HomeMy WebLinkAboutCC Res 4728 1999-08-23
RESOLUTION NUMBER m
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SEAL BEACH CERTIFYING THE REVISED
FINAL ENVIRONMENTAL IMPACT REPORT FOR
THE BIXBY OLD RANCH TOWNE CENTER
DEVELOPMENT PLAN; ADOPTING THE
MITIGATION MONITORING PROGRAM;
ADOPTING THE FINDINGS AND FACTS IN
SUPPORT OF FINDINGS AS REQUIRED BY THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT;
AND ADOPTING A STATEMENT OF OVERRIDING
CONSIDERATIONS
THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES HEREBY FIND,
DETERMINE AND RESOLVE:
Section 1. Bixby Ranch Company (the "Applicant") submitted a development
application for the Bixby Old Ranch Golf Course and Tennis Club and adjoining properties
located in the City of Seal Beach (the "City"). The Bixby Old Ranch Towne Center Concept
Plan involves a mixed use development consisting of a variety of commerciaUretail, residential,
hotel, restaurant, senior care, recreation and institutional land uses ("the Project"). The legal
description for the various parcels of property to be developed under the Bixby Old Ranch
Towne Center Concept Plan (the "Property") is provided as "Exhibit ~', attached hereto and
incorporated herein by reference.
Section 2. The City prepared an Initial Environmental Study for the Project pursuant
to Section 15063 of the State Guidelines for implementation of the California Environmental
Quality Act ("CEQA"). The Initial Study concluded that there was substantial evidence that the
Project might have significant adverse environmental impacts on several specifically identified
resources and governmental services. The Initial Study was distributed for public review on
September 25, 1997 for a thirty (30) day public review period that ended on October 27, 1997.
Section 3. Pursuant to State CEQA Guidelines Sections 15064 and 15081, and based
upon the information contained in' the Initial Study, a decision was made to prepare an
Environmental Impact Report ("EIR") for the Project. A Notice of Preparation of Draft
Environmentat Impact Report ("DEIR") was prepared for the Project and sent to the State
Clearinghouse in the Office of Planning and Research for the State of California and to other
responsible, tf!Istee, andlor interested agencies and persons. The City contracted with an
independent consultant for the preparation of the EIR.
Section 4. On October 23, 1997 a public scoping meeting was held before the City's
Environmental Quality Control Board. The public scoping meeting was noticed by publication
in the local press, by posting at City Hall and at each library within the City, and through an
announcement on cable tetevision. The meeting provided an introduction to the project and the
CEQA process, and provided an opportunity for the public and interested agencies to comment
on the issues to be anatyzed in the EIR.
Section 5. On April 15, 1998, the DEIR was completed. Pursuant to State CEQA
Guidelines Section 15085, the City prepared a Notice of Completion of the DEIR which was
filed by mail with the State Office of Planning and Research on April 15, 1998. A copy of the
Notice of Completion and of the mailing list to agencies and interested individuals, is included in
the Final Environmental Impact Report ("FEIR"). The DEIR was circulated to interested persons
and agencies between April 15, 1997 and May 29, 1998 for a 45-day comment period pursuant to
State CEQA Guidelines Section 15087(c). Duly noticed public meetings were held before the
City's Environmental Quality Control Board on April 29, May 13 and May 27, 1998 for the
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Resolution Number 41'tilB
purpose of taking public comments regarding the DEIR. Duly noticed public meetings were held
before the City's Archaeological Advisory Committee on May 6, 1998 for the purpose of taking
public comments regarding the Cultural Resources Section (Section V.N) of the DEIR.
Section 6. In response to the circulation of the DEIR, the City received written and
oral comments regarding the adequacy of the DEIR. The City prepared written responses to all
comments which raised significant environmental issues. The City incorporated the comments
and the City's responses into the Final EIR (FEIR) and returned responses to commenting
agencies at teast ten (10) days prior to the Certification of the FEIR, pursuant to Public
Resources Code Section 21092.5.
Section7. The Planning Commission held duly noticed public hearings on the FEIR
and the Project on September 9, October 21 and November 4, 1998 at which time evidence, both
written and oral, was presented to and considered by the Planning Commission. Notice of the
time, place and purpose of the hearings was provided in accordance with applicable law. Based
upon the record of the hearing, the Planning Commission voted to recommend the adequacy of
the FEIR to the City Council.
Section 8. The City Council held duly noticed public hearings on the adequacy of the
FEIR and the Project on November 9 and November 17, 1998. Certain revisions to the Project
were proposed and incorporated into the Project before the conclusion of the public hearing on
November 17, 1998. Those revisions included substituting single-family residential and park
uses for institutionaVchurch uses previously proposed on the northerly portion of the Property
and shifting the 25-acre commercial center north of St. Cloud Drive. The specific elements and
impacts of each proposed change were examined in Section VII of the FEIR and in memoranda
from Culbertson, Adams and Associates, dated November 23, 1998, and Linscott, Law and
Greenspan, dated November 16, 1998. Because the proposed 75-unit residential/park use is
significantly less-intense than the 125-unit, no park alternative analyzed in the FEIR, the record
and the FEIR indicate that no new significant impacts will result from the change, and that
transportation/circulation impacts will be lessened. Similarly, shifting commercial development
north of St. Cloud Drive lessens potential traffic impacts, and lessens areas of controversy related
to the impacts of the Project on the unincorporated area of Rossmoor. The public has been
afforded meaningful opportunities to comment on each change prior to the City Council
approving the Project. The changes to the Project wiII create no new significant environmental
impact, will not increase the severity of any impact, do not involve the rejection of any
alternative or mitigation measure by the applicant, and do not reflect any fundamental flaw or
inadequacy in the FEIR. For those reasons, and based on the FEIR and the record, the City
Council found that the environmental impacts of the Project as amended have been fully
disclosed and adequately analyzed, and that recirculation of the EIR is not required by CEQA
Guidelines Section 15088.5. Upon the conclusion of the hearing, the City Council found that the
comments regarding the DEIR and the responses to those comments had been received by the
City; that the City Council had received public testimony regarding the adequacy of the FEIR;
and that the City Council, as the final decision-making body for the lead agency, had reviewed
and considered all such documents and testimony prior to acting on the Project. Pursuant to
State CEQA Guidelines Section 15090, the City Council therefore adopted Resolution 4660,
certifYing that the FEIR had been completed in compliance with CEQA.
Section 9. The EIR was challenged in court. On August 3, 1999, the Court issued a
writ, ordering the City to vacate Resolution No. 4660. On August 9, 1999, the City Council
adopted Resolution No. 4726 setting aside, vacating and voiding Resolution 4660, subject to and
pending further Court order.
Section 10. The Court identified the following areas requiring further analysis within
the context of its order, dated June 18, 1999:
a)
Project Description: A confirmation that the Project Description reflects that
the shopping center development in Development Area A consists of a
maximum of 286,967 square feet of gross leasable area (inclusive of any
outdoor ancillary uses); .
b) Increased Size: An analysis to.address whether an increase of 1.045 acres of
land area in itself precipitates greater impacts than were addressed in the Final
EIR.
Resolution Number 4I1'~
c) School bnpacts: An analysis of the potential impacts to schools as a result of
the adoption of a 7S dwelling unit project alternative in Development Area D.
d) Traffic bnpacts and Mitigation Measures: An analysis of the feasibility of
mitigation measures with respect to the Los Alamitos/Katella and
BloomfieldlKatella intersections in light of further consultation between the City
of Seal Beach and City of Los Alamitos.
e)
Cumulative Traffic bnpacts: An analysis of whether revitalization of
Rossmoor Business Center is a speculative or reasonably foreseeable impact,
and if the latter, whether it would contribute new significant impacts. .
f)
Cumulative Aesthetic bnpacts: An analysis of potential cumulative aesthetic
impacts due to increased lighting from conversion of a golf course area and open
space into commercial center with night time lighting.
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g) Any other Environmental Issues or bnpacts that May Be Affected Thereby.
The City engaged the services of three independent consultants to perform the required analysis
and study. The analysis and conclusions of the consultants are contained in "Revisions to the
Environmental Impact Report", dated August 1999, and appendices thereto (Revisions to EIR).
Section II. On August 23, 1999, the City Council held a duly noticed public hearing on
the adequacy of the FEIR, as revised by the Revisions to EIR, and on the project.
Section 12. The FEIR is comprised of the DEIR, dated April 1998 and circulated on
April IS, 1998; a Technical Appendices volume dated April, 1998; the Response to Comments
volume dated September, 1998, which includes revisions thereto; the list of persons,
organizations and public agencies which commented on the DEIR; the comments which were
received by the City regarding the DEIR, and the City's written responses to significant
environmental points raised in the public review and comment process; memoranda to the City
from Culbertson, Adams and Associates, dated November 23, 1998, and Linscott, Law and
Greenspan, dated November 17, 1998, regarding environmental impacts resulting from certain I
amendments to the Project, the Additional Environmentat Review volume dated September,
1998, and the Revisions to the EIR, dated August, 1999, each of which is incorporated herein
and made a part hereof by this reference.
Section 13. The findings made in this Resolution are based upon the information and
evidence set forth in the FEIR, as revised, and upon other substantial evidence, both oral and
written, which has been presented in the record of this proceeding. The documents, staff reports,
technical studies, appendices, plans, specifications, and other materials that constitute the record
of proceedings on which this Resotution is based and the Revised FEIR for the Project are on file
and available for public examination during normal business hours in the Office of the Director
of Development Services of the City of Seal Beach, 211 Eighth Street, Seal Beach, California
90740. The custodian of said records is the Director of Development Services of the City of Seal
Beach.
Section 14. The City Council finds that the public and government agencies have been
afforded ample notice and opportunity to comment on the Initial Study, DEIR, and FEIR, as
revised.
Section IS. The City Council finds, pursuant to CEQA Guidelines Section 15084(e),
that the Revised EIR has been independently analyzed by the City and its Staff, and that the
Revised EIR represents the independent judgment ofthe City as lead agency with respect to the
Project. The City Council further finds that the additional information provided in the staff
reports accompanying the Project descriptions and FEIR, the corrections and modifications to the
DEIR made in response to comments, revisions to the Project made prior to the November 23,
1998 hearing, the Revisions to the EIR, dated August 1999, the amplification and clarification
made pursuant to the Revisions to the EIR, and the evidence presented in written and oral
testimony presented at the above-referenced hearings does not represent significant new
information as defined in the CEQA Guidelines. Therefore re-circulation of the EIR is not
required pursuant to Public Resources Code Section 21092.1.
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Re"solution Number 4f.2$
Section 16. The City Council finds that the comments regarding the DEIR and the
responses to those comments have been received by the City; that the City Council has received
public testimony regarding the adequacy of the FEm, as revised; and that the City Council, as
the final decision-making body for the tead agency, has reviewed and considered all such
documents and testimony prior to acting on the Project. Pursuant to State CEQA Guidelines
Section 15090, the City Council therefore certifies that the Revised FEIR has been compteted in
compliance with CEQA
Section 17. Based upon the Initial Study, the DEm, the FEm, Revisions to Em,
public and agency comments and the record before the City Council, the City Council finds that
the Project will not cause significant environmental impacts in the areas of Energy, Hazards,
Public Services, Utilities/Service Systems, and Recreation. Explanations for why the foregoing
impacts were found to be insignificant are contained in the Initial Study in Appendix A of
Volume II the DEm, and also in Section V of the FEIR. In many cases, less-than-significant
impacts identified above, in Section V of the FEIR and in the Revisions to EIR (e.g., school
impacts) were also discussed in detail in the FEm, as revis~, based upon additional field
analysis or information. Certain mitigation measures were imposed as part of the Applicant's
proposal and are considered to be positive impacts of the Project. After considering the
Revisions to the Em, the City Council re-affirms this finding.
Section 18. Based upon the Initial Study, the DEIR and the FEm, public comments
and the record before the City Council, the City Council finds that the Project may create
significant impacts in the areas of Land Use, Socio-Economics, Geology, WaterlDrainage, Air
Quality, Transportation Circulation, Biotogical Resources, Noise, Public Services, Aesthetics,
and Cultural Resources. Such impacts are further described in Exhibit B hereto, in the Summary
ofImpacts Table in Section fiB ofthe FEm, and in Section V of the FEIR. On the same bases,
the City Council finds that the Project may contribute to significant cumulative impacts in the
areas of Air Quality, and Transportation/Circulation. With the exceptions of certain impacts in
the areas of Socio-Economics, Air Quality, Transportation/Circulation, and Aesthetics (as
specified in Exhibit B), the FEIR identifies feasible mitigation measures for each impact that
reduce the impact to a level of insignificance. With regard to the aforementioned Air Quality,
Transportation/Circulation, and Aesthetics impacts, the FEIR identifies mitigation measures that
will substantially lessen each impact, although not to a level of insignificance. With regard to
the aforementioned Socio-Economics impacts, no feasible mitigation measures were identified.
Further explanation for these determinations may be found in Sections II, III, V, and VI of the
FEIR. After considering the Revisions to the EIR, the City Council re-affirms these findings,
except to the extent that impacts upon the level of service at certain intersections in the City of
Los A1amitos are created by regional growth, rather than by this project.
Section 19. In response to each significant impact identified in the Em, and listed in
Section 18 of this Resolution, changes or alterations are hereby required in, or incorporated into,
the Project which will avoid or substantially lessen the significant environmental impacts
identified. Each such change or alteration is hereby made a condition of approval of the Project.
Such conditions of approval shall be enforced through specific provisions in the Development
Agreement, and conditions imposed upon the tract and/or subdivision maps and use permits for
the Project. The changes or alterations required in, or incorporated into, the Project, and a brief
explanation of the rationale for this finding with regard to each impact, are contained in Exhibit
B of this Resolution and are incorporated herein by this reference. Further anatysis of the
mitigation of each such impact can be found in Section V of the FEm, and in the Revisions to
EIR.
Section 20. Section VII of the EIR describes, and the City Council has fully
considered, a reasonable range of alternatives to the Project which might fulfill the basic
objectives of the Project. These alternatives include "No Project;" "Proposed General
PlanlZoning Maximum;" "Existing General Plan;" "Previous Mixed Use Project;" "Residential
Replaces Institutional;" "Light Industrial;" "Commercial Recreation;" "Cemetery;"
"HoteVConferencelGolf Course;" and "Kime m...II!. Alternative." With the exception of portions
of the "Residential Replaces Institutional" and the "Kime ~." Alternatives, the alternatives
identified in the FEIR either would not sufficiently achieve the basic objectives of the Project or
would do so only with unacceptable adverse environmental impacts. Accordingly, and for any
one of the reasons set forth herein, in the FEm, or in the "Findings and Facts in Support of
Findings" document attached hereto as Exhibit B, the City Council finds that specific economic,
social, or other considerations make infeasible each of the other Project alternatives, including
the "No Project" alternative, and each is hereby rejected. The City Council further finds that a
good faith effort was made to incorporate alternatives into the preparation of the Em, and that all
Resolution Number~;1~e
reasonable alternatives were considered in the review process of the EIR and the ultimate
decision on the Projects. As described in Section 13, above, the City Council has adopted, and
the Applicant has accepted portions of the "Residential Replaces Institutional" and "Kime, et al."
Alternatives, as those specified portions of the Alternatives help to lessen or avoid significant
impacts of the Project and meet some or all of the Project's objectives.
Section 21. The City Council hereby makes each of the findings contained in the
"Statement of Findings and Facts in Support of Findings" attached hereto as Exhibit "B" with
respect to each of the significant impacts defined in the FEIR, as revised, and the alternatives
analysis. Further, the City Council hereby finds that each fact in support of finding is true and is
based upon substantial evidence in the record, including the FEIR, as revised. Accordingly, the
Court order, dated lune 18, 1999, ordered the City to revisit the "Statement of Overriding I
Considerations" in light of its order and the additional analysis provided in response thereto. The
City Council has done so. For each environmental impact identified in the Revised FEIR as
"significant and unavoidabte," the City Council re-adopts the "Statement of Overriding
Considerations" as revised and set forth in Exhibit B. The City Council hereby adopts the
Mitigation Monitoring Program which is presented in Section lIC of the FEIR and attached
hereto as Exhibit C and incorporated herein by reference.
Section 22. The City Council further finds that in compliance with the Court's order,
additional focused analysis was perfonned to address the identified specific issues relating to
project description, impacts associated with the increased size of the project, traffic impacts and
mitigation measures, school impacts, cumulative traffic impacts, cumulative aesthetic impacts
and any other environmental issues or impacts that may be affected thereby. Pursuant to
~211092.1 and ~15088.5, the City Council finds that there is no evidence of any new significant
information requiring recirculation of the EIR. The Revisions to EIR has provided more detailed
analysis in specific issue areas and supports the conclusions and mitigation measures contained
in the FEIR. The expanded analysis has not revealed:
lJ any new significant environmental impacts which would result from the project,
lJ any new mitigation measures required to be implemented,
lJ any new feasible project alternative or mitigation measure considerably different from
others previously analyzed which would clearly lessen the significant environmental
impacts of the project, but the project proponent's decline to adopt it; nor I
lJ any substantial increase in the severity of an environmental impact which would result
unless mitigation measures are adopted that reduce the impact to a level of insignificance.
As no new significant impacts have been identified and no new or revised mitigation measures
are required, the EIR has not been changed in a way that deprives the public of a meaningful
opportunity to comment upon a substantiat adverse environmentat effect of the project or a
feasible way to mitigate or avoid such an effect (including a feasible project alternative). The
Revisions to the EIR anatysis merely ctarifies or amplifies or makes insignificant modifications
to the EIR. Therefore, no recirculation of the EIR is required.
Section 23. Upon approval of this Resolution, the Director of Development Services is
hereby directed to file forthwith a Notice of Detennination with the County Clerk's Office,
County of Orange, and the California State Clearinghouse pursuant to Section 21152 of the
Public Resources Code.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Seal Beach
at a meeting thereof held on the 23d day of August, 1999, by the followin vote:
AYES:
Council member
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NOES:
Council members
ABSENT:
Councilmembers
If
Mayor
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Resolution Number~j1~}?
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STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF SEAL BEACH
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I, Joanne M. Yeo, City Clerk of Seal Beach, califor~ do hereby certify that the foregoing
resolution is the original copy of Resolution Number ?z..B on file in the office of the
City Clerk, assed, approved, and adopted by the City Council of the !1ity of Seal Beach, at a
regutar eeting thereof held on the -"<:3~ day of
1999.
