HomeMy WebLinkAboutCC Res 4661 1998-11-23
RESOLUTION NO. ~ /
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A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SEAL BEACH AMENDING THE
LAND USE ELEMENT OF THE GENERAL
PLAN (LAND USE ELEMENT AMENDMENT
98-1, BIXBY OLD RANCH TOWNE CENTER
DEVELOPMENT PLAN)
THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES HEREBY
FIND, DETERMINE AND RESOLVE:
Section I. The Bixby Ranch Company ("Applicant") has submitted
applications for general plan amendments, zone changes, parcel maps and development
agreement approvals for the Bixby Old Ranch Golf Course and Tennis Club property and
adjoining properties (collectively "application") with the City of Seal Beach. The
Applicant seeks amendments to the General Plan to allow the implementation of the
proposed Bixby Old Ranch Towne Center Plan, dated August 1997, on the land described
in "Exhibit A", attached hereto and incorporated herein by this reference.
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Section 2. Pursuant to 14 Calif. Code of Regs. ~ I5025(a) and U D.C
and ill of the City's Local CEQA Guidelines, staff prepared an Initial Study and a Draft
Environmental Impact Report (DEIR), to study the environmental impacts arising from the
proposed Bixby Old Ranch Towne Center Development Plan and related General Plan
amendments, including this amendment. The DEIR was circulated for public review and
comment from April 15, 1998 to May 29, 1998, in compliance with the provisions of the
California Environmental Quality Act (CEQA) and the City's Local CEQA Guidelines.
Upon completion of the public review period, a Final Environmental Impact Report was
reviewed by the Planning Commission at a public hearing held on September 9, October
21, and November 4, 1998. After the public hearing, the Planning Commission found,
through the adoption of Planning Commission Resolution No. 98-37 that the Bixby Old
Ranch Towne Center Development Plan Final Environmental Impact Report (EIR) is
adequate under CEQA. After considering the Final EIR and public testimony thereto at a
public hearing on November 9 and November 17, 1998, the City Council adopted City
Council Resolution No. 4660, certifying the Final EIR and adopting a statement of
overriding considerations. City Council Resolution No. 4660 is hereby incorporated by
this reference.
Section 3. After a duly noticed public hearing, the Planning
Commission recommended denial of Land Use Element Amendment 98-1.
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Section 4. On November 9 and November 17, 1998, the City Council
conducted a public hearing to consider the Planning Commission's recommendation. The
City Council received into evidence the following reports and minutes: the Planning
Commission Staff Report dated September 9, 1998, and a Memorandum re: Transmittal of
Environmental Quality Control Board Documents Received re: Final EIR Review - Bixby
Old Ranch Towne Center FEIR, also dated September 9, 1998, all attachments thereto,
and the Minutes of the September 9, 1998 Planning Commission Meeting; Planning
Commission Supplemental Staff Report and Planning Commission Supplemental Staff
Report # 2, both dated October 21, 1998, all attachments thereto, and the Minutes of the
October 21, 1998 Planning Commission Meeting; Planning Commission Resolution 98-
37, recommending certification of the EIR for the Bixby Old Ranch Towne Center
Development Project; and Planning Commission Resolution 97-38, recommending denial
of General Plan Amendment 98- I regarding the Bixby Old Ranch Towne Center
Development Plan, and the draft Planning Commission Minutes of November 4, 1998; the .
