HomeMy WebLinkAboutCC Res 4664 1998-11-23
RESOLUTION NO.~1f
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SEAL BEACH AMENDING THE
HOUSING ELEMENT OF THE GENERAL
PLAN (HOUSING ELEMENT AMENDMENT
98-1, BIXBY OLD RANCH TOWNE CENTER
DEVELOPMErorr PLAN)
I
THE CITY COUNCn. OF THE CITY OF SEAL BEACH DOES HEREBY
FIND, DETERMINE AND RESOLVE:
Section 1. 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. To achieve
consistency between zoning restrictions set forth in the proposed Bixby Old' Ranch Towne
Center Development Plan and the General Plan, as revised by the City Council, certain
elements of the General Plan, including the portions of the Housing Element set forth in
Section 6 below, are proposed to be amended.
Section 2. Pursuant to 14 Calif. Code of Regs. fi I5025(a) and fifi II.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 IS, 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.
I
,
Section 3. After a duly noticed public hearing, the Planning
Commission recommended denial of General Plan Amendment 98-1.
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.
1
Resolution Number~~~
Development Project; and Planning Commission Resolution 97-38, recommending denial
of General Plan Amendment 98-1 regarding the Bixby Old Ranch Towne Center
Development Plan, and the draft Planning Commission Minutes of November 4, 1998; the
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:
I
(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:
A
26.045
acres
I
B
13.567
acres
C
Old Ranch Towne Center
(includes commercial/retail 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)
D
15.649 Bixby Village
acres . single family homes
· 2.5 acre community park
· Community Police Facility
I
E
6.735
acres
TOTAL
219.186
acres
299,000 square feet
maximum building area
104 rooms
30,000 square feet total
90 units
25 beds
45 beds
5.0 acres
157.29 acres
75 SFH
2.5 acres
0.16 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)
Resolution Number~&;~
(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 DESIGNA nONS
I
Q-P, Quasi-Public, R-G, Recreation! 203.01 acres 196.31 acres 157.290 acres
Golf Course Golf
RMD, Residential RMD, Residential None None '12.99 acres
Medium Densit Medium Densit
CoG, 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 218.31 acres 218.31 acres 219.286 acres
(c) If the proposed Bixby Old Ranch Towne Center Development
Plan is adopted as revised by the City Council, the Housing Element, among other
elements of the General Plan, will need to be amended as proposed herein so that the I
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 5. 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, 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. Dedicates the Old Ranch Tennis Club to the City for
recreational purposes.
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 Alamitos Armed Forces Reserve Center.
5. Provides development that is at least fiscally neutral and,
more likely, fiscally beneficial to the City.
6. Adequately mitigates project-related traffic and noise
I
impacts.
(b) The proposed project will allow for a reasonable range of land uses
on the subject PIUpd'ty, recognizing the various site constraints discussed in the EIR, with
the provision of various land uses to address the identified objectives of the City.
Resolution Number~~9
(c) The proposed Bixby Old Ranch Towne Center Plan, and the
necessary General Plan Amendments, as revised by the City Council, will not be
detrimental to the short term 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.
I
(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 EIR, which adequately describes the general environmental setting of
the project, its significant impacts, and the alternatives, and mitigation measures reIated to
each significant environmental effect. No additional environmental documentation is
needed.
Section 6.
amended as follows:
Based on the foregoing, the Housing Element is hereby
I. Table 16 - Seal RP.lI"h Ar......lI"e by General Plan Land Use Desi~nation is
revised to read as follows:
"TABLE l'
Seal Beach ACl"f'A"" bv General Plan , .And Use Desilmations
Proposed!
Desil!nation Develooed UndevelQped Total
Residential
I Low 670.6 0.0 670.5
Medium 652.5 639.S 0.0 652.5~
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 -HJ:Q 162.8 -149:6
Industrial
Liglit 126.2 0.0 126.2
Oil Extraction 28.2** 0.0 28.2**
Ollll~i-Public
Golf Course 264.8 ~ 0.0 264.8 ~
Wetlands 32.8 0.0 32.8
I flIblk;
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. R1W 8.2 0.0 8.2
Towne Center Greenbelt 12.4 0.0 12.4
Resolution Number~
MilitlUy
5.000.0
..QJl
5.000.0
TOTAL:
7,364.5
7.3
7,371.5"
... Portions of this acreage 1T/Q] be appropriate for
residential redevelopment when oil production uses
termi1lille. Accordingly, the ponion of the Hellnum Ranch
presently desig1lilled for oil production/jUture development
has been included in the Housing Element as a potential
areafor residential uses (see p. 62)
I
2. Table 17 - VlINI"t Site Analysis is revised to read as follows:
"TABLE 17
Vacant Site Analvsis
.Na!:nll
Acres
General Plan!