Resolution Number '/1tJ3
"EXHIBIT A"
BIXBY OLD RANCH TOWNE CENTER DEVELOPMENT PLAN
LEGAL DESCRIPTIONS OF SUBJECT PROPERTIES
Area A:
In the City of Seal Beach, County of Orange, State of California, being a portion of Parcel 1 of I
the map filed in Book 16, Page 14 of Parcel Maps, in the Office of the County Recorder of said
county, and being an undivided portion of the Northeast Quarter of Section 31, Township 4
South, Range 11 West, San Bernardino Base and Meridian, in the Rancho Los Alamitos, as per
the map filed in Book 14, Page 31 of Deeds, in the Office of the County Recorder of said county,
more precisely described as follows:
Beginning at the southwest comer of Parcel 2 of the map filed in Book 16, Page 14 of Parcel
Maps, in the Office of the County Recorder of said county; thence southerly atong the easterly
right-of-way of Seal Beach Boulevard a distance of 231.24 feet to the TRUE POINT OF
BEGINNING; thence S 890 48' 30" E a distance of 526.34 feet; thence S 000 11' 30" W a
distance of8.68 feet; thence S 89048' 30" E a distance of 450.39 feet; thence S 440 48' 30" E a
distance of 47.26 feet; thence S 000 11' 30" W a distance of83.28 feet; thence S 450 11' 30" W a
distance of 113.13 feet; thence S 000 11' 30" W a distance of 464.63 feet; thence N 890 48' 30"
W a distance of74.75 feet; thence S 450 11' 30" W a distance of35.36 feet; thence S 000 11' 30"
W a distance of 528.45 feet; thence N 890 48' 30" W a distance of 534.73 feet; S 450 11' 30" W
a distance of36.64 feet thence S 000 11' 30" W a distance of58.69 feet; thence N 890 48' 30" W
to the easterly right-of-way of Seal Beach Boutevard, a distance of approximately 289.76 feet;
thence northerly along said right-of-way to the TRUE POINT OF BEGINNING.
The above describes an area of26.045 acres, more or less.
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Area B:
In the City of Seal Beach, County of Orange, State of California, being Parcets 1,2 and 3 of the
map filed in Book 15, Page 11 of Parcel Maps, in the Office of the County Recorder of said
county.
The above describes an area of 13.567 acres, more or less.
Area C:
In the City of Seal Beach, County of Orange, State of California, being an undivided portion of
Sections 31 and 32, Township 4 South, Range 11 West, San Bernardino Base and Meridian, in
the Rancho Los Alamitos, as per the map filed in Book 14, Page 31 of Deeds, in the Office of the
County Recorder of said county, described as follows:
Beginning at the northeast comer ofthe southwest quarter of the northeast quarter of said Section
31; thence southerly along the east line of the southwest quarter of the northeast quarter of said
Section 31 a distance of 1082.46 feet to the southeasterly-most comer of Vesting Tentative Map
Number 15797, said point also being the TRUE POINT OF BEGINNING; thence southerly
along said east line of the southwest quarter of the northeast quarter of said Section 31 to the
south line of the northeast quarter of said Section 31; thence easterly along the south line of the
northeast quarter of said Section 31 and the south line ~f the northwest quarter of said Section 32 I
to the northerly right-of-way line of Lampson Avenue, 80 feet wide; thence westerly,
southwesterly and northwesterly along said northerly right-of-way line to the easterly right-of-
way line of Seal Beach Boulevard, 80 feet wide; thence northerly along said easterly right-of-
way line of Seal Beach Boulevard to the southwest corner of the land shown on Tentative Tract
Map Number 15767; thence departing said Seal Beach Boulevard right-of-way S 89048'30" E a
distance of 289.76 feet; thence N 00011'30" E a distance of 58.69 feet; thence N 45011'30" E a
distance of36.64 feet; thence S 89048'30' E a distance of 534.73 feet; thence N 00011'30" E a
distance of319.03 feet; thence N 00011 '30" E a distance of 209.42 feet; thence N 45011 '30" E a
distance of 35.36 feet; thence S 89048'30" E a distance of 74.75 feet; thence S 00011'30" W a
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distance of 17.19 feet; Thence S 89048'30" E a distance of330.08 feet to the TRUE POINT OF
BEGINNING;
The above describes an area of 157.290 acres, more or less.
Area D:
In the City of Seal Beach, County of Orange, State of California, being a portion of Parcel I of
the map filed in Book 16, Page 14 of Parcel Maps, in the Office of the County Recorder of said
county, and being an undivided portion of the Northeast Quarter of Section 31, Township 4
South, Range 11 West, San Bernardino Base and Meridian, in the Rancho Los AIamitos, as per
the map fited in Book 14, Page 31 of Deeds, in the Office of the County Recorder of said county,
more precisely described as follows:
Beginning at the southwest comer of Parcel 2 of the map filed in Book 16, Page 14 of Parcel
Maps, in the Office of the County Recorder of said county; thence southerly along the easterly
right-of-way of Seal Beach Boulevard a distance of 231.24 feet; thence S 890 48' 30" E a
distance of 526.34 feet; thence S 000 11' 30" W a distance of 8.68 feet; thence S 890 48' 30" E a
distance of 450.39 feet; thence S 44048' 30" E a distance of 47.26 feet; thence S 000 11' 30" W
a distance of83.28 feet; thence S 450 11' 30" W a distance of 113.13 feet; thence S 000 11' 30"
W a distance of 481.82 feet; thence S 890 48' 30" E a distance of 330.08 feet to the east line of
the southwest quarter of the northeast quarter of said Section 31; thence northerly along said east
line to the north line of said southwest quarter of the northeast quarter of said Section 31, a
distance of approximately 1082.46 feet; thence westerly along said north line to the northeast
comer of said Parcel 2 of the map filed in Book 16, Page 14 of Parcel Maps, as amended by Lot
Line Adjustment LL87-1, filed as Instrument Number 87-500586 in the Office of the County
Recorder of said county, a distance of approximately 1045.24 feet; thence southerly along the
east line of said Lot Line Adjustment to the southeast comer of said Lot Line Adjustment, a
distance of approximately 164.28 feet; thence west along the south line of said Lot Line
Adjustment and the south line of said Parcel 2, a distance of approximately 214.97 feet, to the
point of beginning.
The above describes an area of 15.649 acres, more or less.
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Resolution Number 1.11,.18
"EXHIBIT B"
CEQA FINDINGS AND FACTS IN SUPPORT OF
FINDINGS IN CONNECTION WITH THE BIXBY
OLD RANCH TOWNE CENTER DEVELOPMENT
PLAN AND RELATED DISCRETIONARY
ACTIONS, AND STATEMENT OF OVERRIDING
CONSIDERATIONS
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I. INTRODUCTION
The following environmental findings in connection with the Bixby Old Ranch Towne
Center Concept Plan and related discretionary actions (collectively referred to as the "Project")
are hereby adopted by the Seal Beach City Council ("Council") pursuant to the requirements of
CEQA. Said findings are based upon evidence presented in the record of these proceedings, both
written and oral, the FEIR and all of its contents including, without limitation, technicat
appendices thereto, comments on the Draft and Revised Draft EIRs and the City's responses
thereto, and staff and consultants' reports prepared and presented to the Council.
A. Proiect Obiectives
Project objectives have been established by the Applicant for the development of
the Project that the Applicant believes are essential to achieving balance and sustainable
development. Those goals are set forth in Section IIC of the FElR. The City's goals for
development of the Property, as outlined in the FEIR, include:
1. Preservation of the existing golf course.
2.
Dedication of the Old Ranch Tennis Club to the City for community
recreation purposes.
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3. A comprehensive development program for underutilized and vacant
property.
4. Development which does not affect the operational capabilities of the Los
A1amitos Armed Forces Reserve Center.
5. Development which is at least fiscally neutral, and preferably, fiscally
beneficial to the City.
6. Development which can mitigate project-related traffic and noise impacts.
II. SIGNIFICANT ENVmONMENTAL IMPACTS AND ADOPTED MITIGATION
MEASURES.
The Final EIR identified potentially significant environmental impacts of the Project in
several impact categories. For most of these impacts, mea~ures were identified that would
mitigate the impacts to a level of insignificance. CEQA requires agencies to adopt mitigation
measures that would substantially lessen a project's significant impacts if such measures are
feasibte (Public Resources Code sections 21002, 21002.1(b) and 21081(a)(3)). All of the I
impacts listed below are a summary of the impacts identified in the FEIR. Section V of the FEIR
sets forth a detailed description of each impact.
The Council finds that the mitigation measures identified in the FElR are feasible and,
with the exception of the impacts identified in Article III below, would reduce the Project's
impacts to a levet of insignificance. The Council adopts all of the mitigation measures described
in the FEIR, as set forth below, as conditions of approval of the Project.
A. Land Use
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Re~olution Numberrt1.:l./1
1.
Potential ImDacts
Development of the Project will result in a transition in land uses of
portions of the 219.21 acre Project site from golf course and vacant land uses to commercial,
institutional and residential uses. The transition to proposed uses will impact existing uses in the
area.
2. Finding
For each such impact identified in the FEIR, changes or alterations have
been required in, or incorporated into, the project which mitigate or avoid the significant effects
on the environment.
3. Facts in SUDport ofFindin2
The FEIR identifies significant environmentat effects that would occur
based upon the transition from golf course and vacant land uses to commercial, institutional and
residential uses. In some cases, amendments to the City's General Plan and Zoning Ordinance
are being accomplished as part of the Project to create consistency between the Project and those
documents. Mitigation Measures to be imposed as conditions of approval of the Project are set
forth below. The FEIR also requires that Project design incorporate landscaping, setbacks and
other buffer/transitional elements. The FEIR indicates that the transitioning and buffering will
reduce impacts to a level of insignificance. Further discussion of land use impacts and the
mitigation of those impacts is contained in Section V.A. of the EIR.
,
A-I. Detailed development plans for Development Areas A, Band
D shall include walls, landscaped buffers and building setbacks in order to eliminate potential
conflicts with adjacent residential and recreational uses. These detailed plans shall be submitted
for review and approval by the Director of Development Services prior to or concurrent with
approval offinal subdivision maps or plot plans.
A-2. Detaited plans for areas adjacent to Lampson Avenue
(Devetopment Areas C, D and E) shall include perimeter landscaping and building setbacks to
insure compatibility with the Scenic Highways Element of the City General Ptan. These detailed
plans shall be submitted for review and approval by the Director of Development Services prior
to or concurrent with the approval offinal subdivision maps or plot plans.
A-3. Detailed development plans for Development Area A shall be
submitted for review and approval by the Director of Development Services to insure that no
more than 20"10 of commercial space is devoted to restaurants.
B. Socio-Economics
1. PotentialImpacts
The increased employment generated by development of the Project will
contribute to an already insufficient jobslhousing balance in the area of the Project. This is a
significant and unavoidable adverse impact of the Project. Significant and unavoidable impacts
are discussed in greater detail below.
2. Findin2
To the extent impacts resulting from socio-economic impacts remain
significant after mitigation, specific economic, legal, social, technological, or other
considerations make infeasibte the alternatives identified in the environmentat impact report. In
addition, the creation of approximately 790 new jobs and the fiscal benefits of the Project to the
City are considered to be positive impacts.
3. Facts in SupportofFindin2
Employment opportunities generated by the Project will exceed the
already deficient balance of jobs and housing in the area. Although the City Council has
mitigated this impact somewhat by permitting the construction of up to 75 single family
residences and a park on the site originally proposed for a church use, it is not feasible to
Resolution Number t/1.;J.8
eliminate the jobs/housing imbalance in the area. Further explanation of socio-economic impacts
and additional facts in support ofthese findings are found in Section V.B. ofthe FEIR.
C. Geolo2V
I. Potentiat ImDacts
Development of the Project could subject structures and persons to seismic
activity. Development also coutd be impacted by the potential for ground liquefaction in some
areas of the Property. Development of the Project will remove approximately 78 acres of "Prime
Farmland." This latter impact is a significant and unavoidabte adverse impact of the Project.
Significant and unavoidable impacts are discussed in greater detail below. Finally, although I
impacts related to grading are not expected to be significant, the FEIR requires and the Applicant
has accepted, certain mitigation measures to reduce the severity of any such impact.
2. Finding
For each such impact identified in the FEIR, changes or alterations have
been required in, or incorporated into, the project which mitigate or avoid the significant effects
on the environment. Those mitigation measures are identified below. To the extent geology
impacts resulting from the Project remain significant after mitigation, specific economic, legal,
social, technological, or other considerations make infeasible the alternatives identified in the
environmental impact report and any additional mitigation measures.
3. Facts in Support of Finding
Implementation of the following mitigation measures for fautting,
seismicity and liquefaction will ensure that soils and construction will meet State, tocal and
nationat standards for public safety. Although impacts relating to grading are not significant, the
mitigation measures below will enhance the geologic safety of the Project and further reduce any
anticipated geology impacts. No mitigation is available for the loss of "Prime Agricultural
Farmland." Further explanation of geology impacts and additional facts in support of these
findings are found in Section V.C. of the FEIR.
I
C I. Prior to issuance of a grading permit, the project proponent
shall submit a geotechnical report to the City Engineer for approval. The report shall include the
information and be in a form as required by the Orange County Grading Manual, Section 5.4 and
the Orange County Excavation and Grading Code, Section 7-1-819. Project proponent shall
reimburse City costs of independent third-party peer review of said geotechnical report.
C2. The project applicant shall incorporate measures to mitigate
expansive soil conditions, compressible/collapsible soil conditions and liquefaction soil
conditions, and impacts from trenching in site-specific Tentative TractlParcet Map Review and
Rough Grading ptan Review reports prepared by the project geotechnical consultant.
Recommendations shall be based on surface and subsurface mapping, laboratory testing and
analysis. The geotechnical consultant's site-specific reports shall be approved by a certified
engineering geologist and a registered civil engineer, and shall be completed to the satisfaction
of the City Engineer. Project proponent shall reimburse City costs of independent third-party
peer review of said site-specific reports.
C3. Loose and soft alluvial soils, expansive clay soils and all
existing uncertified fill materials will be removed and replaced with compacted fill during site
grading in order to prevent seismic settlement, soil expansion, and differentiat compaction.
C4. Prior to the initiation of project grading in any development I
area, all existing utilities will be located and either abandoned and removed, rerouted or
protected.
C5. In excavations deeper than four feet but less than ten feet, a
slope no steeper than 1.5 to 1 (horizontal to vertical) shall be provided. Steeper slopes or deeper
excavations will be provided with shoring for stability and protection. OSHA safety
requirements shall be adhered to throughout the entire duration of project earthwork.
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Re'solution Number.l/12A
C6. All grading procedures, including soil excavation and
compaction, the placement of backfill, and temporary excavation shall comply with City of Seal
Beach standards.
C7. Permanent cut and fi II slopes shall not exceed 2 to I (horizontal
to vertical).
C8. Graded, but undeveloped land shall be maintained weed-free
and planted with interim landscaping within ninety (90) days of completion of grading, unless
building permits are obtained. ptanting with interim landscaping shall comply with NPDES Best
Management Practices.
C9. Conformance with the latest Uniform Building Code and City
Ordinances will satisfactorily mitigate the effect of seismic groundshaking. Conformance with
applicable codes and ordinances shall occur in conjunction with the issuance of building permits
in order to insure that over-excavation of soft, broken rock and clayey soils within sheared wnes
will be required where development is planned.
CIO. The potential on-site liquefaction hazard shall be mitigated by
removal and recompaction of on-site alluvium soils, installation of subsurface drainage and
placement of compacted fill as required.
D. WaterlDrainal!e
1. Potentiat ImDacts
Development of the Project could cause short-term downstream impacts
related to the erosion and sedimentation of exposed soils during Project grading. Development
of the commercial, institutional and residential uses will create new impervious surfaces that will
substantially increase storm water runoff and the potential for flooding. Runoff from improved
impervious surfaces on the site will contribute to the incremental degradation of water quality
downstream.
2. Finding
For each such impact identified in the FEIR, changes or alterations have
been required in, or incorporated into, the project which mitigate or avoid the significant effects
on the environment. Those mitigation measures are identified below.
3. Facts in Support ofFindinl!
The Project is required, through the mitigation measures set forth below
and the Development Agreement, to provide significantly increased storm water holding capacity
on the Old Ranch Golf Course. The FEIR and the record indicate that this increased capacity is
greater than that required to accommodate runoff from development on the Property. In
addition, the Applicant will be required to increase the inlet capacity of storm drain catch basins
in the area. Water quality impacts, although not expected to be significant, will be reduced
through the use of Best Management Practices on site. Impacts from sedimentation and erosion
will be mitigated through the implementation of NODES requirements. Further explanation of
geology impacts and additional facts in support of these findings are found in Section V.D. of the
FEIR.
D1. The capacity of the Old Ranch Retarding Basin will be
increased to 87.6 acre feet at elevation 12 so the peak flow exiting the Retarding Basin will be no
greater than the pre-project condition thereby eliminating the increase of runoff due to the
increase of impervious area.
D2. The runoff from the 10-acre area at the northwest corner of the
project shall be diverted to the Old Ranch Retarding Basin. The capacity of the Retarding Basin
will be further increased to accommodate this increase in flow to a capacity of 88.4 acre feet at
etevation 12. .
OJ. Additional capacity in the Old Ranch Retarding Basin to 100
acre feet at elevation 12 will be provided as a mitigation from the impact of drainage from future
Resolution Number~1~
upstream development. This increase will be approximately 13 percent over the required holding
capacity based upon Mitigation Measures 0-1 and 0-2 above.
04. The inlet capacity of on-site catch basins will be constructed a
minimum of2S% larger than that required by the City Engineer (i.e. beyond City requirements)
in order to reduce the potential for debris blockage during major storms.
OS. The project shall reduce t~e impact of contaminants (oil, grease
and rubber) by the use of Best Management Practices (BMP) used to conform to the
requirements of the National Pollution Discharge Elimination System (NODES) provisions in
the Clean Water Act. The BMP's used will most likely be the use of oil and grease separators
and/or vegetated areas used to biologically treat the contaminated runoff.
06. The amount of sediment movement during construction will be
minimized by the use of NODES BMP's, including, but not limited to, sandbags, silt fences,
straw bales and rock check dams. The construction and condition of the BMP's will be
periodically inspected during construction and repairs will be made, when necessary, as required
by the NODES.
I
07. Prior to final project design, a project specific Drainage Report
shall be prepared by a registered civil engineer in accordance with applicable requirements of the
Orange County Flood Control District and the City of Seal Beach. The report shall describe the
existing drainage network, existing capacity, pre-and post-project runoff volumes, and any
necessary improvements to accommodate proposed project runoff volumes.
08. Prior to the issuance of grading or building permits, a
comprehensive Water Quality Management Plan (WIMP) shall be prepared by a registered civil
engineer or a registered professional hydrotogist to protect water resources from impacts due to
urban contaminants in surface water runoff. The plan shall be prepared in coordination with the
Regional Water Quality Control Board, Orange County, and the City of Seat Beach to insure
compliance with applicable NODES permit requirements. The Plan shall include a combination
of structural and non structural Best Management Practices (BMPs) as outlined in Countywide
NODES Drainage Area Management Plan.
09. On-site irrigation shall not produce standing pools of water on
fairways that persist for more than five days.
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010. All project drainage facilities shall be kept free from vegetation
and debris that causes any runoff to become impounded for more than five days.