Resoluti':>n Number ~I
Cily Council R...olutio" No. 4661
Land Us. A_IllilM"t 98-1
Bi1lby Old Ranch TOWM C."tor o...lopm.nt Pia"
Novonb... 23. 1998
Environmental Quality Control Board Staff Report of August 26, 1998 with all
attachments and Minutes; Memorandum to Environmental Quality Control Board re:
Communications to Include Within the Administrative Record, dated September 2, 1998,
including all attachments; copies of handouts and overheads of the September 2 EQCB
meeting and Minutes of the September 2, 1998 EQCB Meeting; Memorandum to the
EQCB re: Transmittal of Archaeological Advisory Committee Recommendations, dated
September 3, 1998, supplemental information received at the September 8 EQCB
Meeting, and the Minutes of the Environmental Quality Control Board of September 8,
1998: EQCB Resolution No. 98-1, recommending the adequacy of the EIR, with
modifications, to the Planning Commission/City Council, adopted on September 30, 1998,
and the Environmental Quality Control Board Minutes of September 30, 1998; and, the
Archaeological Advisory Committee Staff Report and Minutes of September 2, 1998, and
Resolutions 98-1 and 98-2, adopted on September 2, 1998. The City Council also
considered all public testimony and written information presented. The record of the
hearings indicates the following:
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(a) Applicant seeks to establish the following uses, as revised by the
City Council, as part of the Bixby Old Ranch Towne Center Development Plan:
PROPOSED PROJECT LAND USES
A
26.045
acres
B
13.567
acres
Old Ranch Towne Center
(includes commerciaVretail uses and
restaurant uses)
Old Ranch Business Hote~ Restaurant
and Senior Care Facilities
. Hotel
. Restaurants (2)
. Senior Assisted Living Facility
. Senior Alzheimer's Care Facility
. Senior Skilled Nursing Facility
. Greenbelt
157.29 Reconfiguration of Bixby Old Ranch
acres Golf Course and provision of a
PubliclPrivate Driving Range (including
sod farm)
C
15.649 Bixby Village
acres . single family homes
. 2.5 acre community park
. Community Police Facility
o
E
6.735
acres
TOTAL
219.286
acres
299,000 square feet
maximum building area
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104 rooms
30,000 square feet total
90 units
25 beds
45 beds
5.0 acres
157.29 acres
75 SFH
2.5 acres
0.1 6 acres
Old Ranch Tennis Club 6.735 acres
(dedication of existing tennis club to the
City for public recreation purposes and its
conversion to public use)
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Resolut~OIr 'Np.mI>er J'I L l I
CiIy ColUlciIR...o~
Lond Us. A....ndmlnl 98-1
BiJ<by Old Ranch T........ emur IH../opm.", Pima
No..mb" 23, 1998
(b) The subject area is comprised of eight (8) parcels, comprising a
total of approximately 219.286 acres. Presented below is a summary of current General
Plan and Zoning land use designations for the proposed Bixby Old Ranch Towne Center
Plan area, as revised by the City Council:
EXISTING AND PROPOSED
GENERAL PLAN AND ZONING DESIGNATIONS
Q-P, Quasi-Public, R-G, Recreation! 203.0 I acres 196.3 I acres 157.290 acres
Golf Course Golf
RMD, Residential RMD, Residential None None 12.99 acres
Medium Densit Medium Densit
C-G, General C-2, General 15.3 acres 22.0 acres 34.612 acres
Commercial Commercial
PLU, Public Land Use PLU, Public Land 0.0 acres 0.0 acres 14.495 acres
Use
Total 218.3 I acres 218.3 I acres 219.286 acres
(c) If the proposed Bixby Old Ranch Towne Center Development
Plan is adopted as revised by the City Council, the Land Use Element, among other
elements of the General Plan, will need to be amended as proposed herein so that the
Bixby Old Ranch Towne Center Development Plan and the General Plan are consistent.
In that the proposed Bixby Old Ranch Towne Center Development Plan provides
zoning restrictions for the project area, zoning would likewise be consistent with the
General Plan.
Section S. Based upon substantial evidence in the record of the
hearing, including the facts stated in fi 4 of this resolution, and in the environmental
documentation prepared in conjunction with this project, and pursuant to fifi 28-2600 and
28-2602 of the City's Code, the City Council hereby finds:
(a) The proposed General Plan Amendments will conform land uses to those
set forth within the Land Use Element for the subject area, as revised by the City Council,
and provides a comprehensive development which accomplishes the following goals of the
City in achieving sustainable development on the subject property:
I. Preserves the existing golf course.
2.
recreational purposes.
Dedicates the Old Ranch Tennis Club to the City for
3. Creates a comprehensive development program for under-
utilized and vacant properties.
4. Permits development that does not interfere with the
operational capabilities of the Los AIamitos Armed Forces Reserve Center.
S. Provides development that is at least fiscally neutral and,
more likely, fiscally beneficial to the City.
Resolution Number'lhIP!
City Cooncil RuolMlion No. 4661
lAnd Us. A_rrdm.1lI 98-1
Bixby Old Ranch To..... C.llIer DeW/topm.1lI Plan
November 23, 1998
6. Adequately mitigates project-related traffic and noise
impacts.
