18501 – 18691 Main Street | Huntington Beach | CA December 2, 2021 Project Background:
Diana Li, owner of Shengying Investment, LLC, is a small business owner looking to establish an independently owned veterinary clinic in the City of Huntington Beach. Ms. Li has leased a commercial suite at 5 Points Plaza located at 18567 Main Street, Huntington Beach, CA 92648. 5 Points Plaza is subject to zoning regulations of the BECSP. In its current form, the BECSP prohibits indoor veterinary clinics at 5 Points Plaza. In response, Ms. Li is requesting to amend the BECSP to allow her veterinary clinic at 5 Points Plaza.
Beach and Edinger Corridor Specific Plan:
A Specific Plan is a tool for the systematic implementation of the General Plan but is not a component of a General Plan. It provides specific land use direction and development regulations for an area within the City, consistent with the General Plan and other City regulations. Often, Specific Plans are used to establish a link between implementing policies of the General Plan and individual development proposals in a defined area. Specific Plans are adopted and amended in the same manner as a General Plan, except that a Specific Plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the City Council.
In 2010, the City of Huntington Beach approved the BECSP in efforts to enhance overall economic development, physical beauty and functionality of the Beach Boulevard and Edinger Avenue corridors.
The BECSP was created with the following objectives in mind:
1. Position the city such that it would remain competitive and attractive to businesses;
2. Re-position disinvested corridor properties to capture value in the contemporary marketplace;
3. Realign development policies and planned public investments to capitalize on the current primary market trends;
4. Provide a reliable environment for investors that spell out municipal requirements in sufficient detail and that provides enhanced reliability and clarity as to character of future development; and
5. Capitalize on residents with discretionary spending potential to support restaurants, quick foods, electronics, fashion and accessories and services, thereby spinning off additional retail spending.
The BECSP designates eight Corridor Centers and Segments. 5 Points Plaza, as well as a portion of The Boardwalk by Windsor property located on Edinger Avenue, make up the entirety of the Town Center – Core segment. Land uses and development standards specific to the Town Center – Core segment are listed in Section 2.1.3 of BECSP. The Town Center – Core segment is shown in the map below. 18501 – 18691 Main Street | Huntington Beach | CA December 2, 2021 Source: Page 12, Beach and Edinger Corridor Specific Plan The Town Center Core Segment:
5 Points Plaza
Known as one of the best shopping centers in Huntington Beach, 5 Points Plaza is a 160,000 square foot lifestyle center that offers a great variety of goods and services. The center was built in the early 1960’s and has gone through several revitalization efforts to maintain its modern architecture and landscape design. The center is conveniently located at the five-point intersection of Beach Boulevard, Main Street and Ellis Avenue and offers its guests easy access and ample parking. It's important to note, like so many suburban shopping centers located in southern California, 5 Points Plaza is a single-story shopping center.
A copy of the property site plan is provided as Exhibit A.
The Boardwalk
The Boardwalk by Windsor located at the intersection of Edinger Avenue and Gothard Street is a recently completed development project that offers luxury apartment homes as well as 17,500 square feet of
18501 – 18691 Main Street | Huntington Beach | CA December 2, 2021 mixed-use retail and restaurant uses on the ground floor of the residential building. Similar to 5 Points Plaza, all retail space is located on the ground floor.
Amendment Requests:
Amendment to Section 2.1.3, Table 2.2 (page 12)
The BECSP currently permits Medical Services within the Town Center – Core with Special Conditions C2 (upper floor only) and L4 (on Ellis Avenue and Delaware Street). Special Conditions C2 and L4 limit Medical Service to the second floor and along Ellis Avenue and Delaware Street. Neither 5 Points Plaza nor The Boardwalk offer upper-level retail nor reside on Ellis Avenue or Delaware Street. Thus, Special Conditions C2 and L4 have precluded Medical Services within the Town Center – Core as a whole.
