Modifications to
Local Coastal Program
Amendment No. 17-001
(Magnolia Tank Farm)
City Council
September 17, 2024
Background
▪ January 19, 2021 – City Council approved Environmental Impact Report No. 17-001, General Plan Amendment No. 17-001, Zoning Map Amendment No. 17-001, Zoning Text Amendment No. 17-005, Local Coastal Program Amendment No. 17-001, and Development Agreement No. 19-001.
▪ Establish General Plan land use designations and the Magnolia Tank Farm Specific Plan (MTFSP) to allow a hotel with up to 215 rooms, up to 250 for sale dwelling units, and open space.
▪ July 10, 2024 – The California Coastal Commission approved Local Coastal Program Amendment (LCPA) No. 17-001 with modifications to the Coastal Element and MTFSP.
Project Request
Local Coastal Program Amendment (LCPA) No. 17-001
▪ Being brought back to City Council to either accept or not accept the California Coastal Commission’s (CCC) modifications by January 10, 2025.
▪ Approving the modifications involves two resolutions to accept the modifications and incorporate them in the Coastal Element, Land Use Element, and MTFSP. ▪ If the City Council does not accept the modifications, the LCPA will not become effective which will prohibit the development of the proposed MTF project.
Project Request
▪ All the modifications are presented in the approval letter from the CCC included in RCA Attachment 1 and again in the legislative draft in Attachment
2. ▪ Maximum development approved by City Council in 2021 of 250 dwelling units and 215-room hotel in the MTFSP has not changed.
▪ The most significant modifications are highlighted in the following slides:
Project Request
1. Land Use Plan changes due to increased Open Space-Parks (+1 ac.) and Commercial Visitor (+0.8 ac.) areas and decrease in Residential Medium area. 2021 City Council Approved 2024 CCC Approved
Project Request
2. Allowed rentals instead of 100 percent for sale dwelling units only.
3. Increased affordable housing requirement from 10 to 20 percent to be met onsite through construction of rental dwelling units instead of payment of in lieu fees.
4. A minimum of 25% of hotel rooms to be lower cost accommodations (rates at no more than 75% of statewide peak season average daily rates).
5. Reduced time limit restrictions on parking along Magnolia St. and Hamilton Ave. next to MTF and Ascon. No less than 5 hours between 6 am-10 pm and 3 hours between 10 pm-6 am.
Project Request
6. Additional restrictions due to proximity to Ascon
▪ Confirmation of no Ascon contaminants above residential standards at MTF prior to construction and occupancy of residential
▪ Construction of housing within 50 feet of Ascon cannot start until Ascon is remediated
7. Additional sea level rise restrictions
▪ Adaptation measures
▪ Requirement for Assessment District/equivalent to fund property’s fair share of cost to implement adaptation measures
8. Increased setbacks for Commercial Visitor area from zero to 10 ft. all around and residences next to Ascon from 10 to 15 ft.
Action
The City Council may:
1. Adopt Resolution No. 2024-47 accepting the CCC’s modifications; and
2. Adopt Resolution No. 2024-46 amending the Coastal and Land Use Elements and the MTFSP .