Land Use Plan Amendments EXHIBIT D
Enclosed:
• Land Use Plan Amendment Summary for Coastal Commission Application
• Map of proposed land use change
Map ot proposed Architectural Overlay expansion
• Figure 2-1-B, Land Use Designations
• Figure 2-1-F, Land Use Overlays
• Figure 2-1-G, Land Use Overlays
Land Use Plan Amendment
City of San Clemente Local Coastal Program Land Use Plan Amendment (LUPA) 21-241
Background
On February 8, 2018, the California Coastal Commission (CCC or Commission) approved a comprehensive update to the City of San Clemente's Local Coastal Land Use Plan (LUP) with certain CCC staff imposed "Suggested Modifications" (Major LCP Amendment No. 1-16 (LCP-5-SCL-16-0012-1)). On June 12, 2018, the City Council adopted Resolution No. 18-19 approving the comprehensive LUP update. On August 10, 2018, the Commission's Executive Director certified the San Clemente comprehensive LUP update.
On August 17, 2021, the City Council initiated amendments to the City's Centennial General Plan, Local Coastal Program Land Use Plan (LUP), West Pico Corridor Specific Plan (Specific Plan), and Zoning to:
1. Change the land use designation of two industrial parcels as described below;
2. Expand the Architectural Overlay District to include additional parcels;
3. Update the Specific Plan to be consistent with the General Plan and Local Coastal Program Land Use Plan (LUP), as required by State law, and expand the Specific Plan area to include additional parcels. Additionally, this part of the project also includes an update to design guidelines and standards for Los Molinos that implement General Plan and LUP policies for the Los Molinos Focus Area. The design guidelines are the subject of this report.-
4. Update Title 17 Zoning to reflect and clarify the changes above.
Items 1 and 2 above are the subject of this LUPA. At the direction of the City Council, this draft LUPA has been developed by the City in coordination with interested stakeholders and a six-week public review period from August 31, 2022 to October 12, 2022. There may be further revisions to this LUPA, based on coordination and input from stakeholders or direction provided by the Planning Commission or City Council at public hearings.
Proposed Land Use Change
This LUPA changes the land use designation of two split-zoned industrial parcels located at 1510 Avenida De La Estrella, comprising approximately 132,552 square feet of land area. The Heavy Industrial (HI) and Light Industrial (LI) land use designations currently run across the two parcels, resulting in "split zoning" where approximately 48,720 square feet of property is designated Light Industrial, with frontage to Avenida De La Estrella, and the remaining area of the two parcels is designated Heavy Industrial. Split zoning is not best practice for implementing LUP goals and policies. Split zoning can make it less clear how to apply land use regulations to property and review entitlements. To address City of San Clemente Proposed Amendment to the Local Coastal Program Land Use Plan August 31, 2022 Page 1 of 3
Land Use Plan Amendment
this issue, the LUPA updates land use maps so the two parcels are changed from a split of Hi and Li to be entirely HI as shown on Exhibit A. This would result in the following two changes to the allowed development of the property at 1510 Avenida De La Estrella:
• Density Increase. The allowed Floor Area Ratio (FAR) would increase from a 0.50 FAR to 0.75 FAR, resulting in an allowable increase of approximately 12,180 square feet. The maximum allowed square footage of the two parcels would change from approximately 87,235 square feet to 99,415 square feet. • Make Existing Use Conforming. The land use change would make the existing non- conforming automobile towing and salvage use on the subject parcels a conforming use. The Specific Plan allows two conditionally permitted uses in HI zones that are not permitted in LI zones: 1) towing and salvage yards, and 2) concrete batch plants. The Council direction was to exclude the concrete batch plants as a possible use on the two parcels. To implement this, the Specific Plan prohibits concrete batch plants on the two parcels.
In summary, the intent of the land use change is to eliminate split zoning on two properties and convert an existing non-conforming use into a conforming use. The land use change is not anticipated to intensify use of hazardous materials or generate significant environmental impacts. The LUPA involves updating LUP land use map Figure 2-1-B to reflect the land use change.
Expansion of Architectural Overlay District
Pursuant to Municipal Code Section 17.56.020, Architectural (-A) Overlay District, the intent of the Architectural Overlay District is to establish a visually distinct Spanish architectural district with a pedestrian orientation. The amendments would expand the Architectural Overlay District to include several properties that front primary circulation routes between the Downtown and Pier Bowl in order to integrate the architectural character of the visitor-serving districts, as shown on Exhibit B. The project will update maps for the General Plan, LUP, and Zoning to reflect the expanded Architectural Overlay boundaries. Existing land use designations and zoning underlying the overlay district would remain the same. The LUPA involves updating LUP land use overlay maps, Figures 2-1-F and 2-1-G, to reflect the overlay boundary change.