Zonine
Sll&tm
"2.
Bixby Old Ranch.' 20 C-2 and R-G
(See note on folIowing page)
Speeifie PItift
. I' ft
.. 4'P lea 88
llllti-General
PIanIZoning
amendments
approved in
1998 that
include a U
acre
residential
component
eHpeeted ill
-!999
I
* .f1th8"S1I lite !aNl ~K Elelffelfl IWsMlly 8~es this site.ftw e8IffIftt:flfial alltl
reenali8ltal l19es J the 8\Wlea 8/ IlIe JJMJJeI'fy ~ K.'retlllleil a 1UI1ffIJer 8f "fJ'ot
/lfJ/JUMli8/t' I'III1Iie 18- 'a Rleei"/e J1tIblie i1lf1lll (lfJ '6 III1HrtiIIaI aM W In 1998 the
City opproJllld a Concept Plan for the PT'0fJ08ed development of 'he site which indutles
1M prollision of a maximum of 7S residential rmiIs, "Rte 8W11e1"1 ha;'e illllieafetl tIrat they
are emrsitleFilfg pmpesilfg a miJletl e81fI1fUMal."~ plYJjeet BIt lite silt: IIIfIllttrJe
iIIIIilltlfetl 1Itf!'j irltellll t8 apJJly ./iN SJIeeijie ."Ian lJfJIIIVJ",.1Jl Il1fil the RlJetlaHry C8/te ~
1Iltfl ~e1tNal ..rvan ~a /6, alien a fJ.YJjeet. 'Re, CSlfet!pl Rail aIs6 JllfJlTM }'o,
co1tl1MrciDllrestaurantlrecretJlUJIUIl usa, institutiolUll usa and open space usa.
'I'M property is 04jacent to 1M Armed Forea Raerve Center. 'I'M AUpoft
Land Use Commission has adopted tuJ Abpoft Environs Land Use Plan (AELUP)
which inCO'JlOrallls an Air InstollDtion Compatible Use ZoIUl (AlCUZ) Study. 'I'M
AELUP controls developllUlnt of propema 04iaeent to 1M AFRC. .:, s.'f8l1li alIa he
ltiJIM that tlte u.s. Ami)" CMrn of Engin<<llS ltas Yeulflly Jft~ IHIflN J;)eptJt'IIfIettl of
Defense ata1ttltutla 8/ JUetl lWttg IIlftl helie8Jfte aif:lieltl glliaelilfes all If. fir ,,'1tSttill6ti8tt
0a1fflHJli111e Uae Z8n€ 6i..'ClDJ SlIMly" j'eY lite .fmre& ..~s ReaeFW C6rter at b6s
. ilamk81 in 199'. 71tif f1ItBt itll!lltffies cletlr _ anti aeeitleIII ]J6feILi6l C8/t1!1 J"M lite
6f~ .~1'&S Rest:r:vt Cente. EwIr. c8nes. "., iIIelNtle [HNfitJns lJfthe. BhEby J1MpeIfy. I
lVhill! t 'FIre !ItfIfly ltss n8t been fomtally 8tl6fHt!tl by t/u! 9FfI1fgl! C8MIIly AirptHf LalIIl Un
C8mmissilHl. at tlte J1reaelll time, ita JiNlillgs lIlItl ie3igtftllilHfS slt8Nli k ~
analYfei at lilt: Iimz 81IY fJfflp8Ml for i~teftt 8/ h8Nfiltg 8ft the BhtlJy J1F6fJfFfy is
~Nle' emtai6eatitHf.. ..~ is ]J8Sail1le tl'ltll the CUy may liett:"Kilft: at IItat lime, thal t!te BhEby
I'IVJfJeI'fy if II8t IlJ'JNl'JfJl'ise f(W reMeNiall/e"1el8pm1Ylt bafIetlllfHHl Blffety, 1I8fse II1fIl Mite
anil"8lfmeltlal e81f.ecms. ..'If, tltat lite BiJEby litei:s Me oj tIte few .1tleti1tt lites ill the. (lfy,
aM a icteFlftiMti81l may ,., ilf, rite aitusliBlI w/terre tlt€ t8tallt8l15iltg 1Ieetls itlw.fletl
1ft Tahle 15 may tiCet&lllWlilalJk rt:S8I1PeeS aNi the e8Iff1KlIIlily'a aBility t6 a6Jiaf'j tltis
liteS 1vitltin the aJllte1Et at the CMMIl .DIan reqtlWmtentJ set jJnh ill the C8~'fmmclft
l:6tJe. .~ltHt.ethekSi, III the J1,eat:RI lime, '.'Ie QEy flu .YCElZ atrMly will glriie.
