PLANNING COMMISSION STAFF REPORT
TO: Planning Commission
FROM: Ursula Luna Reynosa, Director of Community Development BY: Joanna Cortez, Associate Planner
SUBJECT:
..title
ZONING TEXT AMENDMENT NO. 21 -007 (BECSP MEDICAL SERVICES AND
VETERINARY CLINICS)
REQUEST:
To amend the Beach and Edinger Corridors Specific Plan to allow Medical Services on the ground floor within the Town Center -Core Segment and eliminate discretionary review for Indoor Veterinary Clinics within the specific plan
LOCATION:
Beach and Edinger Corridors Specific Plan (BECSP) Planning Area ..body
APPLICANT:
Luis Gomez, GoUrban Development, 26636 Basswood Ave.,
Rancho Palos Verdes CA, 90275
PROPERTY
OWNER:
Various
BUSINESS
OWNER:
Not applicable
STATEMENT OF ISSUE:
1. Are the proposed amendments consistent with the General Plan?
2. Does the project satisfy all the findings required for appro val of a Zoning Text Amendment?
3. Has the appropriate level of environmental analysis been determined?
RECOMMENDATION:
..recommendation
That the Planning Commission take the following actions:
A) Find that Zoning Text Amendment (ZTA) No. 21 -007 is within the scope of the BECSP Program Environmental Impact Report No. 08 -008 certified by the Planning Commission on December 8, 2009. In accordance with CEQA Guidelines Sections 15162 and 15163, no subsequent EIR or supplement to the EIR need be prepared for this ZTA and no further environmental review or documentation is required (Attachment No. 1).
B) Recommend approval of Zoning Text Amendment No. 21 -007 with findings (Attachment No. 1) by approving draft City Council Resolution No. 22-008 and forward to the City Council for consideration.
..end
ALTERNATIVE ACTION(S):
A) Do not recommend approval of Zoning Text Amendment No. 21 -007 to the City Council; or
B) Continue Zoning Text Amendment No. 21-007 and direct staff accordingly.
PROJECT PROPOSAL:
Currently, all Medical Services that are proposed within the Town Center - Core segment of the BECSP must be located above the ground floor and along Ellis Avenue and Delaware Street. Additionally, Medical Services such as Indoor Veterinary Clinics , are subject to discretionary approval of a Conditional Use Permit ( CUP) from the Planning Commission (PC). In most other commercial districts within the city, the same uses are permitted on the ground floor and with no discretionary review.
In December 2021, the applicant applied for a ZTA to draft the necessary amendments to the BECSP to allow Medical Services on the ground floor within the Town Center-Core Segment and eliminate discretionary review for Indoor Veterinary Clinics (Attachment No. 4).
ISSUES AND ANALYSIS:
General Plan Conformance:
The proposed ZTA is consistent with general land uses, programs, goals, and policies of the General Plan as follows:
Land Use Element:
Goal LU-11 – Commercial land uses provide goods and services to meet regional and local needs.
Policy LU-11(A) – Encourage a variety of commercial uses that cater to local and regional demand to create an environment that meets resident needs and increases the capture of sales tax revenues.
Policy LU-11(B) – Encourage new businesses to locate on existing vacant or underutilized commercial properties where these properties have good locations and accessibility.
Goal LU -13 – The city provides opportunities for new businesses and employees to ensure a high quality of life and thriving industry.
Policy LU-13(A) - Encourage expansion of the range of goods and services provided to accommodate the needs of all residents and the market area.
The ZTA will allow essential medical services to be a ccessible for residents in the core areas of the BECSP planning area and will reduce the processing time for indoor veterinary clinics which could encourage the establishment of new businesses and job creation within existing vacant or underutilized commercial properties with good locations and accessibility. The expansion of services could also increase sales tax revenues while meeting local and market area needs. Its scope will not affect General Plan land uses or programs.
Zoning Compliance:
Zoning Text Amendment
ZTA No. 21-007 includes the following amendments to Book II – Development Code , Sections 2.1.3 (Town Center – Core, Building Use Regulations) and 2.2.1 (Use Types) to implement the applicant’s request (Attachment No. 3):
1. Section 2.1.3 (Town Center – Core), Section 2.2.1 (Use Types), Subsection 3)(b) (Medical Services) – Eliminate Special Conditions “C2” and Location “L4” from Medical Services to allow Medical Services on the ground floor of all streets of the Town Center - Core segment of the BECSP.
2. Section 2.2.1 (Use Types) – Eliminate “c” (representing CUP to PC) next to “Indoor Veterinary Clinic” of the Medical Services table and replace it with a dot to indicate the use is permitted by right.