(b) The proposed project will allow for a reasonable range of land uses
on the subject property, recognizing the various site constraints discussed in the EIR, with
the provision of various land uses to address the identified objectives of the City.
(c) The proposed Bixby Old Ranch Towne Center Plan, and the I
necessary General Plan Amendments, as revised by the City Council, will not be
detrimental to the short tenD or long term goals or objectives of the City of Seal Beach
and are in the interest of the public health, safety and welfare. The proposed amendments
are consistent with the General Plan, as amended.
(d) Pursuant to Section 15168 of the CEQA Guidelines, an EIR has
been prepared and has been certified by the City Council. This amendment is within the
scope of the certified E1R, which adequately describes the general environmental setting of
the project, its significant impacts, and the alternatives, and mitigation measures related to
each significant environmental effect. No additional environmental documentation is
needed.
Section 6.
amended as follows:
Based on the foregoing, the Land Use Element is hereby
I. Page 12 of the Land Use Element is revised to read as follows:
"5. COUEGE PARK EAST PLANNING DISTRICT
5.1 City Parks
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There is a lack of City park space in this district. What land use decisions
can be made to help rectify this situation?
Potential:
Due to the lack of available vacant land for park space, the only apparent
solution is to apply conscientious design methods to the present parks IIIItI
te the -JeF}- limited ..aeant land IlJBilahle flle&d1er Lamp88ft site) to create
desirable and usable park space. The dedication to the City of the Bixby
Old Ranch Tennis Club property for a recreation facility provides an
additional 6.74-acre recreational facility within this neighborbood. In
addition, the provision of an additional 2.5-acre neighborhood park in
colijunction with the Bixby Village development exceeds the park
standards of the City.
5.2 ,~ fl.M aef'2) JHIl'<<l 8f 1antl18Ct11e4 8ft LmnpS6ft ,t-_, atQaee/fl tl'l
the gelf txJN1':Jf.
m=.
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'.Vhttt: ktnd tiE altematr;e3 are a-JBils1l1e fer thb pareel af lane?
..~8te.-.tial:
This i33t1e has ~ere.ted e8ft3itlere.hle disetlssi8R ift dte eemmtlftity as 18 a
, pes9ible laflllll:ie fef tile pareel. The IlIIId 1I:ie pesrliBilities are either a City
plH'k, a Ie.;; density residentilti lI:ie, a lIIedilllll density resiilefltilti 1I:ie, tlf a
Resolution Number~~/
cily Co.,~cil R"""loIion No. 4661
/.ond Us. Amlntlmlnt 98-1
Bixby Old Ronch Towrw c.nt" lH..lopm.... PIo.
No..mb" 23, 1998
high den9i~ FelIidentilllllse. The ftI6St feasible IlltemBtive appellf9 te be a
ftIedillftl dellsi~ residelltilll de. e16plllellt.
5.2YNoise generaled by the Los Alomitos NfWal Air 8talitm Anned
Forces Resene Center and the San Diego Freeway.
lm/&;.
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What can be done to minimize the noise impact on adjacent lands?
Potential:
The resolution of the noise generated by the air 9liHiell Anned
Forces Reserve Center rests with the _siells reaehed 811 the future lIse
future operational characteristics of the Los Alamitos NIl-.'fII Air StItli811
Anned Forces Reserve Center. Refer to the Noise Element for further
discussion regarding noise Impacts of the Los Alamitos Anned Forces
Reserve Center.
Specific design solutions such as extremely high cement block
fences ellft bave aided in lowering the noise level perceived by the
residents adjacent to the San Diego Freeway. 'Fhe Stftte I)ivisiell ef
Highways is in3talling these lit ether leeatiells ill Sel1t1t8fll CttIifemia te
&hate Rsix. "
2. Page 15-16 of the Land Use Element is,revised to read as follows:
"LAND USE TABLE
I The following table depicts the existing and proposed land use acreage for
each land use category in the General Plan.
Proposed!
