Santa Cruz County
CA

Agenda Item
DOC-2020-106

Public hearing to consider accepting Coastal Commission modifications to recent amendments to regulations regarding the Permanent Room Housing Combining Zone district affecting the General Plan/Local Coastal Program Land Use Element, and take related actions, as outlined in the memorandum of the Planning Director

Information

Department:Planning: Sustainability and Special ProjectsSponsors:Planning Director Kathleen Molloy
Category:PLN SSP - Board LetterFunctions:Land Use & Community Services

Financial Impact

There is no financial impact associated with the Coastal Commission’s proposed modifications to the General Plan/LCP amendments that were approved by the Board of Supervisors.

Board Letter

Recommended Action(s):

1)              Conduct a public hearing to consider the Coastal Commission modifications to recent amendments to regulations regarding the Permanent Room Housing Combining Zone district affecting the General Plan/Local Coastal Program Land Use Element;

 

2)              Adopt the resolution accepting each modification as suggested by the Coastal Commission; and

 

3)              Direct the Planning Director to submit the Board of Supervisor’s acceptance of the suggested modifications to the Coastal Commission for a finding by the Coastal Commission’s Executive Director that the Board’s acceptance of the modifications has been accomplished, and for Coastal Commission concurrence with that finding.

 

Executive Summary

The Coastal Commission held a public hearing regarding amendments to the General Plan/Local Coastal Program Land Use Plan (GP/LUP) and County Code/Local Coastal Program Implementation Plan that were approved by the Board of Supervisors to create a Permanent Room Housing (PRH) Combining District. The Commission certified the County Code/Local Coastal Implementation Plan amendments as submitted, and certified the GP/LUP amendments with modifications to Policies 2.12.4 and 2.16.9. The Board must review and approve these modifications with a resolution, which will then be reviewed for concurrence by the Coastal Commission.

 

Background

On August 6, 2019, the Board of Supervisors approved amendments to the General Plan/Local Coastal Program and County Code that would enable and create a PRH Combining Zone district. On December 13, 2019, the Coastal Commission held a public hearing to consider these amendments and voted to approve the amendments with the following modifications to what the Board approved in the GP/LUP, indicated with double underline:

 

1.              Modify LUP Policy 2.12.4 (Permanent Room Housing Uses in Commercial Designations) as follows:

 

Regardless of commercial land use designation, with the exception of the Visitor Accommodations Designation (C-V) in the coastal zone, allow 100% residential use on properties within the “Permanent Room Housing” Combining District.

 

2.              Modify LUP Policy 2.16.9 (Conversion of Visitor Accommodations to Residential Uses) as follows:

 

Prohibit conversion of visitor accommodations in the coastal zone to any lesser non-priority use unless it is can be demonstrated that it is economically infeasible to use the property for any a higher-priority use. Absolutely prohibit the conversion of hotels or motels with “Visitor Accommodation” or “Tourist Commercial” zoning and/or a “Visitor Accommodations” land use designation in the coastal zone. Require any visitor accommodations that are converted to a permanent occupancy residential use to conform to applicable General Plan and LCP Land Use Plan Density Standards Program policies and comply with requirements of the Permanent Room Housing (PRH) Combining District and all conditions of approval of the Use/Development Permit for the PRH use where applicable. Provide a minimum of 15 percent of the units as affordable to lower and moderate income households.

 

In the Coastal Act, visitor accommodation land uses are prioritized over residential land uses. Therefore, in order to be consistent with the Coastal Act, within the Coastal Zone the ordinance must not allow conversion of visitor accommodation uses to residential uses. The modifications approved by the Coastal Commission ensure consistency with the Coastal Act by providing that any properties in the Coastal Zone that are designed in the General Plan as “Visitor Accommodations” (C-V) are ineligible for the PRH Combining Zone District.

Analysis

Staff has reviewed the Coastal Commission’s modifications to General Plan/LUP amendments and finds that these modifications correct an oversight in the amendments and provide for consistency with the Coastal Act, and particularly with GP/LUP Policies 2.22.1 (Priority of Uses in the Coastal Zone) and 2.22.2 (Maintaining Priority Uses). There is currently one property in the Coastal Zone that has a General Plan designation of C-V but is not zoned VA or CT. This property, APN 042-011-06, also known as the “Poor Clare’s” site, would now be ineligible for inclusion in the PRH Combining Zone District as a result of this modification. 

 

Staff recommends that the Board of Supervisors accept the Coastal Commission’s modifications by formal resolution of the Board of Supervisors. The modified GP/LUP amendment would then become active upon Commission concurrence with the Coastal Commission Executive Director’s finding that this acceptance has been properly accomplished, as detailed in the letter transmitted to the County by the Coastal Commission on December 17, 2019 (Attachment C) and the December 13, 2019 Coastal Commission staff report on this matter.

 

 

Body

Strategic Plan Element(s)

The proposed amendments meet the County Strategic Plan Goal 2A (“Affordable Housing”). This Combining District would legally recognize the conversion of existing motels, hotels and care facilities to multifamily housing. These housing units are affordable by design due to their small size.   

 

Meeting History

Jan 28, 2020 9:00 AM Video Board of Supervisors Regular Meeting

1) Public hearing held to consider the Coastal Commission modifications to recent amendments to regulations regarding the Permanent Room Housing Combining Zone district affecting the General Plan/Local Coastal Program Land Use Element; closed the public hearing;

2) ADOPTED Resolution No. 14-2020 accepting each modification as suggested by the Coastal Commission; and

3) DIRECTED the Planning Director to submit the Board of Supervisor’s acceptance of the suggested modifications to the Coastal Commission for a finding by the Coastal Commission’s Executive Director that the Board’s acceptance of the modifications has been accomplished, and for Coastal Commission concurrence with that finding

RESULT:ADOPTED [UNANIMOUS]
MOVER:John Leopold, First District Supervisor
SECONDER:Ryan Coonerty, Third District Supervisor
AYES:John Leopold, Zach Friend, Ryan Coonerty, Greg Caput, Bruce McPherson

Discussion