The BECSP currently permits Medical Services with in the Town Center – Core with special c onditions “C2” (upper floor only) and Location “L4” (on Ellis Avenue and Delaware Street). Special Conditions “C2” and Location “L4” limit Medical Service to above the ground floor and only along Ellis Avenue and Delaware Street. Neither commercial centers within this segment, 5 Points Plaza and The Boardwalk, offer upper- level commercial nor face Ellis Avenue or Delaware Street. Thus, Special Conditions C2 and L4 have excluded Medical Services within the Town Center – Core as a whole.
While the original intent of this segment of the specific plan was to feature ground -level retail, restaurant, and entertainment uses in order to create a more active pedestrian experience, traditional retail and services have diminished over the years due to the rise of e-commerce. Demand for traditional medical services, however, remains the same and is vital for an aging community. The market demand for other medical services, such as indoor veterinary clinics, also remains the same in the community. These uses are commonly found on the ground floor of most commercial properties and contribute to an active pedestrian experience. Medical offices and veterinary clinics operate similarly to retail uses in that they serve the same customers an d operate within similar hours as most retail uses.
Both the HBZSO and BECSP classify veterinary clinics as an office use categorized with other professional office uses such as medical and dental facilities, acupuncture, chiropractic, architecture, and law offices. Within the HBZSO, these uses are permitted “by right” in commercial zoning districts. Citywide, veterinary clinics are permitted “by right” because they do not require special consideration or additional operational conditions in order to find the use compatible with the surrounding community or to avoid impacts to adjacent tenants and businesses. Although the City does not receive complaints or have active code enforcement cases related to veterinary clinics, compliance with existing zonin g and municipal code requirements as well as state licensing requirements would adequately address any issues that could arise. As such, a conditional use permit is not necessary. Additionally, a veterinary clinic is distinguished from a veterinary hospital in that a clinic operates under typical medical office hours and does not offer extended boarding. Veterinary hospitals may offer emergency services outside of normal business hours and may allow a maximum 30 days of boarding with hospital care. This use is limited to Commercial General (CG) zoned properties and only permitted with approval of a CUP from the Zoning Administrator.
In most commercially zoned ar eas outside of the BECSP, Medical Services, including Indoor Veterinary Clinics, are permitted on the ground floor, with no discretionary review.
The proposed ZTA would make the BECSP process consistent with the permitting process in other areas of the City. The proposed ZTA will also expand allowable uses within the BECSP that have been excluded since the specific plan was adopted. Over the years, the City has received many inquiries and requests for medical uses in the Town Center – Core segment. The proposed ZTA will enable property owners to fill vacant tenant spaces with an appropriate use for this segment. Additionally, the amendment will eliminate the need of any discretionary review for Indoor Veterinary Clinics, representing a savings of the typical processing time to PC (4 -6 months) and the current CUP processing fee of $13,457.
Lastly, the ZTA does not propose any new land uses or revise development standards.
It addresses a community need for health and wellness by expanding accessibility to Medical Services to a core area of the city and reduces processing time for Indoor Veterinary Clinics by allowing them b y right. These changes could facilitate the establishment of new businesses, result in new job creation, and increase sales tax revenue.
Urban Design Guidelines Conformance:
Not applicable.
Environmental Status:
ZTA No. 21-007 is within the scope of the BECSP Program Environmental Impact Report No. 08-008 certified by the Planning Commission on December 8, 2009. In accordance with CEQA Guidelines Sections 15162 and 15163, no subsequent EIR o r supplement to the EIR need be prepared for this ZTA and no further environmental review or documentation is required.
Coastal Status:
Not applicable.
Design Review Board:
Not applicable.
Other Departments Concerns and Requirements:
Not applicable.
Public Notification:
Legal notice was published in the Huntington Beach Wave on February 24, 2022 and notices were sent to individuals and organizations requesting notification (Planning Division’s Notification Matrix). In lieu of sending n otices to all property owners for all properties within the BECSP and within a 500 foot radius, a minimum 1/8 page advertisement was published instead. As of March 2, 2022 no communications regarding the request have been received.
Application Processing Dates:
DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S):
Not applicable Legislative Action – Not applicable
SUMMARY:
Staff is recommending approval of ZTA No. 21-007 based on the following reasons:
1. It is consistent with general land uses, programs, goals, and policies of the General Plan.
2. It addresses a community need for health and wellness by expanding accessibility to Medical Services to a core area of the city and reduces processing time for Indoor Veterinary Clinics by allowing them by right. These changes could facilitate the establishment of new b usinesses, result in new job creation, and increase sales tax revenue.
ATTACHMENTS:
1. Suggested Findings of Approval – ZTA No. 21-007
2. Draft City Council Resolution
3. ZTA No. 21-007 Legislative Draft and Revised BECSP Sections 2.1.3 and 2.2.1
4. Narrative received and dated December 8, 2021