Desil!nation Develooed Undevelo.ped IQ!iI1
Residential
Low 670.6 0.0 670.6
Medium 6S2.5 639.5 0.0 6S2.5~
High 161.0 0.0 161.0
Commercial
Limited
Commercial 2.3 0.0 2.3
Professional
Office 0.0 0.0 0.0
Service 55.8 0.0 55.8
General 162.5 -149:6 0.3 -i&9 162.8 -149:6
I Industrial
Light 126.2 0.0 126.2
Oil Extraction 28.2 0.0 28.2
Ouasi-Public
Golf Course 264.8 ~ 0.0 264.8 ~
Wetlands 32.8 0.0 32.8
Resolution Number~~1
CiIy Council Ruo/lllion No. 4661
Land Us. Amondn""" 98-]
Bixby Old Ranch T....... C.",.. D.../opm.nl Pima
No..mh.. 23. 1998
LAND USE TABLE (Continued)
Proposed!
Desilmation DevelQJ)Cld Undeveloped Imil I
fl!t!fu;
City Parks 81.4 ~ 7.0 88.4~
City Schools 13.4 0.0 13.4
Flood Basin 34.7 0.0 34.7
Beaches 52.0 0.0 52.0
Police Station 1.5 0.0 1.5
Fire Stations 1.0 0.0 1.0
Civic Center 0.6 0.0 0.6
City Yard 3.0 0.0 3.0
P.E. RlW 8.2 0.0 8.2
Towne Center Greenbelt 12.4 0.0 12.4
MilitaIy 5.000.0 JlJl 5.000.0
TOTAL: 7,364.5 7.3 7,371.8"
3. Pages 18 and 19 of the Land Use Element are revised to read as follows:
"3. MEDIUM DENSITY RESIDENTIAL PROPOSALS
(Minimum lot area of 2500 square feet per dwelling unit).
(Minimum lot area of 250 square feet per dwelling unit in District I south
of Pacific Coast Highway).
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The medium density classification allows for a number of housing types;
single family housing in clusters, town house (i.e., a group of dwellings
with common walls), two family housing arrangements on single lots, and
other sitniIar forms of multiple family housing.
Existinl! Medium Density Residential
There are four five existing medium density areas in the City: Leisure
World, SlIilHrBia, Bridgeport, the Old Ranch Condominiums, and the
residential neighborhood located in Old Town between the Coast
Highway, the Pacific Electric Right-of-Way, Seal Beach Boulevard, and
Twelfth Street. With the exception of the Old Town neighborhood,
!Fthese residential neighborhoods Elf &lIilHFhia ana l.eiSHftl '.Verla are very
stable areas that are not subject to change during the life span of the Land
Use Element. The medium density residential neighborhood in the Coastal
Area is less stable, experiencing some replacement of older residential
units with new residences, generalIy on a one for one replacement. ttt
the I'ftlSeBt lime a lfaRsitillll &em foiI'ly le'N aensilies te higher resitlenliltl
8ensilies. This transition is due mainly to the combination of rising land
costs, older structures, and a tremendously inviting beach environment.
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Pro.posed Medium Density Residential
At present, there are feHf IlrelIS is one area of proposed new medium
density residential development and one area experiencing some private
rehabilitation within an established medium density neighborhood. The
area tIIIder experiencing private rehabilitation is the neighborhood in Old
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5.
Resol~tion Numbe~1
CiIy Council Ruol#lion No. 466/
lAnd Us. Amendnwlll 98-/
Bixby Old Rrmch TOWIll! Cenler De../opm.1II Plan
November 2.3, /99Il
4.
Town the Cea9tsll.rea 1l6111uled by die Paeilie C8IIlIt IJigilwllY, Seal BeaM
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Betlle'ltH'II, the Pneifie Eleetrie Right Bf Vlltty, IlIMI T';/e1fth Stfeet. This
~ is proposed to remain as medium density with a minimum lot area of
2500 square feet per dwelling unit. This lot area will facilitate the
conklidation of lots so that a combination of one and a half lots will allow
a d~plex or two-unit structure. A small portion of this residential
neighborhood is designated as high density (standards discussed in
fOllOwing section), the frontage lots along Electric A venue and Twelfth
strebt.
ThJ proposed Bixby Village residential area north of the 26-acre Bixby
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Old .' Ranch Towne Center commerclaI center will consist of a
~imum of 75 residential lots on approximately 13 acres of land.
