Frequently Asked Questions.12.10.14
Transcription
Frequently Asked Questions.12.10.14
General Plan Update (or Plan HMB): Frequently Asked Questions Q. What is the General Plan? A. A General Plan is a long-term document consisting of text and maps that expresses how a community should develop. The plan is the basis for detailed development regulations in the Zoning Ordinance and decisions by policymakers on public improvements and private developments. All cities and counties in California are required by law to have general plans. Q. A. Q. A. Q. A. Q. Why are we updating the General Plan? General Plans are typically updated every 20 years in order to reflect a community’s present day values and goals. Our existing General Plan is from 1993 and in need of an update. Changes within our community have occurred and many planned developments have not gone forward – resulting in a General Plan that is nearly obsolete. Additionally, the current General Plan does not have an Open Space Element, which is one of 7 mandatory elements required per State planning law. Other areas in need of an update include water allocations for land uses needs, environmental and hazard vulnerability maps, climate action plans, and more. Will the General Plan update lessen the amount of public open space? No. There are no plans to reduce the amount of public open space in the community. Privately owned and vacant developable land, some of which is west of Highway 1, is being incorporated into the General Plan update. One of the primary guidelines for this process is to identify ways to strengthen the protection of environmental land that is cherished by the community. This includes public open space and land designated as Planned Unit Development. Will the General Plan update allow for more development? The City’s current General Plan assumes a population of 20,000 residents, which is far less than our population. All of the concepts being explored in the update include less population and development than currently approved in the existing General Plan. Furthermore, the concepts that are being reviewed include more open space than exists today. What is the Planned Unit Development designation? A. Q. A. Q. A. Q. A. Q. A. Q. A: Planned Unit Development (PUD) is a General Plan designation and zoning classification. The current General Plan has 19 different PUD’s comprising roughly 2/3rds of the City. Most of these PUDs have not been developed for a number of reasons, but primarily because all the owners of property within each PUD area must agree (in some cases hundreds of parcels with different owners) and submit a common application for development of the entire PUD area. A PUD handout with more information is attached. What can be done to reduce traffic and congestion on Highways 1 and 92? It is assumed that the overall traffic volume on Highways 1 and 92 will continue to gradually increase because there are simply no alternative thoroughfare routes into and along the Coastside. However, increased transit and multimodal traffic (bicycle, shuttles, etc.) opportunities as well as providing more of a balance of local jobs with housing will alleviate some of the traffic. What is being contemplated for pedestrian safety along Highway 1? Highway 1 operational improvements to provide for left hand turn pockets at street intersections and new traffic signalization/coordination at select locations are being contemplated to improve the safety associated with crossing the freeway. What are the guiding principles? The guiding principles are essentially the mission statement of the General Plan update. The principles are to maintain the City’s small-town character, enhance and protect environmental resources, foster a balanced community with local businesses and diverse residential opportunities, promote a more connected street network, support downtown and encourage tourism. Where are we in the process? The first step in the General Plan update includes a public input phase which helps shape a first draft of goals, hopes, and visions for the City’s future. Currently, we are still in this initial phase, seeking input into various draft policy proposals. Adoption of an updated General Plan is expected to occur in the next 12 to 18 months. Where can I find out more? You can always look at our website: www.hmbcity.com or call (650) 726-8270 for more information. You can also sign-up for updates at www.PlanHMB.org. PLANNED UNIT DEVELOPMENT (PUD) GENERAL INFORMATIONAL HANDOUT This PUD Handout has been provided to assist in understanding the general locations of the various PUD’s and the general zoning regulations governing PUD’s. Almost half of the land area in Half Moon Bay is zoned (PUD). What is a Planned Unit Development (PUD)? In concept a PUD district provides for flexibility in a variety of land uses to be specified