E. Air Oualitv
I. Potential Imnacts
Short-term construction-related air quality impacts related to fugitive dust
and emissions from construction equipment will result from construction and grading on-site.
The Project will increase local carbon monoxide concentrations in excess of federal 8-hour
standards at one location. Construction of the proposed senior care facility will expose sensitive
receptors to significant air quality impacts. Long-term project-related emissions are expected to
exceed regional air quality standards for carbon monoxide, reactive organic gases and Nitrogen
Oxides. Each of these impacts is a significant and unavoidable adverse impact of the Project.
Significant and unavoidable impacts are discussed in greater detait below.
2. Finding
For each such impact identified in the FEIR, changes or alterations have I
been required in, or incorporated into, the project which mitigate or avoid the significant effects
on the environment. Those mitigation measures are identified below. However, short-term and
long-term air quality impacts resulting from the Project remain significant after mitigation.
Specific economic, legal, social, technological, or other considerations make infeasible the
alternatives identified in the environmental impact report and any additional mitigation
measures. Specifically, additional measures are infeasible because the project is located in a
local and regional area of degraded air quality and virtually any project of a magnitude that
would be economically viable and meet the Applicant's objectives constructed in the area would
create significant air quality impacts.
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R;i301ution Number f'-1;:(!!
3. Facts in SUDDort ofFindimz
Implementation of the following mitigation measures for air quality
impacts will reduce such impacts as indicated, in the FEIR, although not to a level of
insignificance. Table 5 I of the FEIR indicates that only the "No-Project" alternative would
eliminate significant air quality impacts, and that no other alternative would eliminate significant
air quality impacts. Further explanation of geotogy impacts and additional facts in support of
these findings are found in Sections V.C. and VII of the FEIR.
E- I. Prior to the issuance of initial grading or building permits, the
applicant shall obtain approval of an Air Quality Mitigation Plan by the Director of Development
Services. The Plan shall address each applicable control measure from the 1997 Air Quality
Management ptan as listed below in order to determine which control measures are feasible,
recommend implementation conditions, and establish methods of applying conditions to
contractors, buyers, lessees, tenants and occupants. The project applicant shall reimburse City
costs of an independent, third-party peer review of this Plan.
Construction (Short-Term) Impacts
a) Use low emission mobile construction equipment.
b) Water site and clean equipment morning and evening.
c) Wash off trucks leaving the site.
d) Spread soil binders on unpaved roads and parking areas
e) Apply chemical soil stabilizers to all inactive construction areas (previously graded
areas which remain inactive for 96 hours).
f) Reestablish ground cover on construction site through seeding and watering on
portions of the site that will not be disturbed for lengthy periods (such as two months
or more).
g) Sweep streets if silt is carried over to adjacent public thoroughfares.
h) Reduce traffic speeds on all unpaved road surfaces to J 5 miles per hour or less.
i) Suspend grading operations during first and second stage smog alerts.
j) Suspend all grading operations when sustained winds exceed J 5 miles per hour.
k) Maintain construction equipment engines by keeping them tuned
l) Use low sulfur fuel for stationary construction equipment.
m) Configure construction parking to minimize trqffic interference.
n) Minimize obstruction of through-traffic lones.
0) Provide a flagperson to properly guide traffic and ensure safety at construction sites.
p) Schedule operations affecting trqffic for off-peak hours where feasible.
q) Develop a trqfftc plan to minimize trqffic flow interference from construction
activities (the plan may include advance public notice of routing).
r) Utilize existing power sources (e.g. power poles) or clean fuel generators rather than
temporary power generators.
s) Develop a trip reduction plan to comply with SCAQMD Rule 2202.
1) Schedule goads movements for off-peak hours.
Resolution Number4l1t~
u) Employ construction activity management techniques. such as: extending the
construction period reducing the number of pieces of equipment used simultaneously,
increasing the distance between the emission sources: reducing or changing the
hours of construction, and scheduling activity during off-peak hours.
v) Provide on-site power sources during the early stages of the project.
w) Use low emission on-site stationary equipment (e.g. cleanjuels).
x) Require a phased schedule for construction activities to minimize emissions.
y) Provide rideshare area and transit incentives for construction personnel.
z) Implement or contribute to an urban tree planting program to offset the loss of
existing trees at the construction site.
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Regional Air Quality - Long Term
,
a) Provide local shuttle and regional transit systems and transit shelters.
b) Provide bicycle lane, storage areas and amenities and ensure efficient parking
management.
c) Provide preferential porking to high occupancy vehicles and shuttle services and
charge porkingfees to low occuponcy vehicles
d) Provide adequate ingress and egress at all entrances to public facilities to minimize
vehicle idling at curbsides.
e) Employers should provide variable work hours and telecommuting to employees.
j) Provide dedicated turn lanes as appropriate and provide roadway improvements at
heavily congested roadways.
g) Provide lighter color roafing and road materials and tree planning programs to
comply with the AQMD Miscellaneous Sources MSC-OI measure.
I
h) Comply with the AQMD Regulations and Stationary Sources Operations Enhanced
Inspection and Maintenance to reduce emissions of proposed restourant operations.
i) Improve the thermal integrity of the buildings and reduce the thermal load with
automated time clocks or occupant sensors.
j) Provide on-site services (e.g., AlMs, child care center; and other similar services)
k) Employers to provide ridematching, guaranteed ride home, or car pool or vanpool to
employees.
I) Employers to provide compensation, prizes or owards to ridesharers
m) Synchronize traffic signals.
n) Provide dedicated parking spaces with electrical outlets for electrical vehicles.
0) Install energy efficient street lighting.
I
p) Landscape with native drought-resistant species to reduce water consumption and to
provide passive solar benefits.
q) Encourage the use of alternative fuel or low emission vehicles.
r) Introduce window glazing, wall insulation, and efficient ventilation methods.
s) Provide incentives for solid waste recycling.
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Resolution Number~
t) Use devices that minimize the combustion offossilfuels.
F. TransDortation/Circulation
1. Potential ImDacts
Development of the Project combined with ambient growth will generate
traffic that could significantly impact peak hour levels of service at six intersections. Two of
those intersections (Katella and Los A1amitos; Los A1amitos and Spring/Cerritos) are tocated in
the City of Los A1amitos, outside the jurisdiction of Seal Beach. Thus, the City cannot require
that traffic improvements be constructed; it can only require the applicant to contribute its fair
share for traffic improvements identified in the Final EIR. In addition, regional growth in traffic
is expected to create significant cumulative traffic impacts at 13 of the 26 study intersections by
the year 2010. Cumulative and non-project related significant impacts at two intersections in the
City of Los A1amitos (Katena and Los A1amitos; Katena and Bloomfield) cannot be reduced to a
level of significance. Significant and unavoidable impacts are discussed in greater detail below.
Although the agent of the Rossmoor Center has stated that he has the capability of expanding the
Center, no evidence has been presented that any such expansion is reasonably foreseeable in the
future. At the time of release of the Notice of Preparation of the EIR for the Bixby project, no
application was on file for any expansion of the Rossmoor Center. CEQA Guideline section
15130 limits "probable future projects" for which cumutative impacts must be discussed to those
projects requiring an agency approval for an application which has been rec.eived at the time the
notice of preparation is released.
Nonetheless, the Court's order of June 18, 1999 required the City to determine if revitalization,
as opposed to expansion, of the Rossmoor Center is a speculative or reasonably foreseeable
impact, and if the latter, whether it is significant. Although the revitalization of the Rossmoor
Center is possible, no immediate ptans to revitalize have been disclosed by the property owner
who has informed the City that he may seek instead to expand in the future. Therefore,
revitalization does not appear to be reasonably foreseeable in the near future. Nonetheless,
analysis by the City's traffic consultant indicates that even if Rossmoor Center were to revitalize,
no more severe environmental impacts related to the Bixby project would be realized nor would
any changed or additional mitigation measures be warranted. Thus, any cumulative impact that
might arise from any revitalization of the Rossmoor Center due to the project is not significant
(See Revisions to the EIR).
2. Findimz
For each such significant impact identified in the FElR, changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment. With regard to six intersections, including two
intersections in Los A1amitos located outside of Seal Beach, Mitigation Measure F 1 requires the
project developers to pay a "fair-share" of the costs for the improvements identified in the ElR.
Those mitigation measures are identified below.
To the extent cumulative transportation/circulation impacts resulting from
the Project at the intersection of Los Alamitos Boulevard at Katella Avenue in the City of Los
A1amitos remain significant after mitigation, specific economic, legal, social, technological, or
other considerations make infeasible the alternatives identified in the environmental impact
report and any additional mitigation measures. Specificany, the intersection is within the
responsibility and jurisdiction of another public agency and not the City of Seal Beach. Thus,
Seal Beach can not require the construction of the improvements identified as mitigation
measures in the ElR. Seat Beach can only require the applicant to pay its fair share of the
identified measures, which the City has done in Mitigation Measure FI. Further, based upon
documents provided to the City by Los A1amitos in August, 1999, including the newly adopted
Los Alamitos 2010 General Plan, the City of Los A1amitos has concluded that additionat
mitigation measures, beyond those identified in the Final ElR, are not feasible or practical (See,
Revisions to EIR and Appendix I thereto).
3. Facts in SUDDort of Finding
The FEIR indicates that the implementation of the measures below will
mitigate transportation/circulation impacts at study intersections to a .Ievel of insignificance.
Traffic improvement measures to be implemented and the Traffic Impact Fees to be paid by the
Resolution Number '11.2A
Applicant will result in the improvement of traffic circulation in the area, except, perhaps, at
those intersections located in the City of Los Alamitos where Seal Beach cannot require the
construction of improvements, but only that the applicant pay its fair share for improvements
identified in the FEIR. Studies performed by the City's traffic consuttant indicate that the issue
of "cut through trips" generated by the Project through the unincorporated community of
Rossmoor will not be significant. Further explanation of transportation/circulation impacts and
additional facts in support of these findings are found in Section V.F. of the FEIR, and in the
Revisions to EIR.
FI. Prior to the application of each building permit, the applicant
shall pay City Traffic Impact fees and/or post security in a manner meeting the approvat ef the
Director of Public Works for the "fair share" costs of highway improvements attributed to the I
proposed project. The proposed project would significantly impact six key intersections in the
Year 2001. Further, two intersections will require improvements related to providing access to
the Old Ranch Towne Center site. The City of Seal Beach will require the project developers to
pay a "fair-share" of the improvement costs for the six intersections as follows:
#2: Los Alamitos Boulevard at Spring Street/Cerritos Avenue
#3: Los A1amitos Boulevard at Katella Avenue
#12: Seal Beach Boulevard at Lampson Avenue
#13: Seal Beach Boulevard at 1405 NB Ramps-Old Ranch Parkway
#14: Seal Beach Boulevard at 1405 SB Ramps-Beverly Manor
#17: Seal Beach Boulevard at Westminster Avenue
F2. Prior to the application for the first building permits for the
Towne Center commercial center, the applicant shall obtain approval by the Director of Public
Works of a delivery vehicle access and loading plan including vehicle turning templates
(AASHTO WB-50 and SU-30 design vehicles) analyses demonstrating adequate turning areas.
The Director of Public Works shall require that vendors will be informed of the loading dock I
location and orientation.
F3. Prior to applications for building permits, the applicant shall
obtain approval by the Direcior of Public Works of a Bus Stop and Pedestrian Access Plan.
G. Biolol!ical Re50urces
1. Potentiat Impacts
Development of the Project will result in the relocation and expansion of
the existing habitat areas on-site. A number of existing trees are to be removed as part of the
development of the Project.
2. FindinIJ
For each such impact identified in the FEIR, changes or alterations have
been required in, or incorporated into, the project which mitigate or avoid the significant effects
on the environment. Those mitigation measures are identified below.
3. Facts in SUDpOrt ofFindimz
The Project is required, through the mitigation measures set forth below, I
to minimize impacts on fish, wildlife and vegetation habitat by consulting with and obtaining
permits from the California Department of Fish and Game and the U.S. Army Corps of
Engineers. In addition, the mitigation measures require the protection and preservation of
significant portions of the trees tocated on-site. Further explanation of biology impacts and
additional facts in support of these findings are found in Section V.G. of the FEIR.
G I. Prior to project construction, the California Department of Fish
and Game shall be notified pursuant to California Fish and Game Code Sections 1601-1603 and
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Re~olution Number~j1~
the U.S. Army Corps of Engineers in conjunction with their 404 permit process. The proposed
project shall provide all required compensation for impacts to on-site wetland habitats.
G2. International Society of Arboriculture (ISA) pruning standards
shall be followed on all trees. General pruning guidelines including specifications for making
correct pruning cuts, branch selection for different purposes, and topping, as provided by the
arborist, shall be followed.
G3. After project construction, trees that have been topped in the
past shall undergo reconstructive pruning to improve tree structure and reduce hazards.
G4. All contractors, subcontractors, equipment operators, etc. shall
be informed concerning tree preservation standards and procedures. Tree protection guidelines
and procedures shall be incorporated into all construction and grading agreements. The project
arborist and job superintendent shall oversee all tree protection requirements.
G5. Prior to any construction activity, tree protection zones shall be
delineated for all trees to be preserved. The protection zone will be either: I) five feet from the
outside of the dripline ofthe tree canopy or 2) one foot radius from the trunk for every I-inch of
truck diameter, whichever is greater. If construction activity is planned within any tree
protection zone, a case-by-case evaluation will be made by an ISA Certified Arborist.
G6. Prior to any grading or construction activity, a 4-foot high
protective fence consisting of chain-link wire or fluorescent webbing attached to steel line posts
shall be constructed around the protection zone of all preserved trees. Laminated "tree
protection zone - no construction activity" signs will be attached to the fence. This fence is to
remain in place throughout the construction period.
G7. If contact with the tree crown is unavoidable and tree damage
will occur, as ISA Certified Arborist shall prune the conflicting branch(es) using ISA standards.
Where trenching is necessary in areas that contain tree roots, tree roots shall be pruned using a
Dosko root pruner or equivalent. All cuts shall minimize ripping, tearing, and fracturing of the
root system of the impacted tree. The trench shall be made no deeper than the depth of grading
or trenching necessary.
G8. In order to avoid draining or leaking equipment fluids near
preserved trees, fluids such as: gasoline, diesel, oils, hydraulics, paint, brake and transmission
fluids and glycol (anti-freeze) shall be disposed of properly. Construction equipment shall be
parked at least 50 feet away from existing trees to avoid the possibility of leakage of equipment
fluids into the soil.
G9. In areas affected by grading or excessive construction dust, the
tops and undersides of foliage will be washed with a strong water stream every two weeks in
morning hours before 10:00 a.m. to control mite and insect populations.
G I O. If irrigation systems or schedules or drainage/runoff patterns
are changed by construction activities, an assessment of irrigation needs shall be conducted to
protect the heatth of the trees to be preserved. This may require the installation of a temporary
irrigation system or mobile watering by a water truck.
011. All trees to be removed shall be clearly marked at the base of
the trunk and at 4 Y.z feet above ground to avoid removal of the wrong tree.
G12. All major tree trimming shall be scheduled so as to not disturb
birds-of-prey during nesting periods and Monarch Butterfly overwintering as well as to prevent
infestation by the Eucalyptus Long-horn Borer. All major tree trimming shall be completed by
October 31 in order to avoid infestation by the Eucalyptus Long-homed Borer, the nesting
season for birds-of-prey, and Monarch Butterfly clustering.
G13. All mature trees lost as a result of project development shall be
replaced pursuant to the following ratios: a) eucalyptus: 4 to I using 24-inch box trees; and b)
non-eucalyptus: 2 to I using 36-inch box specimens.
Resolution Number Ali1t~
G14. All ornamental ponds, pools, water hazards or lakes shall be
kept free of emergent vegetation, both of which provide harborage for mosquito breeding. These
water bodies shall also be stocked with mosquito fish.
GIS. Grass clippings shall either be removed from the site or
composted in a manner that does not breed flies.
G 16. All structures shall be constructed in a manner to exclude rats
from gaining "indoor access."
G17. All landscaping shall be open and skirted as necessary to
exclude rats from nesting in enclosed thickets of vegetation.
H. Enefl!V
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1. Impacts
Section V.H. of the FEIR indicates that energy-related impacts of the
Project are not anticipated to be significant. However, the City has imposed, and the Applicant
has accepted, the following mitigation measures to reduce the energy consumption created by the
Project.
HI. Development plans will be provided to the Southern California
Gas Company and the Southern California Edison Company as they become available in order to
facilitate engineering, design and construction of improvements necessary to provide electrical,
natural gas, and telephone services to the Bixby Old Ranch site.
H2. The applicant will comply with guidelines provided by the
Southern California Gas Company and the Southern California Edison Company in regard to
easement restriction, construction guidelines, protection of line easements, and potential
amendments to rights-of-way in the areas of any existing easements.
H3. Building energy conservation will be targely achieved by
compliance with Title 20 and 24 of the Energy Conservation Code. Title 24, California I
Administrative Code Section 2-5307(b) is the California Energy Conservation Standard for New
Buildings which prohibits the installation of fixtures unless the manufacturer has certified to the
CEC compliance with the flow rate standards. Title 24, California Administrative Code Section
2-5452(i) and G) address pipe insulation requirements which can reduce the amount of water
used before hot water reaches equipment or fixtures. Title 20, California Administrative Code
Sections 1604(f) and 1601(b) are Appliance Efficiency Standards.
H4. In order to conserve energy devoted to space heating and air
conditioning, active and passive solar techniques will be encouraged whenever possible within
the project. Active solar systems include the use of solar space and hot water heating for
buildings, swimming pools, etc. Passive systems involve orienting buildings properly, planting
trees to take advantage of the sun, providing adequate roof overhangs, making sure that walls are
properly insulated, and installing simple heat storage systems.
H5. Electric vehicle charging facilities shall be provided for a
minimum of two vehicles and a maximum off our vehicles.
I. Hazards
I. Impacts
No significant impacts related to Hazards were identified in the FEIR. No I
mitigation measures are proposed.
J. Noise
1. Potential ImDacts
Project construction will create significant short-term increases in ambient
noise. Without mitigation and sound attenuation, some noise-sensitive uses on portions of the
Project site, such as the senior care facility will be exposed to excessive noise impacts on
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Resoiution Number~72l1
occasion from the 405 Freeway and Seal Beach Boulevard traffic. Although "single-event" and
emergency noise levels from aircraft operations at the Los Alamitos Armed Forces Reserve
Center could exceed established noise thresholds, such incidents are infrequent.
2. Findinp:
For each such impact identified in the FEIR, changes or alterations have
been required in, or incorporated into, the project which mitigate or avoid the significant effects
on the environment. Those mitigation measures are identified betow.
3. Facts in Support ofFindina
The Project is required, through the mitigation measures set forth below,
to minimize noise impacts and to implement sound attenuation measures that will reduce present
and projected interior and exterior noise to specified levels that meet State regulations. Impacts
from construction will be reduced to a level of insignificance by controlling the hours of
construction in close proximity to residential uses. Potential buyers, renters, tenants and other
parties will be made aware of potential noise impacts through notifications provided by the
Applicant. Further explanation of biology impacts and additional facts in support of these
findings are found in Section V.I. of the FEIR.