I
I
I
R~solution Number~~
tleNl1JIHIIMI1IJ1' }Ire,,,., .p<<. te t1le Jr~ ..~. RIftR'I c"'*'. 11N .YCEJZ
'- itkfrIijied the p61'fi811 8/ aMeli Bi1Ehy (}ItJ RtllIM fJfflIJCI'IY 11111Ieing 8lllaitk 8/ HIlt the
ar<<ltl itle1tlijietl as "CJ.atr 2mIe" (all aped when rite aeeitltYtt ]'J8teMal is 18 ftirh. tItat }bv
lw..s aFt: aeet!fJfable) aNi "..1.eeltlBlt .n8tMtial Zmte I" (all SFea ,,4th less aedtlettt
fJ6Iett.iIIl,IM"..illg ~'IeIy 1eBs l'tI/ff'Iefi";e hIItIl_ gl irWi1IeIIJ. 8!1 a fJ6Ie1IIMl akeflw
resitleltlitll ~8JIIfUItt INfll It is Me UIy', g8tIl anti 8bjtl!fWe t6 htwe reaitlMtitll
lle~~l8plfrtHtt e8lf8ff'Ueteillltee, elt"'lil'8lf1fUltlal aNllajeIy Mll8Wahtla }'Jel'lflilfittg (:w J1.
64J:-
3.
The last paragraph of Section 4.1.2 is revised to read as folIows:
"Based upon their existing general plan designations and zoning, the vacant
residential and non-residential sites listed in Table 17 have a capacity to
permit the development of up to ~ 145 detached and -Hl9 100 multi-family
dwelling units. Of these two vacant sites, 8IIe both, representing the
potential for up to ~ 145 detached dwelling units, are ill already approved
through an application for a speeiHe I'Itut lIIfteftdlfteflt, development
agreement and a vesting tentative tract map. It should be noted that public
facilities and services are available to all of these vacant sites. "
4. Table 19 - T .and Use Desil!nations is revised to read as follows:
Minimum
Land Use Lot Area
Catel!OIY Per Unit
LOW DENSITY
Marina Hill 5,000
College Park W. 5,000
College Park E. 5,000
HeIlman 5,000
Gold C'.nast U!QQ
Subtotal
MED. DENSITY
Bridgeport 2,500
Old Town 2,500
CPE Condos 2,500
Bixby Village 2,500
Leisure World 2.500
SubtotaI
HIGH DENSITY
Old Town 2,178
Riverbeach 1,350
Rossmoor Condo 960
Surfside ....1:Y.A
SubtotaI
"TABLE 19
1 .and Use Desil!lllltioDS
Actual/Net
Allowable
Density
Percent of
Total City
Acreage
Minus
Military
Total
Net Acres
Desig.
Potential
No. of
:ml1.
8.0/8.0 121 969
8.0/8.0 38.5 307
8.0/8.0 206 1,649
4.4/8.0 14.7 70
8.0/8.0 8.4 ---lil
398.3 3,001 16.6%
13.6117.4
17.4/17.4
8.3/17.4
10.8/17.4
15.5/17.4
12.9 176
84.5 1,470
7.2 60
12.0 7S
425.0 ~
541.6 ~ 8,389 ~ 22.8% 22.4 9t
20.0120.0 186 3,720
20.5/32.3 10 205
26.5/45.4 13.3 352
38.61 N/A 6.8 ~
216.1 4,541 9.2%
1,144.4* 15,1156** 48.2"
1,156.0* IS,931-- 4U,.
Resolution Number~
*
This jigure represellls net residentiDlland. TUJt including local public
streets and parks
**
This jigure includes existing units and anJicipatedlbuUdolll of under-
lIIilized reside1llially wned properties. "
5.
Subsection 5.2.1.2, Programs, subparagraph C. is revised to read as follows:
"c. Program: Conduct publit: hearings to detennine the
oppropriDtefU!ss tuUl ben~s of rerhsignoting pottions of the Bixby Old
Ronch Parcel for uses i1u;luding resUkntitJI development, with a poltion
of the site considered for higher rhnsily housing q/fonlable to wwer
income households, and other pottions desiglUlted for single family
detached residentitJI uses, to promote a more balanced housing inventory
wiIhin the community.