'lbiJ. residential neighborhood bas been designed to be compatible with
thelacljoining "Rossmoor Highlands" community in the City of Los
AIainitos. "
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Pages 26 and 27 of the Land Use Element are revised to read as follows:
"4. GENERAL COMMERCIAL LAND USE
4.1 'Existing General Commercial Uses
ThJre are several areas that are classified "General Commercial"
acc:brding to the current City ordinances. These are primarily areas of
aut6 service stations, located on ml\ior arterials. The Rossmoor Center,
by burrent zoning classification is considered a general use, but in actual
usel it is a mixture of general and service uses. Because of the great
number of general commercial uses, the Rossmoor Center area, should
reniain as a general commercial classification. In 1998, the City
ap~roved General Commercial zoning designations for a total of 34.6
acrb north of the San Diego Freeway on Seal Beach Boulevard; 26
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acres located generally across from the Rossmoor Center and 8.5
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acres located at the corner of Lampson A venue and Seal Beach
Bo.lIevard. These areas of commercial development will relate well
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to the existing general commercial uses of Rossmoor Center, and also
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hal excellent access from Seal Beach Boulevard.
4, 2 1Ir,1VJptJS<<l Ce1tt:.f'tll C~al Umtll:Jses
I~ JiNlIlrell i3 811 either side 8f Seal Beaeh BelIlc.'llft! direetly adjacent IIfell
f18r1h 8f the San Diege FreeWtly. t. be'lfffl,t t6 he derived fFeIll die
~9llI. 811 die west side Bf Seal Beaek Betllevlll"t1 is that it ..ill IeIId t6
bilKer the R8S3l1l6er Reighbefflll8lls frelll the lleise geRefllled fFeIll a
~8II8fthe 88:11 Diege Ff6e';..ay.
ThJ f8llfth BfC8 pl6flesed fur geReraI eflllllllerei81 llse is the VBe8I1t area
~ direetly ftef833 (reM Re33meer Center. Thi3 area ean relate -.vell te
the : e51iMillg gefler81 eBlftlllerei81 Bf ReSSftl86r Center, IlIMI 8196 ha'..e
elI.eeuent aeeess ffelll Seal Beaeh BetIIe-.'ftft!. "
Pagl30 of the Land Use Element is revised to read as follows:
"I. PARKS AND OPEN SPACE
1.1 Existing Parks and Open Space
Resolution Numbe~6/
City Council Ruobllion No. 4661
Lorrd Us. Anwrrdmonl 9/J-1
Bbcby Old Ranch T....... C...,., o.../opm1Oll Plan
No..m1H,23, 1998
The principal recreation and open space area for the City is the beachfront.
Because the beachfront is more of a regional recreation attraction, it does
not serve the immediate park and open space needs for the northern portion
of the community. The Coastal Area and Marina Hill are well served by
bOth the excellent beachfronl and the fairly.natural and un-improved Gum
Grove Park. The College Park West neighbOrhood is served by Edison
Park which is approximately 26 acres. The College Park East
neighborhood HIS Billy foor sftlllll elIisBlIg jlltPlts, I'eIllIlliRg ill II perk
deHeieRey is se"ed by four neighborhood parks and recently acquired
6.74-acre Tennis Club facility dedicated to the City by the Bixby Ranch
Company. These facilities provide a total of 12.84 acres of
neighborhood and special use parks within the neighborhood. In
addition, Arbor Park, comprising 13 acres, se"es this neighborhood in
addition to providing recreational opportunities to the entire
community. Lastly, a 2.S-acre neighborhood park bas been provided
to serve tbe recreation needs of the 7S lot Bixby Village residential
development. "
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Staff is hereby directed to revise the Land Use Element accordingly.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Seal
Beac~meeting~d on the -~~.J.,f./ day of
IJ/)~.Ln . 1998, by the following vote:
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AYES: Councilmem
NOES: Councilmembers I
ABSENT: CounciImembers
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF SEAL BEACH
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I, Joanne M. Yeo, City Clerk of Seal Beach, California, do hereby certify that the
foregoing resolution is the original copy of Resolution Number ~b / on file in
the office of the City Clerk, passed, approved, and adopted by the City Council of the
City Beach, at u eeting, thereof held on the d(~It'~ day
o . 1998.