11. Construction in areas within 500 feet of residential
development shall be limited to the hours of7:00 AM to 8:00 PM on Monday through Saturday.
Construction activities shall not be permitted in these areas on Sundays or Federal holidays. Use
of heavy grading equipment (such as impact hammers and pile drivers) shall be limited to the
hours of8:00 AM to 5:00 PM on Monday through Friday.
12. All noise sensitive land uses shall be sound attenuated against
present and projected noise, which shall be the sum of all noise impacting the project, so as not
to exceed an exterior noise standard of 65 dB CNEL in outdoor living areas (e.g., for senior
assisted living units) and an interior standard of 45 dB CNEL in all habitable rooms. Evidence
prepared under the supervision of a County-certified acoustical consultant that these standards
will be satisfied in a manner consistent with applicable zoning regulations shall be submitted as
follows:
A. Prior to the recordation of a final tract/parcel map or
prior to the issuance of Grading Permits, at the sole discretion of the City, an Acoustical Analysis
Report shall be submitted to the Director of Development Services, for approval. The report
shall describe in detail the exterior noise environment and preliminary mitigation measures.
Acoustical design features to achieve interior noise standards may be included in the report in
which case it may also satisfy "B" below.
B. . Prior to the issuance of any building permits, an
acoustical analysis report describing the acoustical design features of the structures required to
satisfy the exterior and interior noise standards shall be submitted to the Director of
Development Services for approval along with satisfactory evidence which indicates that the
sound attenuation measures specified in the approved acoustical report(s) have been incorporated
into the design of the project.
C. Prior to the issuance of any building permits, all
freestanding acoustical barriers must be shown on the projects plans illustrating height, location
and construction in a manner meeting the approval of the Director of Development Services.
D. Prior to the issuance of any Certificates of Use and
Occupancy, field testing in accordance with Titte 25 regulations shall be required by the Director
of Development Services to verify compliance with all applicable design standards.
E. The project applicant shall reimburse the City for the costs
of an independent third party peer review of this evidence.
13. All structures shall be sound attenuated against the combined
impact of all present and projected noise from exterior noise sources to meet the interior noise
criteria as set forth below:
a) commercial. SO CNEL;
b) hotel- 45 CNEL; and
Resolution Number~j1~R
c) senior assisted living - 45 CNEL.
d) residential - 45 CNEL
Not withstanding any land use characterizations, all sensitive
land uses (including the senior assisted living! Alzheimer's care/skilled nursing facility) shall be
sound attenuated against present and projected noise levels, which shall be the sum of all noise
impacting the project, so as not to exceed an exterior noise standard of 65 CNEL in outdoor
living areas and an interior standard of 45 CNEL in all habitable rooms. Prior to the issuance of
any building permits, evidence prepared under the supervision of a County-certified acoustical
consultant that these standards will be satisfied in a manner consistent with applicabte zoning
regulations shall be submitted to the Director of Development Services in the form of an
Acoustical Analysis Report describing in detail the exterior noise environment and the acousticat I
design features required to achieve the interior noise standard and which indicate that the sound
attenuation measures specified have been incorporated into the design of the project.
Prior to the issuance of any Certificates of Use and Occupancy,
field testing in accordance with City policies shall be required by the Director of Development
Services to verify compliance with all applicable design standards. .
J4. Prior to the issuance of building permits, the applicant shall
agree by executing an agreement with the Director of Development Services requiring that the
applicant will provide to each prospective buyer, renter, or lessee of noise sensitive land uses
(e.g., senior assisted care units) a written disclosure that certain buildings or units (without
windows and doors closed) and outdoor areas could be subject to noise levels above State and
City standards or policies for noise sensitive land uses. Such notification shall be included in all
initial escrow documents as well as all subsequent sales or lease documents. Such notification
shall be in language approved by the Director of Development Services and shall be formalized
in written Covenants, Conditions and Restrictions (CC&R's) recorded on the title of each noise
sensitive tand use buitding site. In addition, each advertisement, solicitation and sales brochure
or other literature regarding noise sensitive land uses shall contain the approved notification
language. Notification shall also stipulate that the area is subject to occasionat overflights, and
that in the event the Los A1amitos AFRC is activated for use as a Disaster Support Area, noise
levels could significantly increase for an unknown period of time due to increases in airfield
operations. The agreement shall also provide that prior to the close of escrow with initial buyers, I
the written disclosure must be acknowledged and signed by all initial buyers, their signature
notarized and deposited in escrow with instructions to the escrow holder to deliver the executed
disclosure form to the City Clerk within three working days after the ctose of escrow.
K. Public Services
l. PotentialImpacts
Development of the Project with new residential, commercial and institutional uses will create
some additional demand for police and fife services. According to the Los A1amitos Unified
School District, the local schoots have capacity to fully accommodate the anticipated enrollment
increase attributed to the construction and occupancy of 75 homes, and no new facilities will be
required. Therefore, there will be no impacts to schools as a result of the 75 dwelling unit
project. Nonetheless, as required by Government Code section 65995 and requested by the
School District, the City has imposed Mitigation Measure K7, which requires payment of the
statutory school impact fee. -,
2. Findimz
For each such impact identified in the FEIR, as revised, changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the I
significant effects on the environment. Those mitigation measures are identified below.
3. Facts in Support of Finding
The Project is required, through the mitigation measures set forth below,
and the Development Agreement, to pay police and fire service fees and a fair-share contribution
for additionatlaw enforcement and fire services, as necessary. In addition, the Potice and Fire
Departments will review Project plans in advance to implement measures that will help prevent
crime and fires. The Applicant will provide a community policing center within the commercial
center to assist with crime prevention efforts. Compliance with Uniform Building Code and fire
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Reso'l'u'bion Numbery/?,ZtJ
protection measures wiIl make the new construction less susceptible to fire. Further explanation
of Public Services impacts and additional facts in support of these findings are found in Section
V.K. of the FEIR.
K I. Prior to final approval of a vested tentative tract/parcel map the
project applicant shall enter into a Development Agreement with the City of Seal Beach. Said
agreement shaIl establish, if required, any payment of the project's fair-share contribution to
offset project impacts on public facilities and services including the need for additionat law
enforcement and fire protection facilities and staffing.
K2. The City of Seal Beach, Community Development and Police
Departments shaIl review and approve all detailed project plans, improvement plans, and
architectural elevations in relation to the following issues: adequate street and security lighting,
clearty marked streets and building identification, adequate internal circulation and surveillance
for patrol officers, and provision of alarm systems.
K3.
roofing assembly or better.
All new structures shaIl provide roofing materials of a Class B
K4. All new structures shall install automatic fire sprinkler systems
that meet National Fire Protection Association Standards, in accordance with the provisions of
the Code of the City of Seal Beach.
K5. All water mains and hydrants shaIl provide required fire flows
in accordance with requirements of the Orange County Fire Authority.
K6. All structures shalI be constructed pursuant to Uniform
Building Code requirements relative to fire protection.
K7. The project proponent wiIl pay the statutory school fee, as
applicable to the project, to the Los Alamitos Unified School District. Current capital facility
rates aIlowed for the mitigation of school impacts in the State are set at $1.93 per square foot of
assessable space for residential construction and $0.31 per square foot for commerciaUindustrial
projects.
L. Utilities/Service Systems
1. Imoacts
Section V.L. of the FElR indicates that impacts of the Project related to
Utilities and Service Systems are not anticipated to be significant. However, the City has
imposed, and the Applicant has accepted, the following mitigation measures to reduce water
consumption, wastewater and solid waste generation.
LI. All water lines and re.1ated facilities shall be designed and
installed pursuant to the requirements of the City of Seal Beach. Detailed improvement ptans
shall be prepared and submitted to the City of Seal Beach, Public Works Department for review
and approval prior to project construction.
L2. The project applicant shall be required to pay their "fair-share"
cost for improvement of any off-site water facilities necessary to serve the proposed project.
L3. Automatic sprinkler systems, soil sensors or other best
avaitable technology shall be utilized in the irrigation of the reconfigured golf course and other
landscaped areas.
. L4. Mulch and other soil covers shall be utilized in all landscaped
areas in order to reduce irrigation demands and increase the water-holding capacity of the soil.
L5. The proposed project shall comply with local and State laws
requiring water efficient plumbing fixtures in order to minimize water consumption. These laws
mandate the use of low volume flush toilets in all buildings; establish efficiency standards that
set the maximum flow rates for showerheads, faucets, etc.; prohibit the use of non-conforming or
substandard plumbing fixtures; and ~stablish pipe insulation requirements to reduce the amount
of water used before hot water reaches the fixture.
Resolution NUmber~1~~
L6. If available, reclaimed water shall be utilized to irrigate the
reconfigured golf course and landscaped areas. The on-site water distribution system shall be
initially designed and constructed in a manner to provide separate reclaimed water lines for
landscape irrigation areas. The proposed project shall comply with all City of Seal Beach and
Regional Water Quality Control Board Requirements for the installation and operation of this
reclaimed water system.
L7. All sewer and reclaimed water lines and any related facilities
shall be designed and installed pursuant to the requirements of the City of Seal Beach and the
County Sanitation District of Orange County. Detailed improvement plans shall be prepared and
submitted to the City of Seal Beach and the County Sanitation District of Orange County for I
review and approval prior to project construction.
LB. The project applicant shall be required to pay their fair share
cost of any off.site wastewater transmission or treatment facilities as well as required sewer
connection fees to the City of Seat Beach.
L9. Concurrent with approval of site plans for proposed
commercial, hotel, restaurant, seniors care and residential uses, detailed plans shall be submitted
delineating the number, location, and general design of solid waste enclosures and storage areas
for recycled material.
LIO. The project developer shall adhere to all source reduction
programs for the disposal of construction materials and solid waste required by the City of Seat
Beach.
LIl. A facility shall be provided adjacent to or within the
reconfigured golf course for the collection of green waste from the golf course and other on-site
landscaped areas. Collected green waste shall either be composted and used on-site or be made
available to the City for collection.
LI2. Prior to issuance of a building permit, the project proponent
shall complete a Master Water Study for submittal to the Seal Beach Public Works Department. I
The study shoutd assess available water resources and improvements to the water system
required to serve the proposed project and meet fire flow demands. The specific contents of the
study should be determined in coordination with the Public Works Department. The project
applicant shall reimburse the City for the costs ofan independent, third party peer review of this
study.
L13. Based on the recommendations contained in the Master Water
Study, the project proponent shall pay a fair share of the cost required to offset project impacts
on off-site water systems.
L 14. Monitoring of landfills is outside the jurisdiction of the City of
Seal Beach. Monitoring of the landfills on the Los A1amitos AFRC by the AFRC should be
conducted to detennine the potential for subsurface methane gas at these locations. If significant
amounts (five percent of volume) of methane gas are found in these monitoring samples,
mitigation activities by the AFRC should include the necessary passive venting systems, building
liners or other methods to prevent those gases from impacting future project development on
private properties adjacent to the AFRC.
M. Aesthetics
I. ImDacts
I
Development of the proposed commercial, residential and institutional
uses on the Project site will result in the conversion of primarity vacant and open space land to
improved uses. This development will replace views of open space and the golf course with
views of commercial and residential structures and parking lots. Construction of commercial,
residential and institutional structures will create new sources of light and glare in an area which
previously was mostly vacant land. Additional analysis contained in the Revisions to EIR
confirms that existing mitigation measures will adequately reduce the cumulative impacts from
lighting to a level of insignificance. Development of the commercial center will require the
remDval of a portion of the eucalyptus windrow along Seal Beach Boulevar4. This latter impact
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Resolution Number#1zB
is a significant unavoidable impact of the Project. Significant unavoidable impacts are discussed
below.
2. Findinl!:s
For each such significant impact identified in the FEIR, changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment. Those mitigation measures are identified betow.
To the extent aesthetic impacts resutting from the removal of eucalyptus
trees remain significant after mitigation, specific economic, legal, social, technotogicat, or .other
considerations make infeasible the alternatives identified in the environmental impact report and
any additional mitigation measures. Specifically, although the loss of eucalyptus trees has been
minimized, commercially viable devetopment on the Property is not economically viable without
the removal of some portion of the trees to make way for construction and to provide a line of
site to the street. In addition, the removal of some trees is necessary for safety reasons, in that
some trees are diseased and not properly maintained and pose a threat to pedestrians and
motorists. Finally, some trees must be removed to increase visibility at driveways in the Project,
which would otherwise be unsafe.
3. Facts in Support ofFindinl!:
The mitigation measures set forth below will avoid or substantially lessen
aesthetic impacts arising from the change from open space to developed property. Appropriate
landscaping will enhance devetoped areas, and articulated, thematically cohesive architecture
will create a visually pteasing commercial developmJ'nt. The more aesthetically objectionable
elements of commerciat development, such as roof-mounted equipment and refuse areas, will be
screened from public view. Mitigation measures have been imposed to limit the number of
eucalyptus trees permitted to be removed and to protect those that are to be removed. Trees
removed will be replaced on site at an increased ratio. Project lighting from
commercial/institutional uses and the golf course will be designed so as to adequately minimize
spillover off the site (See, Revisions to EIR). .Further explanation of Aesthetics impacts and
additional facts in support ofthese findings are found in Section Y.M. of the FEIR.
Ml. Prior to issuance of building permits for any proposed
commercial, hotel, restaurant, senior care facility, or residential uses, the project proponent shall
submit project plans (including landscape plans and illustrative elevations) to the Director of
Development Services for approval. Said plans shall reflect the following:
IJ A1t open areas not used for buildings, including but not limited to: parking lots, service
areas, walls, walkways, and courtyards shall be attractively landscaped in accordance
with landscape plans prepared by a licensed landscape architect.
IJ Concentrated perimeter landscaping shall be installed along Seal Beach Boulevard,
Lampson Avenue and the 405 Freeway northbound off-ramp in order to maintain and
enhance views from along these roadways.
IJ A fully automated irrigation system shall be included in the landscape plans for the
project and all landscaped areas should be maintained in good condition throughout the
life ofthe project.
IJ All buildings and landscaping proposed for the site shall present a cohesive image with
attention to compatible materials, building proportion, signage, and architectural styles.
IJ All proposed signage and identification used for buildings, parking lots, access roadways,
etc. shall comply with the sign ordinance of the City of Seal Beach.
IJ To the degree feasible, the bulk of buildings shall be minimized through articulation of
the building mass with offsets, stepped terraces, changes in ptane, and other such
methods in order to reduce the visual impact of the project as viewed from Seal Beach
Boulevard, Lampson Avenue, Rossmoor Highlands, and the 405 Freeway.
IJ Rooftop equipment shall be screened from all off-site vantage points and mechanical
equipment shall be contained within rooftop enclosures. ,Rooftop screening materials
shall be complimentary in material and color to the building's exterior. Rooftop
Resolution Number~j1.t~
structures, unless an integral part of the building's design, shall not exceed the maximum
allowed parapet elevation.
IJ Service areas shall be screened from off-site view and trash containers shall be enclosed
using materials complimentary to the commercial buildings.
M2. Prior to submittal' of final project plans, a photomontage
showing illustrative project elevations in their proposed setting shal1 be prepared by the project
proponent and submitted to the City Development Services Department to illustrate how views
from the Seal Beach Boulevard, the 405 Freeway northbound off-ramp, Lampson Avenue, the
Rossmoor Highlands in Los A1amitos and the Bixby Office Park would be altered by the
proposed project. The photomontage shall demonstrate compliance with Mitigation Measure M- I
I above.
M3. Prior to approval of final project plans, a tandscape plan for
. common areas ofthe project site including street trees, shal1 be prepared by a licensed landscape
architect and submitted to the Director of Development Services, and the City Street Tree
Division of the Parks and Recreation Department for approval, after review and comment by the
City Tree Preservation Committee. This plan shall include a 40-foot landscaped setback along
the Seal Beach Boulevard frontage containing the existing eucalyptus tree row.
M4. An inventory and relocation plan for existing trees on-site shall
be submitted to the Development Services Department for approval prior to issuance of building
permits. Where trees cannot be relocated, the City shall require the replacement of mature trees
pursuant to the fol1owing ratios: a) eucatyptus: 4 to I using 24-inch box trees and b) non-
eucalyptus: 2 to I using 36-inch box specimens.
MS. A Eucalyptus Windrow Preservation Plan shall be prepared by
a licensed arborist or a landscape architect and submitted to the Department of Development
Services and the Street Tree Division of the Parks and Recreation Department for review and
approval prior to or concurrent with tentative parcel tract maps or grading permits. Said Plan
shal1 preserve an estimated 80% of the existing eucalyptus trees, but in no event shall more than
30% of the existing trees be removed. Said plan shal1 include a long-term maintenance and
financing component which shall be included in the Development Agreement to be executed I
between the project proponent and the City of Seal Beach.
M6. A Eucalyptus Tree Removal Permit shall be obtained by the
project proponent as required for the proposed removal of on-site eucalyptus trees with a trunk
diameter greater than 12 inches prior to or concurrent with tentative parcel I tract maps or
grading permits.
M7. The ten foot high landscaped berm along Lampson Avenue
adjacent to the proposed driving range shall be as steep and as close to Lampson Avenue as
possible to shield views from this roadway. Plans shall be approved by the City Engineer as part
of the approval of golf course grading plans.
M8. The area vacated by the existing driving range which fronts on
Lampson Avenue shall have a landscaped buffer planted and maintained along the project-side
of the roadway edge. This shal1 be completed prior to final inspection of the relocated
publidprivate driving range.
M9. A landscaped buffer of no less than ten (10) feet shall be
provided along the northern perimeter of Development Area D (the proposed residential site) and
the eastern perimeter of Development Areas A (Old Ranch Towne Center) and D to ensure
privacy and screen views to and from the adjacent residential neighborhood in Los A1amitos. I
These shall be completed prior to final inspection of any building within these development
areas.
MIO. Prior to issuance of a building permit, a lighting plan for the
project site specifying the tocation and type of all exterior light sources, including street lights,
parking lot and driving range lights, shall be prepared and submitted to the Department of
Development Services for approval. The project proponent shall reimburse the City for the costs
ofan independent third party review of lighting plans.
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MIL
low or high-pressure sodium
technology.
Resolution Numbe~~~
Street, parking tot, and other common area lighting shall use
units, metal halide, clean lucalox or other efficient lighting
M12. All outdoor lighting should be shielded, directed downward,
and have sharp cut-off qualities at property lines, in order to minimize light and glare spillover
effects.
M13. The landscape plan for the project shall concentrate
landscaping along the periphery of the site and in other areas to minimize impacts on adjacent
uses from automobile headlights and other light sources.
M14. Commercial buildings as well as the proposed hotel, restaurant
and senior care structures shall use minimally reflective or tinted glass and all materials should
be selected with attention to minimizing glare impacts to off-site areas, particularly the AFRC,
the 405 Freeway, Seal Beach Boulevard, Lampson Avenue, and adjacent residential uses.