I
Anlkipaled Impad: In 1995 and 1998, the City held numerous public
hearinp regarding the appropriateness and benefits of redesignating
portions of the Bixby Old Ranch Parcel for uses including residential
development, Including some component of higher density affordable
housing. Such hearings were the cubnination of a lengthy fact-finding
process, and included hearings on the merits of two separate
development projects. In 1998, the City Council approved a 7S-unit
residential and park development on the northerly 12 acres of the
Bixby property, to replace a large churdllinstitutionaI use proposed by
the property owner. As part of that development, the City,
Redevelopment Agency, and the developer will ensure that at Ieast 10%
of the units developed will be affordable to persons who could not
otherwise afford market rate residences. The City has detennined that
churdllinstitutionaI uses were inappropriate on the site due to tralTlC,
noise and air quality impacts. A high density residential development
would produce similar impacts on that site, making high density
residential development at that location unacceptable and not
appropriate. In addition, the benef'1ts to the City that are expected to
accrue from the approved Bixby Old Ranch Towne Center
Development Plan would be signiflCBntIy reduced if the developer was
forced to construct high density, below market rate housing. Due, in
part, to these impacts and due to concerns by the Orange County
Airport Land Use Commission, the number of planned residential
units has been reduced from in exC5 of 100 units to 75 units, and the
houses will be located in the extreme northerly portion of the Bixby
properties. The City has developed a program to utilize exming and
future tax increment set-aside revenues generated from other areas of
the City to provide affordable housing in the City. This program
provides for funds to lower the costs of new homes for affordability,
and it is anticipated that approximately 10% of the units constructed
on this site wUl be made affordable to persons who cannot otherwise
afford to purchase market-rate housing through participation in this
program The pessillle redesignatisft sf Bl'I'l'8llilftBteIy 29 aeftls sf the
BHi6y 0111 Iltineh pIIfe8I te resillefltillllll1l1 ether 81'1'wyl'iate !Mil lIileS, te
peanit tile lie. e1eplfteftt sf l6.f lIe11sity h8llsiftg 811 SlIeh pMeel, iftellllliRg
the redesigftlttieft ef apl'reltimateIy S ef the 29 IIefell te high lIeftsity
resillentilll (29 IIfti~aere). If redesigRatelI, the S &ere peRi811 ef the Billhy
0111 Raneh site will he develepellllllftRg the iRitilll phase sf tile Billhy 0kI
Raneh derelepmeftt -.T/ith 2Q ";ery Ie">> ifle6me, 19 ler.r. ifle6lfte aiul 49
lftecleFate ille8l11e hSllsing lIftits. The lIe/eIeplftent IIftEI mmftlellllftee ef these
h8llsing IIftits ift these I'repeRisfts IIftEI ilIll6lfte eategefies will he
ene8llfllgelllllMl faeiiitated thf6llgh appIieatieft sf Preg18IftS S.2.2.2(A;l1lll1l
~.2.2.2(B)."
I
I
~esolution Number 4~h~
Impact Area: Census Tract 1100.12.
R,sponsibk Ag,ncies: Planning Department, Planning Commission, City
Council.
Financing: Department budget.
I
Seheduk: The filing ef 8ft An application for General Plan Amendment
was flied is IIIlieipated in \ate 1999 1997, with concurrent filing and
processing of a Speeifie P1111 III1d zone change. It is BRlieiplltell tIIat tile
pI'lleessing ef Ihese lippI_ens eeultl peqtIiftl up te 18 ftIenths. The
p...:;eessing ef tefttBlive SlIhdr.;sien IIIlIpS fer Ike prejeet ee1ll8, at the
reqtte!t sf the Bl'plieant, either he tlfttlertalten e8ftetlffentl} 8ft eefftmeneetl
lIjl8II tile eeIIIpleli811 ef preeessing ef the CenePBI. PlBft l.ftIeft8ft1eRt,
Speeifie PI8ft III1d llllIIe ehllllge. The City acted in late 1998 to approve
various General Plan amendments, zone changes, development
agreement and tentative subdivision maps for commerclaI uses on 34.6
acres of land, a 75 lot single-family residential subdivision on 13 acres
and a 2.5 acre neighborhood park, the redesign of the 157-acre Bixby
Old Ranch Golf Course, and the provision of 6.4 acres of greenbelt
buffer areas for tree preservation purposes, and the dedication of a
6.74 acre private tennis club to the City for use as a community
recreation facility. The City anticipates the housing will be constructed
within five years. "
Slaffis hereby directed to revise the Housing Bement accordingly.
I
PASSED, APPROVED AND ADOPTED by the City Council of the City of Seal
Beach ~eeting ~ on the . ?~"'eL . day of
J.~""J , 1998, by the following vote:
NOES:
Councilmembers
AYES:
ABSENT:
Councilmembers
~/ a.J
Mayor
I
Resolution Number~~~
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF SEAL BEACH
}
}
}
ss
I, Joanne M. Yea, City Clerk of Seal Beach, California, do hereby cerpfy that the
foregoing resolution is the original copy of Resolution Number ~61/. 01\ file in I
the office of the City Clerk, passed, approved, and adopted by the City Council of the
City of ~, ~.l regu~meeting thereof held on the ~I?d.. day
of ~ ,1998.
Ci erk
I
I