plan Amendment and Zone Change on February 13, 2001, at which testimony and evidence, both written and oral, was presented to and considered by the City Council.

Section 4. Based on evidence received at the public hearing, the City Council makes the following factual findings:

1. The property is designated Commercial Corridor on the General Plan Map, and S.P.A. 7 (Commercial Specific Plan Area) on the official City Zoning Map as a result of the Multi-Use Corridor study in 1989. The S.P.A. 7 zoning for the site allows commercial expansion of P.C.H. fronting commercial property but does not permit a free-standing commercial use with frontage on 4th Street. It also allows continuation of the existing single-family residential use (including expansion or reconstruction into a much larger dwelling).

2. The requested change will reduce the depth of the commercial designated property, as measured from P.C.H. westward, from 160 feet to 120 feet, and replace the commercial designations on the subject property to allow residential development for up to two units consistent with the Medium Density Residential classification of the General Plan and the R-2B Zoning district in the Zoning Ordinance.

3. The property at 822  6th Street has been in continuing use as a single-family residential use since the 1930’s. It was changed from a designation of Multi-Use Corridor of the General Plan, and R-2 two-family residential with a commercial potential overlay to Commercial Corridor and S.P.A. 7 in 1989.

4. The adjacent property to the north is designated on the General Plan and Zoning Maps for commercial purposes to a depth of 120 feet, and to the south to the same depth as the subject property of 160 feet.
5. Surrounding property to the north and east is designated Medium Density Residential on the General Plan and Zoned R-2B, which allows residential development up to a density of 24 units per acre, and is currently developed with a mix of single and multi-family uses. Adjacent property to the south is developed and designated commercially.

Section 5. Based on the foregoing factual findings, the City Council makes the following findings pertaining to the General Plan Amendment:

1. The proposed amendment to the General Plan Map to reduce the depth of the Commercial Corridor designation from 160 feet to 120 feet, is not in the best interest of the City with respect to long-term land use and development of the Pacific Coast Highway Commercial Corridor.

2. The General Plan Map accurately depicts the appropriate commercial depth for long-term land use and development of the Pacific Coast Highway corridor at this segment of the corridor and is at a consistent depth for the block between 5th and 6th Street.

3. Reducing the potential depth for commercial development would preclude the opportunity for new commercial activity or the expansion of existing commercial along the subject segment of the P.C.H., and will reduce the already limited opportunities for new and/or expanded commercial uses to locate along Pacific Coast Highway within the boundaries of Hermosa Beach.

Section 6 . Based on the foregoing findings, the City Council hereby denies the requested General Plan Amendment.

Section 7. By virtue of the denial of the proposed General Plan Amendment, it would be contrary to State Law to approve the Zone Change because such a change would render the Zoning designation inconsistent with the General Plan designation. Therefore, the Zone Change is hereby denied.

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