M15. Paved areas should be textured and large expanses of concrete
or high gloss tile should be avoided.
M16.
the parking lot areas on-site.
Interior parking lot landscaping shall cover no less than 5% of
N. Cultural Resources
1. Impacts
Because construction is proposed in the general vicinity of previously
recorded archaeological sites, although no such site has been identified on the Property, there is
the potentiat that cultural resources could be impacted by Project construction. Subsurface
disturbance of soils during grading might impact paleontological resources, although no such
resources are known to be in the vicinity.
2. FindiRll
For each such significant impact identified in the FEIR, changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment. Those mitigation measures are identified below.
3. Facts in Support ofFinding
No cuttural or paleontological resources are known to exist on the Project
site. However, adherence to the mitigation measures set forth below will substantially lessen or
avoid any such potential impacts by requiring a cultural resources survey of the site prior to earth
moving to identify any areas where cultural resources are present. An archaeologist and Native
American monitor will be on site during earth moving and disturbance to protect any cultural
resources discovered, and to ensure that legal requirements related to such resources are
complied with. In the event evidence of any paleontological resource is uncovered, a qualified
Paleontotogist will conduct an approved mitigation program. Further explanation of Aesthetics
impacts and additional facts in support of these findings are found in Section V.N. of the FEm.
Nt. A Phase I archaeological survey shall be undertaken by an
archaeologist and Native American monitor appointed by the City of Seal Beach City Council
prior to any earth moving operations. The Archaeological Advisory Committee shall review and
provide comments and recommendations to the City Council regarding the proposed scope of
fietd investigation to be completed for the Phase I survey. Such scope of work shall contain at a
minimum the following: a description of the walk-over field survey methodology, including
transect field spacing for the walk-over; a description of the subsurface field sampling plan to be
utilized, consisting of test borings and minimum Ixl meter test pits; and a description of
additional field investigations if cultural resources are identified in the Phase I Investigation.
N2. An archaeologist and a Native American Monitor appointed by
the City of Seat Beach City Council shall be present during earth removal or disturbance
activities related to rough grading and other excavation for foundations and utilities that extend
below five feet of the pre-grading surface elevation. If any earth removal or disturbance
Resolution Number ~72B
activities result in the discovery of cultural resources, the project proponent's contractors shall
cease all earth removal or disturbance activities immediately and notifY the City selected
archaeologist and/or Native American Monitor, who shall immediately notify the Director of
Development Services. The City selected archaeologist will have the power to temporarily halt
or divert the excavation equipment in order to evaluate any potential culturat material. The City
selected archaeologist shall evaluate all potential cultural findings in accordance with standard
practice, the requirements of the City of Seal Beach Archaeological and Historical Element, and
other applicable regulations. Consultation with the Native American Heritage Commission and
data/artifact recovery, if deemed appropriate, shall be conducted.
N3. If potentially significant cultural resources are encountered
during earth removal or disturbance activities, a OTest Phase", as described in the Archaeological I
and Historical Element of the City General Plan is required and shall be performed by the City
selected archaeotogist, and if potentially significant cultural resources are discovered, a
"Research Design document" must be prepared by the City selected archaeologist in accordance
with the provisions of the Archaeological and Historical f:lement of the General Plan. The
results of the test phase investigation must be presented to the Archaeological Advisory
Committee for review and recommendation to the City Council for review and approval prior to
continuation of earth removal or disturbance activities in the impacted area of the proposed
project.
N4. Project-related earth removal or disturbance activity is not
authorized until such time as the "Test Phase" research is completed and accepted by the City
Council and until a written "Authorization to Continue Earth Removal-Disturbance Activity" is
issued by the Director of Development Services to applicant for the impacted area of the
proposed project.
N5. During all "test phase" investigation activities occurring on
site, the City selected archaeologist and the Native American monitor shall be present to conduct
and observe, respectively, such "test phase" investigation activities.
N6. Should any human bone be encountered during any earth
removal or disturbance activities, all activity shall cease immediately and the City selected
archaeologist and Native American monitor shall be immediatety contacted, who shall then I
immediately notifY the Director of Development Services. The Director of the Department of
Development Services shall contact the Coroner pursuant to Sectio~ 5097.98 and 5097.99 of the
Public Resources Code relative to Native American remains. Should the Coroner determine the
human remains to be Native American, the Native American Heritage Commission shall be
contacted pursuant to Public Resources Code Section 5097.98.
N7. If evidence of subsurface paleontologic resources is found
during construction, excavation and other construction activity in that area shall cease and the
contractor shall contact the City Development Services Department. With direction from the
City, a Orange County Certified Paleontologist shall prepare and complete a standard
Paleontologic Resource Mitigation Program.
O. Recreation
1. Impacts
Development of the Project is not expected to significantly impact any
recreational facility or use. The Project includes upgrading the existing golf course and
preserving it for golf course uses for at least 30 years. The Project atso proposes that the driving
range will be opened to public use. The Project also includes the dedication of the existing
tennis club facility to the City, along with operational funds, for use as a public
recreation/community center. The residential component of the project includes the devetopment I
of a 2.5 acre park adjacent to the residential community. Nonetheless, the following mitigation
measures have been imposed by the City and accepted by the Applicant.
01. Prior to final approval of a vested tentative tract map for the
commercial center, the project applicant shall enter into a Development Agreement with the City
of Seal Beach which shall specifY that the project proponent will: '
a) offer for dedication to the City of Seal Beach the 6.74 acre Bixby Old Ranch
Tennis Club facility for public recreation purposes;
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R~so\ution Numbe~~B
b) provide an on-site joint use public/private driving range;
c) provide a 2.5 acre improved park facility adjacent to the residentiat
component of the Project.
III. STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE BIXBY OLD
RANCH TOWNE CENTER CONCEPT PLAN AND RELATED
DISCRETIONARY ACTIONS
The Court's order, dated June 18, 1999 states: "The Statement of Overriding
Considerations appears adequate for CEQA review. However, because the underlying approval
of the FEIR is insufficient, it is unclear whether the Statement of Overriding Considerations
remains valid. The City Council should revisit this issue in light of the writ relief granted
herein." .
Accordingly, the following Statement of Overriding Considerations in connection with
the Bixby Old Ranch Towne Center Concept Plan and related discretionary actions is hereby re-
adopted by the Seal Beach City Council ("Council") pursuant to the requirements of the
California Environmental Quality Act, Public Resources Code section 21000 et seq. ("CEQA").
CEQA requires the decision-making agency to balance the economic, legal, social,
technotogical or other benefits of a project against its unavoidable environmental risks when
determining whether to approve the project. If the benefits of the project outweigh the
unavoidable adverse effects, those effects may be considered acceptable (CEQA Guidelines
section 15093(a)). CEQA requires the agency to provide written findings supporting the specific
reasons for considering a project acceptable when significant impacts are unavoidable. Such
reasons must be based on substantial evidence in the EIR or elsewhere in the administrative
record (CEQA Guidelines section 15093(b)). Those reasons are provided in this Statement of
Overriding Considerations.
The Council finds that the economic, social or other benefits of the Project outweigh all
of the Project's significant and unavoidable impacts discussed in Article II of this Statement of
Environmental Findings and any other remaining significant effects found to be unavoidable. In
making this finding, the Council has balanced the benefits of the Project against its unavoidable
impacts and has indicated its willingness to accept those adverse impacts. The Council finds that
each one of the following benefits of the Project, independent of the other benefits, would
warrant approval ofthe Project notwithstanding the unavoidable impacts of the Project.
.
A. Preservation of the existing golf course.
The City and Applicant have agreed, in the fonn of a binding Development Agreement,
that the existing Old Ranch Golf Course will be preserved for golf course and related uses for a
period of at least 30 years. This agreement ensures that a large section of Bixby property will
remain as open space, and used for recreational purposes, for the foreseeable future, with the
exception of ancillary structures on the golf course, such as the clubhouse and maintenance
facilities.
B. Dedication of the Old Ranch Tennis Club to the Citv for community recreation
put:poses.
. The Applicant has offered to dedicate the Old Ranch Tennis Club and all its
improvements to the City in fee simple absolute. This presents a significant opportunity for the
City to acquire at no cost to the City a large, commercially zoned, parcel and preserve the
property and facility for community uses. In addition, the Applicant will pay the City significant
funds for the maintenance of the Tennis Club.
C. A comprehensive development Drogram for underutilized and vacant Droperty.
The affected Property is among the last undeveloped areas of the City. Under existing
zoning and general plan designations, various parcels could have been sold and developed with
much more intense uses than those proposed as part of the Project, without the comprehensive
planning process that has been undertaken for the Project.
R~solution Number 412-8
D. Development which does not affect the ooerational capabilities of the Los
Alamitos Armed Forces Reserve Center ("AFRC").
The Project has been judged to be consistent with the applicable Airport Environs Land
Use Plan (AELUP) and the AICUZ study. The Department of the Army has indicated that the
AICUZ study represents the armed forces' plan for operations at the AFRC for the foreseeable
future. It does not appear that the Project will have an adverse effect on the AFRC's operations.
E. Development which is at least fiscally neutral. and oreferably_ fiscallv beneficial
to the City.
Fiscal impact studies indicate that the fiscal benefit of the Project to the City will be I
substantial, with a substantiatcumulative revenue surplus estimated in fiscal year 2009-10. In
addition, the Applicant has agreed to pay significant development impact fees, to pay over
$1,000,000 to the City for various projects and improvements, to provide needed street and
drainage improvements at its own cost, and to dedicate significant parcels of property to the City.
F. Development which can miti~ate proiect-related traffic and noise impacts.
The record indicates that traffic impact fees paid by the applicant and traffic
improvements installed as part of the Project will improve traffic conditions in the vicinity of the
Project, with the possible exception of two intersections located outside the City of Seal Beach.
Because a city has no control over intersections outside its jurisdiction, Seal Beach cannot
require the construction of intersection improvements outside its jurisdiction, but can only
require the Bpplicant to pay its fair share for improvements identified in the FEIR, which have
been required by Mitigation Measure Fl. The Applicant is dedicating property that can be used
in the future for' freeway off-ramp widening.
G. Minimized Traffic and Air Oualitv Impacts
Development of the Project under the Concept Plan will lead to commercial development
that is less intense than what is permitted under the existing General Plan and Zoning. This less
intense development will result in less significant air quality and traffic impacts than could be
expected under the current General Plan and Zoning.
H. New Park
I
The proposed residential component of the Project includes the provision of a new
improved park adjacent to the residential development and the golf course. The proposed 2.5
acre park exceeds City requirements.
Ill" Ill"
I
I
I
I
"EXHIBIT C"
Rkso~ution NUmber~~)?
MITIGATION MONITORING PROGRAM
BIXBY OLD RANCH TOWNE CENTER EIR
MITIGATION MEASURE
A. LAND USE
A-I. DotoiIed __...... fill' DewI_
Arao A, B ond D ohoIl indode _..
IIDdocoped buff... IlIId building oeIhocb in
cnIcr 10 eIiminoIe pola1IioI confIidB wilb
B<!jocont raidentioI IlIId ..c....;onoI .-
Those doniJed ...... ohoIl lie ..1Jmilted fill'
,..;ew ond oppvvoI by the 1linclor of
DewlopmelK Som... prier 10 or CllIKUITeIIl
with approYII of fmal aabdivisian mapI or
plot plans.
A-:J. 1leWIed...... fill' .... ...... 10 '--
A_ (DevoI..,.o....d Arao C, D and E)
.....1 inoIude per;.".... ...........S ond
building -'10 ..... _'bilily with
the Scenic Hi._ FJomod of the City
GcnenI PIon. Those dctoilcd ...... ohoIl be
..bmi.... for review Bnd .......... by the
Diredor of Dewlopmall S....... prier III or
........- wilb lb. .......... of IinoI
..bdivisiOllmapl or plot planl.
SPECIFIC
ACTION
Includ. woIl.. IBndocaped
buJTan and aetbacka ill
project pi....
Include perimeter
l.....capinS Bnd Bel_
in projed pl-.
A-J. 1leWIed .....Icpmcnt pions for DewI_ Review of project pi....
Area A ....1 be oubmitlcd for ,..;ew ond
oppvvoI by the 1linclor of Dcvd_
ServiClll to inan that no IIKlI'C thin 20% of
....................._10_
B. SOCIO-IlCONOMICS
No Mitipli... M...... JlI'OIlCIBCd.
C GEOLOGY
N/A
MITIGATION
MILESTONE
Roview .... opprovol
DC building ad
I.....cape pi....
Review and approval
of building and
Iondoc:apc pi....
Review .nd opprovol
of building plal1l.
N/A
RESPONsmLE
MONITORING
PARTY
City of Seal 1Icocb,
Development Snca
~
city of Seal Beacb,
Development Services
Dcpartmcnl
City of Seal Beach,
Development Services
Dcpartmcnl
N/A
Col. A-ior 10 ......... of a gno<Io1g permit, the PlopaFe finol ......lmicaJ Review and.,.",..... City of Seal IIcach,
'P"licct proponcnt"'U IUbmil . geoIechnicol ..port. of lJ'&dins pl.... Engineerins Department
report 10 lb. City Fngin... for oppvvoI. The
report ....1 indudc the infomlllli... IlIId he in
a form .. .....ired by the Oronp County
ar.dins M....~ SccIi... '-4 ond the Oronp
Cawty ExcaVlllioa ond OnuIina Code,
Sedi... 7-1-819. Pr<icct proponcnI ....1
..imIllno City -. of indcpondcd t1bnI-
porty _ review of BBid poe.cImical__
C2. The project applicant lhall incorporalcl Ineorporatc soil mitiplion
. measures to mitiplc expansive soil meuures in project
conditions, compressible/collapsible loil pading plans.
conditions and liquefaction loil conditions"
and impadl from trenching in lite-specific
Tentative TndlParcel Map Review and
Roush OnldinS Pion Review roporta
prepared by lb. project ll"otoclmical
consultant. Recommendations shall be
based on IUI'facc and IUbaarfaee mapping.
labonololy tcoting Bnd onal)'li.. Tho
geotechnical COIIIUltanl*1 aife-specific
roporta ,hoD be opprovod by a cct1i1icd
engineering geologill and a ngist.en:d eivil
engineel'9 ad ....11 be completed lo the
satilfaction of the City Engineer. Project
propone" lball reimbune City cOltl of
independent lhird-porty P'" review of BBid
1ite-.,aflcrept1ftt.
Review and approval
of ....ct mapa and
grading pia...
C3. LooIe and 10ft. alluvial lOila. expansive Remove alluvial expullive During
clay lOill and all exisldlS uacertified fill soill and uncerti.fiecl fiUI. gradins.
materiall ,!ill be ranowd and repl~ed
with eompacted fill during me aradins in
order lo prevenl .ei.Mic aetdement.. loil
...ponsion, Bnd difTcronIia1 compBClion.
City of S..I IIcach,
Engineering Deputmcnt
project Cily of Seal 1Icocb,
Engioeering Department
C-4. Prior 10 Ibe initiBliOll of projoct .....inS in Locale, remove, abondon, During
anv develonment area, all exilliftfl utilitiel reroute or uroted. existinll RBdinlL
project
City of Seal IIcach,
Enmncenn. ent
Resolution Number~1~
will be located and either abandOned and utilities.
......ved, nrouted ... prot....d.
C-S. In excavatiOftll deeper than four feet but
leu than ten fc.... . slope no deeper than
I.' 10 I (11m...... 10 .ortieal) .hall be
provided. Steeper.lopeo............
excavatiOllJ will be provided with lboring
f... .....Iky ..d protedion. OSHA..rely
requirements _II be adhered to
.......ghout the entire duration of project
....h__
C-6. All .,.mnl procedura. ineludinc .oil
excavation Ind compac:tion, the placement
of heddill. and temporary excavmon .haD
""",ply with City of Seal Beach .....,.",..
(;-7. _.... .... oncI fill oIopes IhaIl not
exceed 2 10 I (I1crizonlB1lo vatical~
(;-B. Onded, bul undoveloped I..d shall be
maintained weed-he and planted with
interim londscapinB within ninety (90) days
of completion of ...ding. unlna building
penna are obtained. Platina with interim
I...........ng shall """,ply with NPDES
Bell Manaaemcnt Practices.
(;-9. Confumuonco with the I..... Uniform
Building Code ad City Ordinances am be
expected to lalisfadorily mitigate the effeet
of sei.mic groundIhakinJ. ConfOl1llUlce
with applicable codes and ordinances shall
ocwr in conjUlu:tion with the iuuance of
buildin.. permib in order to inmt'tl that
ovcrcxcawlion of 10ft. broken rock and
clayey mil. within .heared zonel will be
required where development i. pllUlllcd.
C-IO.The potcutial on-site liquefaction hazard
.hall be lnitipled by removol oncI
ncompaction of on..ita alluvium soil..
insIallatioD of ..bsurface draioage and
pl_cerne. of compacted fill u required.
D. WATER/DRAINAGE
O-J. The capacity of the Old Ranch Retording
Basin will be increued to 17.6 acre feet at
clevation 12 10 tbat the puk flow exiting the
Retarding Basin will be no greater than the
pre-project condition thereby eliminatinl the
increue of runoff due to the increase of
imperviOOl area.
D-2. The runoff trom the J().acre area at the
_wal ....... of tho projocl shall be
diverted 10 the Old Ranch Retording Buin.
The capacity of the Retording Buin will he
further inc:rcued to accommodate this
inc:reuc in flow to . capacity of 88.4 acre feet
al elevation 12.
0-3. AdditionoI copocity in the Old _ R&lanling
Booin 10 100 ..... fOot .. d....... 12 will be
provided u . mitiplion &-om the inIf*I of
-SO &-om fuIun .......... .....1opmenI.
Thi. incnue will he opproxinwcly 13 ....-
over the required holdinl capacity hued upon
Mkigotion M....... 0-1 ond 0-2.......
0-4. The inlet capocity of on-.ke caIcb buins will
be construded . minimum of 2'" larger than
that required by the City Engineer in order to
reduce lb. polenliol r... debri. blockaSO
durina major 1tormI.
0-,. The project .hall rcduc. the i_ct of
contamimntl (oil. IfClIIc and rubber) by lhe
use of Beat M.nogement Pnctices (BMP)
WICcl to conform to the requirements of the
Natio.... Pollution Discharge Elimioaliou
System (NPDES) ....vi.i.... in the Clean
w_ Act. lb. BMP', uoed will mOIl likely
be the Ole of oil and ...... lepanton and/or
........d areu uoed 10 biolopeally ..... the
contaminated runoff.
0-6. The amount of sediment movement during
CODllnlC:tion will be minimized by the use of
NPDES BMP'.. iDcludins. but nollimited to.
....dbep, sill fences, ....w balell and roclc.
check dams. The conslnlction and condition
of the BMP'. will he periodically in.pec:ted
clIrinB conllruction and repoin will be nwl..
when neceourv, u .-ired hv the NPDES.