and integrated with the site and natural surroundings in a comprehensive development format, which is also known as a specific plan. What is the Purpose of a PUD? The purpose of the PUD District is to: Avoid piecemeal development; Encourage assembly of properties & reconfiguration of old subdivisions; Encourage a variety of land uses & allow design flexibility; Provide for public streets/ infrastructure, open space & recreation; Ensure coastal access & protect coastal resources; Avoid hazards. PUD in Local Coastal Plan There are 19 PUD sites in Half Moon Bay, as shown on map on the reverse side of this page. A number of these have been developed, and many of them include a number of vacant lots. Most of the PUD,s have additional development parameters regulating the number of residential units, land uses, and required areas/roadway designs tailored to each individual PUD site. (see Section 9‐3 of the LCP) What is Required to Develop in a PUD? Specific Plan First, all the property owner/s within a PUD must agree on the preparation of a specific plan for review and approval by the City1. The specific plan provides a comprehensive plan for development including the range of permitted uses, development standards, performance criteria, and phasing of development to provide adequate public services and infrastructure. The Local Coastal Program and the General Plan provide guidance for development of the specific plan. Use Permit Second, the property owner must obtain approval of a Use Permit for a specific development within the PUD. Prior to approving the Use Permit, the City must find it in conformance with the Specific Plan and other City policies and regulations. What Can I Do on Property in a PUD that Does Not Have an Approved Specific Plan? If a Specific Plan has not yet been adopted, the PUD District allows very limited development: Legal Non‐Conforming Uses or Structures that are consistent with Chapter 18.25 of the Zoning Ordinance may continue2. Temporary Uses and Structures (90 days or less) may be approved by the Community Development Director or Planning Commission through a Use Permit which includes an explicit termination date2. 1 City review will include environmental review in 2 A legal non‐conforming use or structure is an existing use conformance with the California Environmental Quality Act. or structure that does not conform to current zoning regulations, but conformed to all regulations in place at the time it was implemented. City of Half Moon Bay - Planning Division 501 Main Street, Half Moon Bay, CA 94019 Tel: 650-726-8250 - Fax 650-726-8261 Revised 7/30/2014 Half Moon Bay PUDs The LCP has more specific policies for the individual PUD’s and development (no. of units, mixed-uses, overall design considerations, etc.) Unincorporated County Miramar (Unincorporated) VE OA ALT Venice Beach VE WA E AV VE EA Carter Hill BALBOA BL VD S ST STAT E HIG Redondo Beach Ch. 9.3.10 10. Pilarcitos West Urban Reserve 11. Matteucci 12. Podestra/Silvera 13. Anderotti Ch. 9.3.15 14. Half Moon Bay Country Club (Ocean Colony) Ch. 9.3.16 15. Cassinelli/South Main Street Ch. 9.3.17 16. L.C. Smith Ch. 9.3.18 7 SEYMOUR ST HI GG IN L. C. Smith 16 SC AN YO N Unincorporated County H RD R D Parcels C ity of Half Moon Bay 14 MIR A TES PO MIRAMON FC 0.2 0.4 0.8 Miles Data Source: C ity of Half Moon Bay, 2014; San Mateo C ounty GIS, 2014; Dyett & Bhatia, 2014 DEH OF 0 South Wavecrest 5 MO INT RD A Planning Area DR WAY AIR RY R D F Ocean Colony 15 Cassinelli & S. Main Street T RD WAVECRES TURNBER 13 S TES ON North Wavecrest O BEAC REDOND DD YR D Amesport Landing MAIN ST POPLAR ST Carnoustie PUD Nurserymen’s Exchange & Adjacent Property Andreotti (Cypress Cove) T M MIRA 4TH AVE AVE OAD RAILR E AV 1ST FILBERT ST GROVE ST 4 Ch. 9.3.9 Guerrero Ave. Y 92 HWA MILL ST AVE CENTRAL West of Railroad Miramar Beach 9. MU CHURCH ST CORREAS 3 8. Podesta MA IN KELLY AV E Poplar Beach Ch. 9.3.8 12 11 T Francis Beach Carter Hill 92 Matteucci Pilarcitos West Urban Reserve Ch. 9.3.7 7. D HO KE Half Moon Bay 10 AY TW ER AG NT Venice Beach IF DR IN SP Dykstra Ranch AV E 2 VD BL Ch. 9.3.6 6. 17. O FR Pa c i f i c O c ea n E NIC VE Ch. 9.3.6 S. Wavecrest OX Dunes Beach 6 N. Wavecrest RD YON AN NC FRE K REE SC AN HM 4. 5. RD 1 Dykstra Ranch (Pacific Ridge) Ch. 9.3.5 R Surf Beach/ Dunes Beach E AV West of Railroad SIL VE D LV 1 G UN YO 17 RD Roosevelt Beach BL VD Guerrero Ave Nurserymen's Exchange & Adjacent Property B OA LB BA 9 Miramar Beach GR AN D 8 MAIN ST Miramar Beach 3. 1 RD ON NY ES NT T IN PO RD OA VE SANTIAGO AVE Ch. 9.3.4 FILL ND LA MT RD Ch. 9.3.3 Venice Beach Area DIG El Granada Beach MO R Surf Beach/Dunes Beach 2. S GE OB ISP O 1. S CREEK Granada (Unincorporated) LCP Chapter 9 PILARCITO E AV EL T RM SS CA BU UM L CO El C CO R AL R EEF AV E Name of PUD RD Ch. 9.3.11 Ch. 9.3.12 Ch. 9.3.14 Ch. 9.3.19