Since its inception, the BECSP has led to numerous developments and improvements seen throughout the Beach Boulevard and Edinger Avenue corridors including the Luce Apartment Project, The Broadway by Windsor Mixed Use Project, and Beach Promenade Shopping Center to name a few. Despite the revitalization that the corridors have experienced since the enactment of the BECSP, the COVID-19 pandemic has shown adverse effects on local retail market trends. Demand for traditional retail uses such as gift and flower shops, designer merchandise sales, and dry cleaning service, has declined given the shift to online purchases and the work from home trend, while with the aging population, demand for health and medical services continues to gain traction.
Medical services are crucial throughout the community and being able to provide them in the “core” of Huntington Beach is pivotal for the health and wellness of all citizens in the area. Amendment of the Specific Plan’s development standards in Section 2.1.3 would remove the current requirement for medical service patrons to walk upstairs to access their services, eliminating what might be viewed as an obstacle for them.
The Tenant is requesting to strike Special Conditions C2 and L4 from Medical Services as illustrated below. This change is needed to permit ground level Medical Services at 5 Point Plaza and The Boardwalk. A full copy of the proposed change is provided as Exhibit B. 18501 – 18691 Main Street | Huntington Beach | CA December 2, 2021 Source: Page 12, Beach and Edinger Corridor Specific Plan Amendment to Section 2.2.1, 3) Office, b) Medical Services (page 29) Section 2.2.1 of BECSP defines Medical Services as “Medical workplace uses and establishments with employees with medical licenses such as those listed. Medical & dental Offices or facilities (permitted), Indoor veterinary clinics (conditionally permitted), Acupuncture, physical therapy, chiropractor (permitted), Psychiatric (permitted), Mortuary services (permitted). Per the definition stated above, all Medical Services are permitted by right, with the except of veterinary clinics.
According to many news sources, the COVID-19 pandemic created a pet boom fuel by those in isolation.
The Washington Post’s Kim Kavin states “What began in mid- March as a sudden surge in demand had,
18501 – 18691 Main Street | Huntington Beach | CA December 2, 2021 as of mid-July, become a bona fide sales boom. Shelters, nonprofit rescues, private breeders, pet stores — all reported more consumer demand than there were dogs and puppies to fill it.” 1 With the uptick of pets in our communities, a growing demand for pet service providers will ensue.
The Tenant is requesting to strike the “c” of the Medical Services table listed on page 29 of the BECSP and replace it with a dot as illustrated below. The “c” requires that indoor veterinary clinics process a CUP. The proposed amendment will allow indoor veterinary clinics by right within the Town Center – Core segment. This amendment will remove unnecessary roadblocks and streamline the approval process for veterinary clinic operators within the Town Center – Core segment of the BECSP. A full copy of the proposed change is provided as Exhibit C.
Source: Page 29, Beach and Edinger Corridor Specific Plan Suggested Finding for Approval:
The proposed Specific Plan Amendment to amend the BECSP to permit medical services on the ground level and to eliminate the requirement of a CUP for veterinary clinics within the Town Center – Core segment is consistent with general land uses, programs, goals and polices of the General Plan as follows:
Goal LU-11. Commercial land uses provide goods and services to meet the 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.
1 The Washington Post, Dog adoptions and sales soar during the pandemic, Kim Kavin, August 12, 2020.
18501 – 18691 Main Street | Huntington Beach | CA December 2, 2021 The proposed Specific Plan Amendment will allow much needed medical services within 5 Points Plaza, one of the City’s most conveniently located and easily accessible shopping center. Additionally, the proposed Specific Plan Amendment will reduce the processing time for indoor veterinary clinics with the Town Center – Core segment of the BECSP. This could encourage the establishment of new businesses, job creation, and increase sales tax revenues. Its scope will not affect General Plan land uses or programs The proposed Specific Plan Amendment is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed because it does not propose any new land uses or revise development standards.
Attachments:
EXHIBIT A: 5 POINTS PLAZA SITE PLAN
EXHIBIT B: AMENDMENT TO SECTION 2.1.3, TABLE 2.2 (PAGE 12) EXHIBIT C: AMENDMENT TO SECTION 2.2.1, 3) OFFICE, B) MEDICAL SERVICES (PAGE 29) EXHIBIT D: PUBLIC NOTIFICATION FORM