Provide 1.5'1 lIIopa or
Ihore up deeper lIopn.
During
sndin8-
project
city of SuI Beocb.
Eagineeriaa Department
Comply with Cky .,..ting During project City or Seal Beocb.
IIandarda. .,..ting. Engineering Departmcot
Provide 2:1 .... ..d fill During project City of Sui Beach,
oIopeo. .,..tin8- Enpneering Deportm"'l
PI..I pled but During project City of Seal Beoch,
undeveloped IlUId. CODItructiolL Engineering Department
Conform with
Building Code
OrdiomceL
Uniform
and City
Remove and rccompacl 0o-
lite alluvial Hil.. irutall
subnrfaee drainage, and
utilize compacted fiU.
Jncreoso ClIpIlCity of Old
Rlnch RetanlinB Buin.
Direct on..ute runoff &om
nonhwat comer of,.
Provide additional capocky
beyond requiremenll in
Old Ranch Retanling
Buin.
Provide ovenized on-aite
caleb bui...
Implement Best
Management Practices per
NPDES requircmeDtl in
cbinage: facililict.
Implement Best
Managemeot Pradica per
NPDES requiremenla
during poding .nd
conIIructiOIL
Review and Ipproval
of building plans.
During
sndin8-
project
Review and approval
of draiooge pi....
Review and approw.1
of drainage pi.....
Review and approval
of drainage plana.
Review and approval
of drainage planL
Review and approval
of drainage planl and
building plaos.
DurinB project .,..ting
and construction.
I
city of Sui
Development
Department
Jleoch,
Services
City of Seal Jlcach,
Engineering Department
City of Seal Beach,
Eogioeering Department
I
city of Seal Beach,
Engineering Department
city or Sui Beocb.
Engineerinl Department
City of Seal Beach,
Engineering Department
Cky of Sui Beocb.
Engineering Departmenl
I
City of SeoI B....h,
Engineering Department
Resolution Number~~~
0.7. ftior 10 finoI pujoct ....... . ....... ~ Pro,.;';... or . proje.. Prier 10 rmal proj... City of 8'" Beach,
IhimF R<pod _ be ..-ad by . ......... .pecific Droi.... Report. ....ign. Eosi-mg Departmenl
cMI ".;0- in _dl._ .... oppieobIc
~ <l:o.. 0lanF Coody flood Coo*oI
Dillridondo..~<l:SclIIIl<adL ThORp..hh.11
cIooloibe 0.. ....... ...... .-. .......
copooiIy. pHDd pClIt-jlrqjod 0IlII0ft"........ ond
II1Y ~ iIqJrowmr.nII to __I.I~
........ pujoctlUllClll'......
D& Prim"tolhe--of___orhIliLti.Dl:nIIb. Preparation of a Prior to fmal project
. ......l....:h.....:.. Wilier ()IIIity ManqpDCd Pian comprehensive Water design.
(WQMI') _ be ..-ad by . ........... oiW Qu.lity M.......- PI...
".;0- or.......... ........... ~ 10
....... ____ lIom aq.u.....,_
_.....oi._.. .. ..... __ _ The pion
..... be..-ad..- wiIh 0.. Rq;oool
W_ ~ CaIIroI BoonI, 0lanF Coody, ond
0.. ~ <l:SclII _10 ...... .....,Jionoe wiIh
oppIiaohIe NI'DIlS pamiI......_ The PIon
lIhdI incbIe . .....IIIb:.Jdioe. rllIInIdurIIlDll non
-... - ManqpDCd - (BMPo).
oodinod in CounIywido Nl'DES Ibinop Arm
~PIon.
I
Cily or SeoI Beach
Engine_iDg Department
M. QHite ~ ...... DOt nnd._ IIlInlIinIr nooIs Provilioa DC . project Prior to fanal project City of Seal Beach
ofWIlls' on 6irwaw dill nersid. fiw IID'e Ihan fiw: spacific Drainage Report. design. Engineerinl Department
l!m.
0.10. A11.............fiIl:iIitico_ beka1&collom Pro,.;,;on or . proje.. Prier to rmal proj'" City or s... Boaeh
............ ond deIrio d1JJt ...... 8IIV 0IlII0ft" 10 opeeir", Droi..... Report. dooign. Eosi......... Departmenl
......... a.....n.Jod Ii>rmorelhonliYe cIM.
Eo AIR QUALITY
BoI. 1'Ii... 10 0.. ...... <l: DIiaI ..... or IuiIding
peomito, !he lqIIIIicod _ obIain _____ <l: on Ai-
Q>oI~ Mti..... PIon by 0.. _ <l: DewIqlmod
_ The PIon __..... oppIiooIJIe.......
_liom!he 19!11 Ai-QJoIiIy ~_.
_ below.. _10 detmnino _ ....... .....
.._......,_,~...od~ClllIIdiIionI,ond
........., _ <l:oppIyins_lo--'
buyfn, ....... _ ond 0ClCIlpllID. The pujoct
~ _ .......... aty ...... <l:.. ..............
_JlBIIy peer....... <l:1hio I'Ion.
Secure appro'" or Air
Quality Miliplion Pia..
I . 0IMnd0a (Shoot.-Tenn) ImpodB
oj U.""'...""",molHl._lIJIlIPIIIIIIl
b) W_....tIfId_~_tIfId
.......
c) W..."<I"_".",,.""'....
-I tpoDdlDil_......,.....t..-tIfId
porlong ......
~ ~"'"""""'IDiI_ItMn.,oII_
-- ..... ~ /lfUd<</ ....
_........ _jbr911hounj.
J &aIabIuh ground aMD' on a:ntI'IIcIbI ."
""""". ~tIfId--.g... potlJOIU <("'"
lito... MU "" bo duIMriJodjbr ~ p<riod.
r_atl__orltlOfr1j.
g) .s....r>_(n...ctUTfod.....,.......
pubbcdd4(aJ-
III _17rtJic1pl1l1lb...oII..,.....troad
IUIjQt:a ., I j no.. P'" Iwr or loa.
~ Swpond gmdmg --.. """w fir. tIfId
-_"""II.....
J Swpondollgmdmg _ -l!!DIl!!!I!!
1IVIli!flllJBtJdM,.,"p"'Iwr.
11) M..- __ equrpmml ...,... by
~--
9 u..lowllllfiufillljbrllollonao)1-
-
"" CorrI8wv -- [JOIIdrw ., .........
..;pc....ji.--
III M......obIIIvt:tioIr<(~_
0) Prowdo a JIarponon ., prqlOIjy IlI"'* I1r1fPc
I tIfId.......IIl1/iIIy.._n....
p) ScIooddo _ affot;1nw I1r1fPc jbr <ifpodc
,...,.,whmljiaJlbII.
rU ~ a trrifIo plan ., --11r1fPc flow
.I...ji.__ftom_,acflwllu (Ihoplan
_bdtdo_pub/lc_".<("","tl).
oj llIdIz1o"""""powor_fe& poworpDIaJ
orcllanJM 6--...... PrItIw thatr IIIrp:In3ry
powor",..,.."..
, ~ a "*' ....... plan ., ""'I"!Y IIIIIIr
IOIQMDRuIo22ll1.
9 ScIooddogoo</l -JDrtf[-ptd:1tauI.
r!I ~- <doily IPfQI~J.e.K
&IcIr as: 1Iro_
Prior to the iSlLlancc of
Jl1&ding or building
pennitL
City or SeoI Beoch,
Development Services
Department
Resolution Number~1~
pri1d ~ IhtJ ___ rf pi<<:G rf
eqolIPMII v.a .~. ........ IhtJ
__IhtJftmU__.~
or <:Iooq"'ll IhtJ -. rf _ -
or:IwtIu/bw-.."'......ttFt-* hour.
II} _ orHIIB_ """""...... IhtJ '"*
_rflhtJproJed.
~ u. low _..... -"........
("II- "'-ftMb).
19 RteqMlrw a phtu.J -- JiIr ....._
ar:tMtia b"."."" flIIfimoIIs.
>> _........"""'--,-JiIr
-pt1I>fJmB/.
7) 1mp/J1merrI or _18 ., ... _ ...
p/odDwprogram.,<tfMIhtJ/rmrfflltistlltl
"., at 1M a:ftrIrucfim "M.
. IloponoIAIr QuoIlJ-.... T_
q/ - - --...- .....,-
--,-
b} _ bIcyc/B _ _...... _
_... And........ <tJicien. p<riIng
I
m:.._~_.t
c) - fIIBIironbal ~ ., /ugh """'l"'Io/
---- -dDgeptr/drR
jees.,low"""'l"'lo/_
.. _ atieqI<<a "WI"" _ ...... tII all
_"pibliejilclbloU.,___
""'" tII CJU!uida.
q/ ~lIiIoMIdpnwide__-'_
u... .~.__b~
A Prrwtds dIdcoted 11Im Iana as "fl""...".... owl
prawdo IrJtIdway b............. at """"b-
COIfl"'iI'd~
g} _ "".. o%r ~ _ road """'"""
- ".. p/<nru!g J>I'081'l1I'" ., <DOf'6o wlfIr IhtJ
A@DJM_Souroe.MN::4lI..........
~ Cmt>!Y....fIr IhtJ AQMD &gvltlliom _
-.." Souroe. Oporu/lons EnIrana>i
I..-.n _M_ .,.................rf
~nabInn'...,...........
~ h/f1t'oI><IhtJ_""",n"'rflhtJbuildl",,_
.......IhtJ__wttIr""__chtr
oraa:JIP"'""_'
J _ -- __ (ag. A7M~ dJ//d....
.....;_0Iher__)
iJ /!.nqJIoytr1 ., prawdo ndenJaIdouw. __
... __ or car pool or,."".a ., ~
F.mp/oy<n ., pmvrde ~ pn1JIII or
_.,rrdeIhaJon
D ~tr4fic.....
"II I'rIwids - ~ _...fIr.-
_fr%cfrloal............
'II -.-gy~-bg/It"'l/.
q/ l.ontbtq1e ...fIr ""m. <iwght....._ _ .,
......._"""""""'-.,,,,.,,.,.-
IDIar /JmJfiu.
P) &ooun:ce IhtJ ... rf o/IIImaIIvo jiM1l or low
ftmU__
q) __ -I!fazbw. wallbuIJ-" _
<IfIcimt---
rj --JilrIDlJd_~
7) U._tlrat.........ihe_rfftJsal
jiJeb.
I
F. TRANSI'ORTATlON/ClRalLATlON
F-l Pritr 10 d1B"IlI'fiadion 01"_ buidina Ja1DiI. .... Pay rew Iioir-ohare cOBtll or Priewlo lb. i........ of City or Seol Beach,
IfIPbt ..... pi)' City Tnollic In1JBI1 _ ondIew pcoI bisbwoY im.............. building permi... Public WllIb Department
....ny io.................... ~ 01".... Dndcr
01" PIobIic W...... lilr .... "&ir ....... ..... 01" bi~
:.,.................1IIIritUed 10 the p1JpOMld p1jat.
The prqJCBed ..... wcu1d sigoificondy io1pBct Iix key
_io....Y...200I. _,I\w_
wiD ....i'e ;....."..........6 nlMlto provicing 8lXlCII1o
.... 0IcI Ranch T..... cn.r ... The Ciy 01" Sad
_ will""'" .... ..... deveIopoP to pay . "tiir-
shn" of1he in.."............ COIIIfbrthe six _.
10_
112: Leo AIomiao IlouImod.. SJrin8 ~
A......
113: Leo AliurWJBBcukMnI..KoIdIBA......
#12: Sad _1lw.........lan1JocnA......
#13: Sad__..I40S NB ~
Ranch l'atkWRY
#14: Sad _ _ .. 140S SB Ran.,..
BevaIy Man..-
#17. Sad _ Boul......1I1 W~ A......
,
I
F-2. Pritr 10 d1B ....iadi... lilr .... linI bui .
I
I
I
fir !he Towno Cafcr _._cioI ........ die lIpplicIm
_ obIBin.....,..,w by !he Dindar olPlJblic W..... ol.
DoIMsy Vcbido "- ond Looding PIon .......
whideluming...... (AASmu WB-~ ond SlJ.;JO
....p -) BIBlI>- ......................... ......
_ Tho Dindar olP\Jblio Wadoo _.......Ihot
_wiU..._ol!he......_.............
........
F-3. P\iar to ............ fir lM10ing ......... !he
lIpplicIm ..... _ ~ by !he Ilirod<< ol FubIic
W.....olaIllaSlqlond___PIm
G. BIOLOGICAL RESOURCES
0-1. Prior to project cOllltruction" the California
Doputment of FioIr """ 0...... rball be
notified punuant to California Filh and Game
Code Secti.... 1601-1603 aod lb. U.S. Army
earp. of Engineers in coojunction with their
404 pormit.......... Tho........... project
.....1 provid. oil rocpairod .........-;.. f...
bnpaclllo ou-me wetlaad habitats.
0-2. 1nI..-noti....1 Sooicly of Arbori",huro (lSA)
pruning Dndardl .hall be followed on aU
tree&. Oeneral pruning guidelines including
lpecifications for making cOlTClCt pruning
outs, brancb oeI.cti.. f... dilT...... purpOl'"
.... topping, as provid.d by lb. ubori... rbaU
... followed.
0-3. After project cOllltnlction, trees that have
...... topp.d in lb. put rball undergo
reconldrudive pruning to improve tree
lIInIduro and reduce hazards.
G-4. All CODtrac:ton, subconIracton" equipment
operaton. eIc. aball bo informed conceminl
tree prcllt:l'Vl1ion lJIaDdards IIIId procedurn.
Tree protoc:tion guidelines and procedures
rbaII be incorponIod inID oI,....-ction """
srading8greemcmta. 1he project uborill and
job superintendent shall ovcnee aU tree
protection I1lquirementl.
0-,. Prior to any construc:tion aetivity, tree
protoction ...... rball ... dclin...... f... .11
Inn to be preserved The protection zooe
will bill either: 1) five feet &om the outside of
the dripline of the tne canopy or 2) one (oot
radi... &om the trunk fOr overy l-iodl of
lnIc:k. diuneter, whiehover i. peller. If
CODJtructioa activity i. plumed within any
tree protection zone, . eue-by-cue
evaluation will b. ....... by on ISA Cortified
ArboriBl.
~. Prior to any grading or oonltruc:lion activity,
. 4-foot high protective fence consisting of
chain.link. wire or OUCl'elCent webbing
attached to Ileel line pOlIS ,hall be
collllruc:tod around the protection zone of all
prclCl"Yed treCL Laminated "'tree protcdion
zone - no consIruction activity" ligns will be
attached to the fence. Thi. fence i. to remain
in pl."" lbrougbout Ibo _on paiod.
Secure approwl of
Delivery Vehicle Acce..
.... Looding PI...
S...... op....... of au.
Stop and Pedeltrian
AcCOlI PllIIL
Notify California
Doputmont of Filii Illd
o.m. ond U.S. Army
Ccxpa ofEngi.......
Conduct
prunins,
_or
Conduct reconstruclivc
tree pruninlllCandanfa.
Inform contractors, etc. of
tree preservation standards
.... proc:odur...
Doli..... .11
protection zoocs.
Provide proteccive tree
fencing.
0-7. If contact with the tree <<OWn i. unavoidable Coaduc:t pruninS
.... ..... ......SO will ........ u ISA Certifi.d ......gool.......
Arborild ,hall prune the conflicting
bnn<:b(OI) uoing ISA _donIs. Where
trendaing iI: ncccuary in Ileal that contain
"" roots, ..... roots rball ... pruned ..ing .
Dosko root pnuscr or equivalmL All cull
,hall miaimize ripping. tearing. and
fiuturing of the root system of tho impadcd
tree. The treneh ....11 be made DO deeper than
the depth of grading or trcnehing necellar)'.
0-8. In order to avoid draining or 1cakina
equipment Ouidl near praervcd trees" fluid.
~h u: guoline, diesel. oils, hydraulic:llt
paint, brake and IraDlmiuion Ouidl sad
glycol (...i-lt....) rball be diopOBed of
properly. Construction equipment ,hall be
parked at least '0 feet away from existing
"'OB to .void lb. pouibilky of loobg. of
equipment Ouids iota the soil.
R~'5o'lution Number~Z ~
Prior 10 the iSJUaDCC of City of Seal Beach.
buildinl permits. Public Works Dcpartmenl
Prior to the issuance of
building pormits.
Prior to iuua~ of
grading ponnita.
tn.
Prior to the iauance of
building permits.
city of S'" Beacb,
Public Worb Ooportmonl
City of S..I Boocb,
Development Services
~. tbe
Califomia Department of
Filb and Oame and the
U.S. Army Ccwpa of
Enginoon
city of S..I Ilooob,
Public Worb Doparlm....
City of SOBI Boocb,
Public Worb DopartmonI
city of S..I Booch.
Public Worb Deportm.nt
City of S... B......
Public Worb Deportm.nt
city of S..I Boac:b,
Public Worb Deportm.nt
of DurinS project pding City of S... Boocb,
and construction. Public Worb Department
Park colUllnlction
equipment away &om trcca
and dilpolO of equipment
fluids p-oporly.
0-9. In areu affected by .,-.ding or excessive Wash foliagc affected by
COnslnlWOD dust. the to.,. and underaidea of pding or construction
folialC will be wash.d wilb . ......g waler du.L
stream nay two weekJ in morning houri
$ heron 10:00 Lm. to control mite and insect
Prior to the illlUance of
building parnits.
Prior to the iauaace of
grading permits.
"00
Prior to the issuance of
lfadiDB permits.
City of SooI Boocb,
EngiMering Ooportmont
During proj.ct gradiog City of SooI Beach.
aad construction. Engineering Department
Prior to the ;auance of
grading pormkL
During project pding
lUId construction.
Resolution Number ~1~
_laIi....
<J..IO.IC iniptiOD Iystema or schedules or
""u..solnmoft" ......... .... clwlsed by
consIruction activitiOl. an aueument of
Urigalion oeedo oboJl be concIudcd to protect
lbc hcolth of lb. tn.. to be preocrved. Thi.
may require the inltaUation of a temporary
irrigaliorl system or mobile WlterinS by .
__ truck.
G-l1.AlI lreCl to be removed .hall be clearly
marked at the ...... or lbc trunk ond at 4 1/2
reet above FOUnd to .wid removal of the
WI"OIII tree.
O-I:l.AII mojar tn.Crimming oboJl be ..-led so
II to not diBlurb bird&-of-prey during aellinS
poriodo .nd Monuch BuUerlly owrwin......S
u well u to prevcnt mr.....tion by lb.
Eucalyp1U8 LonS-horn Borer. All mojar ....
Crimmins ....11 be completed by October 31
in order to avoid infeabd.ion by the
EucalyplU. LonS-horned Borer, lb. neoIinS
.....n rar hirda-or-prey, ond M......ch
Bullerl\y cluoteriog.