Amended Figures
This LUPA involves updates to the following figures:
Figure 2-1-B, Land Use Designations
Figure 2-1-F, Land Use Overlays
• Figure 2-1-G, Land Use Overlays
City of San Clemente Proposed Amendment to the Local Coastal Program Land Use Plan August 31, 2022 Page 2 of 3
Land Use Plan Amendment
Exhibits
A. Map of Proposed Land Use Change.
B. Map of Proposed Architectural Overlay Expansion.
C. Figure 2-1-B, Land Use Designations.
D. Exhibit 2-1-F , Land Use Overlays.
E. Figure 2-1-G, Land Use Overlays.
City of San Clemente Proposed Amendment to the Local Coastal Program Land Use Plan August 31, 2022 Page 3 of 3
Existing Proposed
Ave.
_Navarro. Ave Navarro.
alle
Calle de de_Industrias. Calle de Calle de Industrias.
Molinos Los Molinos
Ave Ave
Sierra Sierra
are Redonder are Redonder
Rincon_Ct Rincon_Ct.
Legend
Legend
Specific Plan Area
- Specific Plan Area
Current General Plan
land use Ave de la Proposed General Ave de la
Plan land use
LI - Light Industrial
волід- Estrella Heavy Industrial *strella
HI - Heavy Industrial
Calle de Lo: EXHIBIT A
HAN CLENCHET Proposed Change at 1510 Ave. De La Estrella Scale: 1:4,000
Ш
Change land use from Heavy/Light Industrial to Heavy Industrial 170 340 CALIFORNIP ] Feet
(except no concrete plants)
Focus
Inset map
Legend
Coastal Zone boundary
Architectural Overlay
Proposed Expansion Area
CAST CLEAN -z EXHIBIT B
Architectural Overlay Scale: 1:11,500
W
495 990
CALIFORNIA Proposed Expansion Areas Feet
OS2
0S2
OS1
OS1
OST
OS2
Pacific Ocean
LEGEND
CAN CIENG Figure 2-1-B
mum Coastal Zone boundary Industrial Open Space
Land Use Commercial LI - Light Industrial OS1 - Open Space Public CC2 - Community Commercial 2 HI - Heavy Industrial OS2 - Open Space Private Designations CRC - Coastal and Recreation Mixed Use Public Facilities EXHIBIT C CALIFORNS Serving Commercial MU1 - Mixed Use 1 EP - Public NC1.2 - Neighborhood Commercial MU2 - Mixed Use 2 Residential 0 0.05 0.1 1.2 RL - Residential Low Density
Miles MU3.0 - Mixed Use 3.0
NC2 - Neighborhood Commercial 2 MU3.1 - Mixed Use 3.1 RM - Residential Medium Density Local Coastal Program - Land Use Plan RC - Regional Commercial RH - Residential High Density Amended [month] 2022 MU3.3 - Mixed Use 33
VSCD
Pacific Ocean
Figure 2-1-F LEGEND
CLEM EXHIBIT D
mum Coastal Zone boundary Professional Business (PB)
Land Use •.
Overlays Architectural-Visitor Serving
Architectural (A) Commercial District (A-VSCD)
CALIFORNID Overlays
Architectural-Affordable Housing (A- Affordable Housing (AH)
0.05 0.1 AH) Visitor Service Commercial District
] Miles (VSCD)
Architectural-Mixed Use-Visitor Serving
Local Coastal Program - Land Use Plan
Commercial District (A-MU-VSCD); :
March 2018 - Amended xx 2022
A-MU-VCSD
PB AF
VSCD
Pacific Ocean
Figure 2-1-G LEGEND
CAN CENTEN - Coastal Zone boundary Professional Business (PB) EXHIBIT E Land Use Overlays Architectural-Visitor Serving
Overlays Architectural (A) Commercial District (A-VSCD) CALIFORNI Architectural-Affordable Housing (A- Affordable Housing (AH)
0.05 0.1 AH) Visitor Service Commercial District
- Miles (VSCD)
Architectural-Mixed Use-Visitor Serving
Local Coastal Program - Land Use Plan
Commercial District (A-MU-VSCD); :
March 2018 - Amended xx 2022
A-MU-VCSD