HomeMy WebLinkAbout09 - NB-3 - Plan Screening Request 2626 Harbor Blvd - 5/3/2011CITY COUNCIL AGENDA REPORT
MEETING DATE: MAY 3, 2011
ITEM NUMBER:
SUBJECT: GENERAL PLAN SCREENING REQUEST (GPS -11-01) FOR COMMERCIAL PROPERTY
LOCATED AT 2626 HARBOR BOULEVARD (FORMER SITE OF COSTA MESA LINCOLN
MERCURY DEALERSHIP)
DATE: APRIL 21, 2011
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: KIMBERLY BRANDT, AICP, DIRECTOR
MINOO ASHABI, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, SENIOR PLANNER
(714) 754-5610, mashabj(d_ci.costa-mesa.ca.us
RECOMMENDATION
Accept for processing the request to amend the General Plan Land Use designation from General
Commercial to Medium Density Residential.
REQUEST
The applicant is proposing a 33 -unit medium density detached residential development on the
former Lincoln Mercury dealership site that is currently vacant located at 2626 Harbor Boulevard.
If the General Plan Screening is accepted for processing, the proposal would require approval of
the following:
• General Plan Amendment to change the land use designation from commercial to
medium density residential
• Rezone to change the zoning from C1 (Local Business) to R2 -MD (Multiple Family
Residential)
• Tentative Tract Map for subdividing the property
• Design/site plan review
ANALYSIS
General Plan Screening Criteria
City Council Policy 500-2 establishes a procedure for processing privately initiated General Plan
amendments (Attachment 2). Staff. believes that this proposal meets the third criteria for
acceptance in that the proposed General Plan amendment would result in decreased traffic
impacts from the property.
The policy also acknowledges these criteria are only guidelines and City Council may accept an
application which does not meet the criteria if it finds there are overriding reasons to do so.
A project summary sheet is attached for the screening request. This summary sheet provides the
following information:
• General Plan Land Use Map and Aerial Photograph
• Potential Project Description, Land Use and Traffic Evaluation
• Justification for approval or rejection of application for further processing
ALTERNATIVES
City Council has the following alternatives available for consideration:
1. As recommended by staff, accept processing of the General Plan Amendment request.
This will allow for a medium density residential development in place of a vacant
commercial automobile dealership site on Harbor Boulevard.
2. Deny General Plan Amendment request from further processing. Denial of this request
would maintain the existing commercial land use designation and prohibit the
establishment of residential uses.
FISCAL REVIEW
Fiscal review is not required for this item.
LEGAL REVIEW
Legal review is not required for this item.
CONCLUSION
Staff believes the proposed development meets the goals and intent of the City's General Plan
and regional land use plans in that it provides housing within proximity to transit service, replaces
a marginal commercial use with ownership housing, and provides better housing opportunities for
younger families. Although, conversion of commercial use to residential use will result in loss of
retail/service jobs, a residential project will improve the overall housing/job balance in the
community and incrementally decreases trip generation on Harbor Boulevard.
MINOO ASHABI, AIA KIMBERLY B N T, AICP
Senior Planner Development Services Director
Attachments: 1. 2626 Harbor Blvd. (Summary Sheet)
2. Vicinity Map
2. Photos of the site
3. Submitted Plans
cc: Chief Executive Officer
Assistant Chief Executive Officer
City Attorney
Public Services Director
Transportation Svs. Manager
City Engineer
City Clerk
Staff (4)
File (2)
File: 050311 GPS1101 I Date: 042111 1 Time: 9:30 a.m.
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CITY OF COSTA M
COUNCI
, CALIFORNIA
P O L I C Y
I
ATTACHMENT 2
POLICY EFFECTIVE
SUBJECT NUMBER DATE PAGE
PROCESSING OF GENERAL PLAN AMENDMENTS 500-2 11/3/86. I'.flf 2'
Rev. 8/1/94
Background
The General Plan constitutes the official policy of the City
Council of the City of Costa 'Mesa with regard to physical
development of the City. The City Council may, at its option,
amend the General Plan or any e'lemeilt thereof. On August 2,
1982,. the City Council enacted R solution 82-65 adopting
"General Plan Administration and Im lementation Policies and
Procedures". These procedures°provid d -that regularly scheduled
General Plan review hearings would be held at the first Planning
Commission meeting in February, June, and October. Since that
date, State Law has been amended ta allow elements of the
General Plan to be amended four, rather than three, times during
any calendar year. Due to the. increased workload on Staff,
Planning Commission and City Council resulting from the review
of General Plan Amendment applicPf
ion , the City Council wishes
to review the type and number s ch applications prior to
acceptance for processing
Purpose
It is the purpose of this policylto:
1. Establish dates for the hearing of General Plan
Amendments.
i
2. Establish guidelines to assist the City Council in
providing direction tojStaff with regard to processing
privately initiated G neva' Plan Amendment
applications.
Policy.
Privately initiated General Plan Amendment applications shall be
heard at the first Planning Commission meetings in February,
June, and October. A fourth date for the hearing of General
Plan Amendment applications maybe as igned by the City Council
at its discretion for either prix tely initiated or City
initiated General Plan Amendments.
The City Council shall review applications for amendments to the
General Plan and shall direct �Staff to either proceed with
processing of the applications or to return all materials to the
applicant and refund the application fee. A list of
applications, including the name of applicant, location of
CITY OF COSTA MESA, CALIFORNIA
k
COUNCIL PO , ICY
POLICY
SUBJECT NUMBER
I PROCESSING OF GENERAL PLAN AMENDMENTS 500-2
property, and request shall be s
the Planning Staff in sufficien
Council at the second Council me
deadline.
The following criteria shall be
Council to determine which: apl
processing. An application she
• A General Plan Amenc
inconsistency between
zoning..
• A General Plan Amendm
uniform land use desi
development site.
• A General Plan Amen
traffic impacts from
An application for amendment to
consideredif•
EFFECTIVE
DATE P
11/3/86
Rev. 8/1/94
mit ed to the City Council by
tim to be heard by the City
ing following the application
ed s guidelines for the City
aat'ons will be accepted for
I be accepted if:
t is necessary to resolve
ne al Plan designation and
s necessary to provide a
ti n on a single parcel or
ould result in decreased
pr perty.
Jeneral Plan should not be
• The request applies.td a s
area, especially if the cha
inconsistent with surround:
• The property is located i
(requires action by the Redi
the redevelopment plan).
No General Plan Amendment shall be acc
the overall, City-wide, development ca
Amendments which would result in
transfers, may be considered.
gle small lot or a small
e would make the property
properties.
the Redevelopment Area
relopment Agency to amend
pted which would increase
>. However, General Plan
evelopment exchanges or
As these are simply guidelines,E the Council may deviate from
them if there are other important �easons for accepting or
rejecting a particular application.
of 2
ATTACHMENT 3
VICINITY MAP
GPS11-01
2626 HARBOR BLVD
ATTACHMENT 4
GPS 11-01
2626 HARBOR BLVD.
Site Photos
7
GPS 11-01
2626 HARBOR BLVD.
Site Photos
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