0-13. All malure ...... loll .. . ......h or project
developmenl ....11 be repl.ced punuanl to
the Collowins ntiOll: .) eucalyplua: 4 to 1
using 24-inch box II'coI; ...d b) non-
eucalyptus: 2 to I using 36-inch box
specimens.
0-14. AII~pondr,pocIo, __.......
....1 be bpt &.c or......... ~ _ or
_ pvvido .......... Iir ....... .........
Thooe _ lxxi.. sholl .... be IIodced _
.......-
0-1'- Quo dippinp sholl _ be IIn1O\Ied &om the
....~ina_1hBtdoeonolbreod
fIico.
0-16. AD IlbudlnlIhaD be IiXlI1IIIIudcd in . ...... to
...........&om pining"indocr_"
0-17. All ............. ..... be ""'" .... skided ..
lICCISM)' 10 ....... ...&om ....... in ..-
-... or.........
n.ENERGY
H-I.De..lopmenl pi.... will h. provided 10 the
Southern Calircrni. Gu Compony .... the
Southern California Edison Company u they
become available ia order to facilitate engincoring.
design and construction ofimprovement& necnary
to provide electrical. natural .... aDd telepbone
services to the Bixby Old Ranch site.
H-2.1be applicant will comply with guidelines
provided by lb. Southern Calirornia Oao Compony
and the Soulhcrn California Ediaon Company ill
regard to easement reatriction. construction
guidelinea. proledion of line easements, and
potential amendmcnb: to rights-of-way in the area
of any exilling euementI.
H.3.Buildinl energy consCl'V8tion will be largely
achiovecl by comphance with lille 20 .00 24 of the
Eneray Conacrwtion Code. Title 24. Califomia
Administrative Code Bedion 2.'307(b) il the
California Energy Conservation S1andard for New
Buildinp which prohibits the iOlllallation of
fixtures unl.. the manufacturer has certified to the
CF.c compliance with the flow rate llandards.
Title 24. California Administrative Code Section 2.
5452(i) ond al oddre.. pipe inlUlaIion
requirements which can reduce the amount of
water Uled before hot w.ter reaches equipment or
fixtures. Title 20, California Administrative Code
S.cti.... 1604(1) ...d 1601(b) u. Applianco
Efficiency Standards.
no.4.1n onkr to conaerve mergy devoted \0 space
heating and air conditioning. active and pusive
solar techniques will be encouraged whenever
poBBibl. within the ...ojecl. AcIi.. IOlu .yolemI
includ.1he UII .f..lu .p... and hot WIler heating
for buildinv.s. .wimmina pools, etc. Passive
Aaeu irrigation ne_ if
drainage I irrigation i.
chansed.
Mark trou to be removed.
Scbedu'o tree work \0
avtrid ne~ng and
overwintering perioda.
Replace 10It trees on a
\We). for-one buil.
Prepualion or project
lpecific Drainap Plaa.
RoIl\OYllI ... compolling or
clippi....
Construct 1InIc:ture1 to
exclude rodent accesL
Londooaping \0 excIudo
rodem nesting.
Forward projed plan. to
utility provid....
Comply with SCG .nd
SCE guidoli....
Comply with Eoergy
ConllCl'Vation Code for on.
lite llrUetureI.
Utilize adive and passive
IOlar energy techniqun.
During ....j.ct pelins
and corudruction.
Prior to the illllUUlCe of
pelinS parmi...
Prior \0 1I1e issuance of
grading permits.
Review aDd approval
oflaadscape plans.
Pri... to rmal projoct
design.
Pri... 10 rmal ....ject
dcoisn-
Prior to final projecC
dcoisn-
Revi.w ond BpprovaJ
oflandsc:ape plans.
Review and approval
oCbuilding plllns.
Review and approval
oflnclmops.
Review and approval
of building plans.
Review and approval
of building and
improvements plans.
City or Scol Beach,
Eas;ineerilla Department
city of Scol
Public
Depor\lnml
City of Seal
Public
Deportm.nt
City or S..I
Public
Depat\menl
Boach,
Worb
Beach;
Worb
I
Beach,
Worb
city or Scol Ileoch,
Engineerins Department
City or s..1 Beach,
Puhlic Worb DepaJlmenl
city of Scol Ileoch,
Public Worb Deportm.nt
City or S..I Beach,
Public Worb DepaJlmenl
I
Cily or S..I Boach,
Development Services
Department and involved
utility providers
City or S..I Beach,
Development Services
Department and involved
utility providers
Chy or S..I
Development
Deportment
City or Scol
o...lopmenl
Department
Beach,
SetVic:el
I
\leBch,
Service.
I
I
I
I)'ItIllDlS involve orientina buildiDp properly,
planting trees to take adYllltage of the sun.
providinl od........ roof' OV_II'> IIIBkinI .....
tIW woll, .... properly inlulBlcd, .... instaIlinl
simpl. heat IIonlge 'l'1lcm&
11.,._ _ ct.qojng &.:iWeo DB be puvided Prvvid. .1.Me vehicle
firamininun cf_ _ ond a moxinum cflilJr c:l...-ginl&cili~...
_...
L HAZARDS
No /.WpIicn Mooons..-L
.I. NOISE
J-1. Ccamudicn in.......... 500.... cf"""""
""'......._. DB be _...... hcun cf7'1XJ AM ..
100 PM m Mondoy ....... SlOunloy. Ccamudicn
-.. ....11Il1 be pamiIIaI in.......... m &mdoys
or F....... hoIicIsy& Uso cf....vv _ -,........
ClIldt.. _......... ond nil. cliwnl_ be IimiIcd
...... hcun cfl'1XJ AM.. 5'1XJ PM m Mcndov Ibnluah
!Ii!l!nI
N/A
Umitiaa boon of project
pinl and conJJtruetiOll.
J-2.AIlnoiscBClllitWe land..... be.....1IIIauIUd Provision of required
........ pIIIId and pnjedaI mile, whid1l1h1D be tho louod attenuation for noi..
IIIDI olall mile impIdinc Ihc pnied, 10 II _10 exceed lensitive land uses.
.. _..... _ cf65 dB CNEL in _
Iivins.... (a8, fir senior ........ Ivins .....) ond on
irUrior _ cf 45 dB CNEL in III hshiIIbIo """'"
Evidence .......,s under .... IIIplOvisim of a Ccludy-
catified lICCIlBIicoI _ IhIl
...... _ will be ..tis6cd in . ....... _
wiIh oppl_ zoning....._ _ be _ ..
-
A nicr Io..........wicn of. finoIlradIpon:eI_ or
p;cr .. .... ....... of Qading I'cnniIo, .. .... ....
_m cf.... City, on _ AnoI)Wio R<pcrt
IhIII be IIIbmiIaI 10 tho Dircdt..- of D"Ii.~._A.
s..viaa,fir____ The......_ _ in_
.... _ ..... ............... ond pe&minory
miligdicn.......... _ desip _ ..
ochiew inIericr..... _ IIIB)' be incUled in....
...... in _ '""' ~"Y""IIIlidY"B" below.
B nicr............. of lIlY building pcnniIs, ..
lICCIlBIicoI BDBIyoio ...... doos:ribins .... lICCIlBIicoI
desip _ of""_ """i-ed..IlIIislY""
_ondinlericr.....__be_..
...~..me. ........_._IOr.p.."'.hl...
wiIh ..........,. eWIrnce which iIIIi..... ........ BlIUIId
__lOpICifiedin....__
.......... ...... (,) .... been ............. .... ...
desip ofIhe .......
C. nicr.............. of lIlY 1uiI.... pcnniIs, III
-",lICCIlBIicoI _ ..... be ....... m ....
P'!i"'* p1_ -.. hci", IoaoIim ond
_ in..........-,..... ~ of....
DiredllrofDe........_._
D. nicr Ill........... ofony Ca1ifi_ cfUso ond
Ocwponcy. field I<BIins in _...~ MIl Tode 25
......... IIhoII be ...,.;..d by .... Diredllr of
Jleo........_. _ III -;ty ccmpIionco wiIh 011
oppIio:aNcdesip_
E. The pqectllppliclld DB............. City lOr....
..... of.. ~.d.,-...... IhinI pBIIy peer nMcw of this
.........
J-3.AlI ............... _ _ be BlIUIId
__........ ccmbined in-..ct oflll..- ond
~ noiBe &an exIaicr noise 8OW'CCII1o meet the
idaiorooisc aitcriaasctbth below:
0) ~..._""'-50CNF.l1
b) hdeI-45 CNF.l1 ond
e) senior........ iving-45 CNEL
Not will........... ony Iond ... cbndaiz1dicnI, III
_ Iond .... (....... .... senior ........ living
Alzheimer', aodIkiDcd ........ flociIily) DB be BlIUIId
__ .... ..- ond pnjelUd ..... .......
_.... be"" IUlll of 011 ..... iIqJoctins"" pr1!jed.
tollnot 10 exceed. mderKr neUe 8IandanI of65 CNEL
in _ ivins .... ond on inIericr ....- of 45
CNF.L in 011 hobiIobIe """'" nicr Ill'" ......... of lIlY
hIiI.... pcnniIs, evidence pq>lBOlI under .... ........m
cf a Cauty-<a1ifoed lICCIlBIicoI _ .... ......
_willbe_in........_M11
"I'PIicoNt ZllIIinI ...... IIbIII be ..mitIod to tho
Diredllr of DewI_ _ in ... filnn of on
Provision of IOUJId
atlanumon for all DOII-
rnidcntialllnldurea.
Resolution Numbe.J1.,....t~
Review 8Dd. approval
of "'~diDJl ond
improvemen" pi....
N/A
During proj.ct ....inl
and conllruction.
city of Seal Beach.
Development Serviccs
Department
N/A
city of Seal Ileocli,
Bagineerin, Deputment
Prior to tho approval of City of Seal Beach,
tnd maps Of' Ibc Development Serviees
issuance of grading Deputment and
penni... Prier.. the Engineerinl Department
issuance of building
pcnnits.
Prior to Ibe ilSU80ce of
building pcnnibJ.
city of Seal Beach.
De\lt'lopment Services
Department ond
EuJioccring Department
Resolution Number ~ 'Z~
AooulIjcaJ ArooIysio IlqIaot ......bing in _I tho
exI<<icr mile CII\:.UI..-.4 and tho acmstical deli..
_.....ndlo_tho_noioo_ond
wIBdI indiade that the IDInlI aDauIlion meuII'ClI
opocilied .... ....., .............. no tho daoip of tho
pujat.
ftia- ID tho ...... of BII'J Ca1iIkaIoo of \Joe ond
Oowponcy. 6cId....... in ocoanIonco wtil City poticiao
_II be .........bytho Ilired<rof~._._
IowrilY............wilhollopplicoblcdaoip_
J-4.l'riorlotho......ofluidingponna,tho.......... Provilion of written ..is.
ohoII_by..........__wtilthoDrrdorof discI..... 10 _eclive
DowIcpnera - ...pring IhoI tho ..........,.;g ...y.... ........ ll< I.......
pvvido 10 -. JlI'ClIIlOCli.. Iu)a', ....... ... _ of
noioo oenoilivelond_ (-.,......._.... _).
wriIIen _1hoI caWn IuiIcIinp ....... (_
......... ond docn cIaoled) ond _..... ....1eI be
IUbjed 10 noioo 1eveIo....... _ ond ay _ ...
poIidea IiIr .... _ Iond..... Suc:b noIifiClllioo
IhaII be -......... in all irWaI BftM' dnr..._.n 85 wen..
aD -"-'--t.... or Ieue .w.menIs. Suda noIificIdon
ohoII be in ...... oppowd by tho Ilired<r of
DowIcpnera SeW:ooondoholl be _ in_
~ CcnliIionI ond __ (CC&R',)
......... m tho 1ide of -. .... _ Iond ...
buiIcing. In oddilim, -................ 001_
ond .... ........ ... ...... .-.. ......... noioe
_Iond.... .....1 conIBin tho oppowd noliliallion
....... N_ohoII",""llipdoIelholintho_
the u. AIImitm AFRC is -.tiwtcclfilr UIIC .. . DisasIer
Support Area,....1cveJo CXIIIId sipi6c:dy ina-1iIr
.. udmawn period of lime We 10 iaaaIa in ai1icId
apcnOicn. Tho __ ohoU .... pvvido "'" pier ID
tho ... of __ wiIh initioI buyon. tho ...-
-....... be odcnawIedpd ond sipd by oD initiol
buyon. ...... IiIJllOUre _ ond......... in__
wiIh __ 10 tho ....... hoIdor 10 dol;"" tho
......... -.. Ii>rm 10 tho City CIclk wiIDn tine
wmcingdoyl_tho _of........
X. PUBLIC SERVICES
K-1.Prior to rmal approval of. vested tentative Enter into Development
IrBCl! .......1 map tho proj.ct .pp1ieant obaIl enler Agreemen! with Cily.
into . Developmen! Ajp-.emenI with tho C~y of
Seal Beach. SRid ...emenI obaIl ......liob, if
required. any payment of the project.. fiUr..twc
contribution to offici projoc:t impac:ll on public
f.cilit.i. and .erviCCl! includinl the aced for
additional law enfOl"CGment and fire pro1edion
facilities and staflina.
K-2. The City of Seal Beach. Community Review aU projec:l p18Ol.
Developmart and Police Departments lhan review
and approve all detailed projed plans.
improvement p_ and architectunl elovatiOlll in
relation to the following illUel: adequate street and
lecurity lighting. clcrarly mark.cd stree&. and
"'ilding idenlilica\ion, ....qu... iDtemo1
circulation and lUl'Veillance for patrol ofticcn. and
provi.ion of.lann systomL
K-J.AlI now slructures IhaII provide roofing Utilize proper roofing
materials of. C.... B roorllllu.embly or better. materials.
K-4.AlI new lIIrudura shall install automatic rn Install automatic
sprinkler systeRII that meet National Fire sprinkler S)'Ilem.
Protection A.uociatioa Standards. in accordance
with the provisions of the Code of the City of Seal
Bau:b.
K-'.A11 _or mai.. .ncI hy........ obaIl ...vide
required fare flows ill accordance with
.....irem..... of tho Onng. Counly FIfO Authorily.
K-6.A11 ............ ....11 b. .........c:led punuanllo
Uniform Building Code requirements relative to
fire protedion.
K-7. Tho prQjed .......,.m ,.;g JIIY tho -...y ......
lioe, .. oppIic:obIe 10 tho p'Qjed, ID tho Lm AIomiIoo
Unolied School Diolrid. a.m. aopiIoI 6ciIiy .-
_1iIr tho mitiplim of...... ~ in tho _
.. B<t III $1.93 pa- ..... fbot W -. ...... fir
_ ........... ond 1lI.31 per ..... fbot IiIr
~.......
L. UTILITIES I SERVICE SYSTEMS
Provide adequate fire
nOWL
Comply witb Uniflll1ll
Building Code
requirements.
Pay school f....
Prior iSlWUlCCl
"'ilding permi...
of City of Sal Beoch,
Developmmt Servica
Deputmenl
I
Prill< 10 1nd map Cily of S..I Boaob, C~y
approval. Council
Review and approval
of building plana.
Review and approval
or "'ildi"ll pi.....
fit.
Review and approval
of building and
improvement plan..
Review and approval
of improvement plans.
Review and approval
of buildinl and
improvement pi.....
Prior to recordation of
Ii... net/parc.1 maps.
I
C~y of S..I Beach,
Development Servica
Departmenl ..d Poli..
Departmenl
Cily uf SeoI Ilau:h,
Development Service.
Department and Orange
County Fire Authority
C~y of Seal Beach,
Development Service.
Departmenl ..d Onnge
County Fire Authority
City of Seal Beach,
Development Services
Deputmen! ..d Onnge
Counly Fire Authorily
I
City of S..I Beach,
Development Services
Departmenl
City of Sal Beoch,
Development Services
Departmonl ..d Ih. Loo
Alamito. Unified School
Dislrid.
I
I
I
1,1. All water linn and related f'aciliti_ ahaU b.
do.iBlled ad inoIaIlod punlIlIIII to the
requircmellll of tho City of Seal Beach.
Detailed improvemeM plana .hall be prepared
and ..bmitted to the Cky of SBBI B..cb,
Engineering Deputmeut Cor review and
approval prior to projoet COIIItrudion.
1".2. The project opplicont .boll be raquir.d to poy
their "f.ir1hare" COlt for improvement of any
ofJ'-lite water fi.cilities necesllll')' to SCI'W the
prop..... proj....
L-3. Automatic sprinkler systems" soil leMon 01'
other best available technolDIY .....U. be
utilized in the irriplion of the recoafipred
..If.......... oIher londscaped.......
l...4. Mulch and other lOiI coven shall bo utilized in
oil ladoc:aped ...... ;" order to reduce
brigalion demands and increue the water-
bold;"S QpBCiIy of the ..iI.
1".,. The propcIOed projec:t oboIl comply wilb local
and Slate JaWl requiring water clIicient
plumbina fixtures in order to minimize water
COIIIUmption. These laws maDdato the use of
low volume fluob toilets in oil boildinp;
nblbli.h efficiency .tandardl that let the
maximum Oow ntes for .bowerheadl. f4ucets.
etc.; prohibit the use of non-conf'onnins or
.._doni plumbinc fixturoo; ad ......Ii.b
pipe insulation nquiremcnts to reduce the
amount oCwater UHd before hot water rcaehea
the fixture.
1.,.Cj. If available. ndaimllld waler shall be utilized
to irri.... lb. reeonfiSUred Solf ...... ad
landscaped areal. The on..ita water
diaeribution I)'Ilem ,ball be initially designed
and c::ollllntcted in . manner to provide
scparata reclaimed water liD. Cor landscape
irrigation areas. The proposed project ,hall
comply witb oil Cky of Seal Beac:h ad
R.gi.... W..er Qu.lily Control Board
Re.fiirem.... for tbe i.....l..ion and
operation oflhi. reclaimed water l)'ltem.
[,,7. All sewer and reclaimed water line. aod
BOy ralalod f...liti.. oboII be deoisned
and inolalled punuBDI to lb.
requiremenll of the City of Seal Beach
and .... Couaty SUlilation Dillrid of
Orang. County. Delailed improvement
...... ....11 be prepued BOd ..bmiUed to
.... City of Seal Beacb .nd the County
Sanitaioo Dillric:l ofOnnge County for
review and approval prior 10 project
C01IItruction.
[,.8. The project applicant .hall be required 10 pay
their fair IIhare coil of aoy ofJ'1i1e WUleWatcr
tralllnni..iOD. or treatment facilities u well u
required .ewer comection fees to the City of
Seal Beach.
1.,.9. Concummt with approval of lite plalll for
proposed. commercial, hotel. relltauranl.
seniors ..., and church use., detailed plans
ahall be ..bmitted delineating the number.
localiOD., and general design of .oIid wule
enclosures and storage areu for recycled
mBIerioJ.
L-10.The project developer ....11 &dh.... to .11
IOUfCle reduclioo programs for the dispou.1 of
consInIc:tion material. and solid waste
required by lb. City ofSeallIeocb.
