Planning board OKs Crab Pot expansionLONG BEACH – Despite some early anxious moments at the Long Beach Planning Commission, the group was able to reach quorum for the Monday night meeting and conduct business.

The meeting was carried over from a special meeting with the Long Beach City Council on Dec. 13. The attendance of city council members allowed the Dec. 13 meeting to be opened as a public hearing for the zoning code modifications, but regular planning commission business could not be voted on.

The only regular business scheduled for discussion was the approval for expansion of the Crab Pot Restaurant on Pacific Ave. The owners of the restaurant, Sean and Sue Moretz, were advised by the city staff at that time that they could begin pouring the foundation for the expansion, with the understanding that the work would be done at their own risk, with no guarantee that their design would be approved.

The design did receive the planning commission’s approval, without any changes at the Dec. 27 meeting.

Discussion then turned once again to the city’s zoning code update, and the fine-tuning continued.

Interim Community Development Director Micheal Davolio passed out the latest incarnation of the changes.

“This takes into account all the discussions in the past six to eight weeks,” he said, “including the meetings with city council and public input.”

The commission continued their discussion of vacation rentals from the previous public hearing. Vacation rentals are currently only allowed in areas zoned C1, C2, S3, S3R, and OTW. They are allowed by conditional use in S2. However, according to the commission and city council, there are also unapproved vacation rentals outside those zones. The group was undecided on a solution to the problem.

Vacation rentals in residential areas can cause conflicts between visitors and year-round area residents because of noise, garbage, and irresponsible behavior by vacationers. However, the group conceded, sometimes the vacation rental violations occurred as a result of ignorance of the zoning codes.

Leslie Brophy of Pacific Realty pointed out to the commissioners that the unauthorized rentals cut into city funds, because of lost revenues. She said she would also like to see additional areas zoned to allow for vacation rentals.

In addition, Susie Goldsmith, owner of Boreas Bed and Breakfast, sent a letter to the city of Long Beach questioning why local bed and breakfasts were subjected to stricter regulations than local hotels and motels.

Davolio said it was a valid point that needed considering.

“Anyone dealing with a bed and breakfast on a community level knows they have less impact than hotels and motels,” he said.

But B&Bs are also subject to state regulations. Davolio said he would check state laws to ensure any changes to the city’s zoning codes would not conflict with the state’s laws.

Another change to the zoning code would allow local businesses to have temporary “mobile open-air food or retail establishments” along the boardwalk by special approval by the city council. The change is designed to allow currently operating local businesses to take advantage of special events during the summer to set up booths along the boardwalk and sell their products.

“That’s a good thing,” said planning commission member Natalie Hanson.

“It will be interesting to try,” agreed planning commission member Diana Tehrani, “a fun experiment.”

The public hearing on the zoning code changes has been continued to the Jan.10, meeting of the planning commission, when they hope to be able to recommend all the changes to the city council for approval.

Copies of the zoning code changes can be obtained at the Long Beach City Hall on Bolstad Ave.

The planning commission members all agreed that a lot of progress has been made on the zoning codes.

“It looks a lot better,” said planning commission member Gene Ford.

Brophy also seemed pleased with the results so far, although she would like additional changes to the zoning code.

“It pays to show up,” she said.