L-11.A facility shall be provided adjacent to or
within the reconfigured golf COlIne for the
collection of green wale from the golf COlIne
and other OlHlito IlUIdsalped...... CoIleded
JP""'D _ ....11 eitber be compootcd ad
ued o....site or be made available to the City
for coUcc:tion.
L-I2.l'Iior to ....... of. luildins pcrmiI, !he pojcd
__ _.......... "'"*' W_ Sludyfilr
lIIbmiaoI to !be Sed _ I'IobIic Woob
~ Thellludy.....Id......_WIIer
.......... and ............. to the WIler oyMem
......... Jo """ the pupooed pnljC<t IIIlI moct fire
now domIIIlIL The opeoiIIc ........ oflhe IlIdy
.....Id be cI<Iernined in c:oc:nIimion .....Ihe I'IIbIc
lnllall water linlll per City
requirements.
R~s~lution Number~;1~tr
Review and approval
ofimprovemeul pi.....
City of SBBI Beach,
EngineerinS Department
P.y for f.ir-sharo COlts of Prior 10 the iauanc::e of City of Seal Beoch,
off-lite water facilities. luildins pennitL Engineering Departmenl
10...11 ..1omaIi. oprinkIer Review and approv.1 City of Seal Beach,
.yotemo, IOn ....... or ofimprovemcnl plalll. Development ScrvicC!i
other todmololY. Department
Utilize mulc:h ad lOil Revi.w BOd opproYBI Cily of Seal B......
....... ofla.....pe plans. De..lopment Services
Department
Comply witb ..... and Revi.w and opproYBI City of SBBI B......
Slat. IaWl to minimize of building ad Development Servien
water consumption. improvement plana. Department
Utilize reclaimed water 011
SOlf ...... and
land.caping if.vailable.
Daign sewer and
recl.imecl WIler linea per
Cily ad County
requirements.
Pay for fair-thare com of
off-Uic wastewater
tranamiaion or treatment
facilities.
Include IOlid wulc
enclosures in projed plUII.
Adhere 10 all aoufCC
reduction pI"OIJ'URS for
coDllrUction waste.
Provide _n
collection filcility.
wille
Review and approval
ofimprovcmenl pllUIII.
Review .nd approval
ofimprovement pl....
Prior to tnd map
approval.
Review and approval
ofluihUnc plBDL
Review .nd approval
of building plaRl.
Review .nd approval
of building pl.n..
City of Seal
Development
Deputmenl
Ileoch,
Serviccs
city of SBBI Beach,
Engi..ains Deportment
and lb. County Sonitation
Di.lrid of Oranp
County
city of S..I Beach,
Engineering Depmtment
City of SeoI
Development
Department
B......
Savices
Provision of a Muter
W_ Study.
Cily of S..I
Development
Department
Beach,
Savicea
Cky of S..I Beoch,
Development ServieeI
Deportment
Prior to isouanoc of City of Seal IIeocb.
boildinS penni... Publi. WOIb Deportm.nt
Resolution Number t/1:lB
WlIkI n.,.....-.. Tho prqBd lqlpIiaIIa _
ninDno1he City Iilr 1he """" of.. ~A,_""t
1hinIporty.-_oflhisllludy.
L-13._ on 1he ._~__ conIBined ill 1he
_ _ SIudy, 1he prqBd pupononl nu !BY
.lioir..... of1he _ _""10 o/Iioct JII'!iBd
.......on 0II'--1)'IlanL
L-14.McxWxino of_Is is _1he Uiodidion d'
1he ~ of s..I........ MoniIorino of1he _110
on1he Lm __ AFRCbv1he AFRC_d...
...........10 dcIamiDo 1he _Iilr .._
admII!I .. at these ~Ii'... If signirlnlrl
........Cfive IJB'Dld rlwlumel flmShane DB II'C
f'aund in theIe monitairur SlIII'IIJIeL mitillllion
dYilico bv1he AFRC _d inoiJde1he ~
DlRliw wninR IMIf.enw. luildinR liocn or dher
IIIl:thodI to III'eWIt .... IIIUlII!lI &om in-t4;...
fiIbn lIRlied cIewIoomem 011 mivIle IrOOtItits
.di-d.tothe AFR.C.
M. AESTHETICS
M.1.Priorto ilsuance of building perm.itl for any
proposed commercial, hotel, nstaurUll, HIIior
care f&cility9 or church U.., the proja
proponent ahaIl IlUbmit project pi.... (including
landscape p.anI and iIIullralive elCVld.ions) to the
Director of Development Services for approval.
Said plans shall reflect the following:
All open areas not used for buildings. including
but not limited to: parking lots, service an:u.
walls, walkwaY'. and courtyards tha11 be
attradively landlcaped in accordance with
lamllcape plllll prepared by .. licensecllUldscape
archilccl
ConceMnlled perimeter landscapina ....11 be
inllalled .1001 8001 Beach Boulevord, Lampoon
Avenue and the 40' Freeway northbound off-
runp in order to maintain and enhance views
&om along lhclC roadwa)'l.
A fully lWlo....ed irription system .hall be
iocluded in the Jaocllcape p..... f... the projcc\ ..d
oIllancllc:apcd...... mould be mainlaiocd in lood
c:ond~ion throughout the life of1he projed.
All "'ildiop .... Iandocapiol propooed f... the
site shall pru:ent .. cohesive image with attention
to compldible material., building proportion.
sipap. and architectural llylcL
All urooosed liRnU.1l and identification used for
buildinRS.. nading: lolL acCesl roadwaVL etc.
ahaI.I comnlv with the mIDI ordinance of thc City
of Seal R-P.h.
To the cIc..... fcuible, the...1I< ofhuildinp ....11
be minimized through articulation of the building
IIIUI with offsets. stepped taraca. changel in
pion.. ..d other ...dJ moth.... io order 10 reduce
the visual impact. of the project .. viewed &om
Seal BcocII Boul........ Lompoon Av......
Roumoor Jlighlands and the 405 Freeway.
. Rooftop equipmcnlllhall be sc:reened &om all
off-site vanta&e pointl and mechanical
equipment shall be contained within rooftop
enclcmarea. Rooftop KreeII.inC madcriall shall
be complimenlary in matcriallUld color to the
"'ilding'a extcri....
RooJtop __ onl... .. int...... port of
the lxIi1dinl~ dcoilPl, ohaIl not exceed the
maximum allowed parapet elevatiOlL
Service areal shall be lCI'eeIted from ofT...ite view
.... Iruh conIai..... ....11 be enclooed ..inl
materiall complimenllry to the commercial
lxIildinp.
M.2.Prior to submittal of fmal projcct plan, a
photomontap showing iIIu.....tive project
elevatioa. in their proposed setting shall be
prcporcd by the projcc\ proponent ..d ...bmiUcd
to the City Development Services Department to
illustrate bow Vtewl &om the Seal Beach
Boulevord, the 405 Frc.way northbound ofT-
nmp, Lompaon Ave..... the R.........
Highlands in 1M Alamilol and the Bixby Office
Put. woold be aItcrcd by the pro_d projccl.
The photomontage shall demotlllrate compliance
with Mitiptioo Meuure M-labove.
Paymcot of water facilities
f....
Monitoriml of landfilbJ bv
~
IncIudc _ ...... ......
.....- Ionclo:oping.
.........s ioiplion I)'IlanL
........'bIc...iIdiog_
lB1lI ..... BOd ......... d'
~ipmertand scMcc II'C8I in
P'1iBd pIom.
Provide photomontage of
"'ildinp.
M.J.Prior 10 .pp...... of Onol P"'J<d P...... . Proviclc _copc pi...
....-po pi.. lOr ........ Ire.. of... for........ orco.
project IIIIe Inc'odlnl _ Ire... .hoU be
prepared .1 . U........ ...._pc ....hltect
Prior to iuuancc of
building permita.
Cily of SooI Bcoch,
Puhlie Worb Departmeot
Prior to iuuancc of City of Seal Beach..
building: oennits Public Works Deoartment
Review .... appr....
of building and
landscape plans.
Review .nd approval
oflxlilding pl.....
Review and approval
uflandlllOpc pi....
I
city of S..I B...,h,
Dcwlopment Services
Deportment
I
Cily of Seal IlcBCh,
Development Services
Dcputmcnt
I
city of 8001 Beaeh,
Dovolupmml 80m...
Deportment ..d Publie
Worb DelJBltmCDt
I
I
I
on. ..b_. to the DIn:dor or DoveIopm.nt
So........ ... lhe C111 Sf..... T... _n or
!be Pulll" Wor" DeptUtmoolt ror .pp......
BIter ........ .... ..._ by the CIty T...
Prearw.d_ c_...IH_ Thill Dlan dllllll
_lode. 4O-fool: lanUn_d setb.. .Ion.. the
Seal 8I'IIeh Boulevard tnmtaH eontalnln.. the
edltlDl' eum....Dbu tree row.
M~ ...........1'1 ... _loa pi.. ....r
_. t.- ........ ....U .. ...bml.... to the
_....... So....... De............. ror
opp...... prior to .....__ or buD.....
pt........ When..... alUlOf lie reIoated, tbe
CIly .hoD .......... !be ...p1...ment or .........
..... _.... to !be r.......... _, .)
.-Jypl.., 4 to I ...... Z......h be. 1.- .Dd
b) _oJyptu, Z to I ...... 36-....b be.
.............
M-lLA _oJyptuo Win."", .........._
PIon .baD be ........... by . U....... .........
or a .......pe architect Mil ...mItte. to the
De............. or Dnelopment ServIea and the
Street T... _ or the Public WorD
De.........nt ror rwIew ...d .pp....... prior to
or c..-alftllt with tent.dft pal'ftlltnd ......
or .....In. ..naI... _ pi.. BhoD Ind... .
.....-ae.. .........1ICe and tllIIlIIClnl
.....,..... "...... .baD be ......... .. !be
o...lopmeal A_t to be .........
W-n !be projed pro....nt ... the C111 or
So" _II.
M-6.A Euc:alyplwl Tree Rom...1 Pamil .1uoI1 b.
obWn.. by lhe projed ...opon.nt u re...ired f...
the propolCd nmoval of on-site eucalyptus trees
willi a trunk diameter areater than 12 inches
prior to or concun'ellt with tentative pan:el/trac:t
map_ or gradins permits.
M-7.Tbe ten fool land8caped bam alonl
Lampson Avenue adjacent to the propOled
drivina range ,hall be .. Ileop and .. cloJe to
LampllOll Avenue .. pouible to .hield viCWl
from this roadway. Plans .hall be .,)Waved by
.... City Ensin.... u part of tho ........1 of II"lf
coone pding plaas.
M-B.The ..... ........ by lhe exi.ting driving
nnp which &ant. OD ....mpson Avenue shall
have . landscaped bofJ'er planted and maintained
alonllhc projed..side of the roadway ad... Thi.
..... b. completed prior to final inspection of the
rei...... ...blio/pri.... cbiving ....p.
A londocoped buffer ofno Iou ...... !en (10) feet
....U be pn>Vided "nng Ibe IIOI1hem perim_ of
Dewolopmenl Area D (lbe ....po..d c:lwrch .ile)
and the eulem perimeter of Development Arcu
A (Old Ranch Towne Center) .n. D to .n..re
privacy and 8CI'eeJI views to and from Ihe
adjacent residential neighborhood in La.
AIomi.... Thil BhoII he completed pri... 10 Ibe
final inapec:tion of any huilding within Ihae
developmerd. area&.
M-Jo. Prior to illWUlCe of a buildina pennit. a
lighting plan for the projcel lite .,ecifyina the
. location and type of aI. exterior liaht .ourcea,
includina III'oct liJhta. parking lot and drivina
...... lishb. lluoIl be prepore. .od ..bmitled to
the Department of Development Services for
opproval.
M-13.The I.n...... pi... f... .... project BhoII
amcenlrale Iandleapin& alema the periphery of
the site ad in other area to minimize impadl
on adjacent UIn fi'om automobile headlights and
other lighl.........
Provide tree inventory and
rcloc:atioo plan.
Provide
Windrow
PI....
Euealyplwl
Pruervltioa
Sealre Euealyptu.
Removal Permit
required.
Provide ten
__d berm
Lamp80n Avenue.
Provi.e ..........d buffer
at former driving range
location.
Provi" ........... buffer
alona northan and eulan
project perimctcr.
Provide lighling pi....
Provi.ion
lig,htin..
of
proper
Concentrate landscaping
'"' periphery of project.
M-14.Commen:ioI buUdinp u well u Ibe Utili.. miniJ11lllly
prop..od hotal. m1Iu..... church ond ..ni... roJI.oliyo or tinllod a1UL
care structures shall use minimal1v reflective or
Resolution Number~?'~~
Review.... opproval
of I.""".. pi.....
Review .... opproval
ofl......... p.....
Tree
u
Revi.w om! opproval
oflandscape plan..
M-II.SIree~ puking 101, ond ocher commnn ....
lighting .hall use low or high-pressure sodium
unila, metal halide. CIOM luealox or other
efficient li&htin. tochnology. The project
proponent .hall reimbul'H the City for the eostI
of an indepcoclent third puty review of lighting
pi.....
M-IZ.A11 outdoor lighling shoul. be shielded, Shield .1I.........lisblin~
.irected downwud, .... haw ........ ......ff
qualitie. at property linn. in order to minimize
light and .....lpillover efrceta.
fool
......
Review and approval
of landscape planl.
Review and approval
of I......... pi.....
Review and approval
of I......pe pion..
R.view om! ......va1
of build ins planl.
Review and approval
of building plallL
Review and approval
of building p......
Review .... .........
of landscape plan..
Revi.w .od ",proval
.fbuilding pIa..,
City of Seal Beach,
DevelopRlCllt SeMCCI
Deporlmont ...d Public
Work. Deportmenl
City ofSesI Beoch,
Development . Sneel
Deporlmonl .... Public
Work. Deportmenl
City of SesI Beach,
Development Servieel
Deporlmont
City of SesI Beoch,
Development Services
Department
Cily of Seal Beoch,
Developmcot Savica
Department
City of Seal Beoch,
Development Serviea
Deporlmonl
City of Seal Beoch,
Dewlopment Snca
Deputmenl
City of SesI Beach,
Development Services
Deputmenl
City of ScoI Beoch,
Development Service.
Department
City of Seal Beoch,
Developmeot ServiCCl
Department
City of Seal Ileoch,
DaYlI.pmBIII Servic..
De-";"'"
Resolution Number#1eZ8
tinted sJ... .... oil matori.l. ""ould ho selected
with dcntion to minimizing glare impacts to
olT-site __ porti..louly tho MRC, tho 40'
Freeway, Seal Beach Boulevard. Lampson
Avenue, and adjllCClllrnidcntial UIeI.
M-I'.Fovcd .... _ be ......." .... ...
__ or_... hiF....IiIe......1d be
BYOidod.
M-16.............. let ............ ...... ...... no
........ ,,,or.... ...............llIHite.
N. CULTURAL RI!SOURCI!S
N-I.A Phue I orchuologioal ourvey obaJl be
underUken by .0 uchaeologiot .... Noli..
AmcriCBII monitor oppoialod by the City of SoaI
Beach City Couacil prior to any ell'th movinl
operatiou. The Archaeolomcal AdvisOl'V
CommiUee .hall review and nrovide commentl
and recommendations to the City Council
reunlina the DI"ODOHCI scone of field
inwstiR8lion to be eomDleted for the Phue I
survey. Such _CODe of work &hall contain at .
minimum the followin..: a delcrintion of the
walk.over field IIUI'WV methodolOIrl ineludin..
1ranIect field SD&C:in.. for the walk..over:. a
descriDtion of the subsurface field IIII11Dlinsr: Dlan
to be utilized. conidio.: of test borinl!:l and
minimum Ixl meter teat oits- and a dcscriDtion
of additional field invelliutions if cultural
resources an: identified in the Phase 1
JnValiution.
N-2.Euth removal or dilCturbanec activities
related to rough arading and other cxc:avalion for
foundations and utilitia Ihal extend below five
feel of the pre-ping IUrface elevation. If any
earth removal or disturbance Idivitiea result in
the discovery of cultural resoun:es. the project
proponent.. cont"...".. ....11 CClIlIC all oulh
removal or dilllurbance activities immediately
and notify the City selected arcbaaolosid adlor
Native American Monitor. who ....11
immediBIely noIify the Director or Developm.nt
Scrvic::eL The City selec:tcd archaeologist will
have the power to temporuily halt or divert the
excavation equipment in order to evaluate any
potential alltura! material. The City seled.cd
archaeologist shall evaluate all potenlial
cuhural findin.. in ac:eordanc:e with standard
prac6ce. the requirements of the City of Seal
Bcac:h Ardlaeologic:al ad IIistorical Element.
and other applicable regulations. Consultation
with the Native American lIeritage Commission
and datalutifaet recovery, if deemed appropriate,
.hall b. CODduek:d.
N.3.Jf potentially significant cultural resourcell
U'e encountered during earth removal or
diRlurbanc::e ac:tivities, a "TcsI Phase", as
described in the Archaeolosical and IIistorical
FJemcnl of the City Oeneral Plan i. required ad
.h.1I be performed by tho . Cily ..I.....d
_ologiBl, .... if potenti.lly .isnifiCBDI
cultural resources are disc::ov...d, a "Research
Deaisn docum.nt" must be prcp.rod by the City
sclec:ted archaeologist in ac:eordance with the
provisiOlU of the Archaeological and lIistoric:al
ElentenI or the Oeaenl Plan. The....ha or the
test phue inVClligation mull be presented 10 the
Archaeological Advisory CommiUee for review
and rec::ommendation 10 the City Council for
review ad approval prior 10 continuation of
carth removal or disturbance ac:tivities in the
impaded area orlbe proposed project. .
N....Project-relaled earth removal or dislurbanc::e
activity il not authorized until 111m time as the
"Test Phue" I'CIC8I'Ch is completed and ac::c::eptad
by the City Council and until . wriUen
. Authorization to Continue Earth Removal-
Disturbance Activity" is iuued by the Director
of DewlopmGDl Scrvieca to applic::anl for the
impac:ted..... orthe proposed project.
N-'.Durinl oil "teat phue" ia....iplioo
activities oc:curring on site., the City seleded
arc:haeoloaid and the Native American monitor
.haIl ho ......nt 10 conduct ODd o"erve,
mpec:tively, IUCh "teat phu." iaveatipli...
activities.
Ule of textured paved
......
Provision of parking lot
landscaping
Condu.. Phue
.......oIogy aunoy.
Utilize archaeologist and
Native American monitor
durinl project podia..
Condu" a .... phue IIludy
if potentially significant
QllturaI resources arc
enc::ounlcrcd.
Condu" a .... phue study
if potentially significant
cuhural resourees are
em:ouala'ed.
Utili.. uchaeologiot ODd
Native American monitor
durinlloot phas. IIludy.
Review and approval
of building pi.....
Review and approval
of building planL
Prior to the i....nce of
p-odial pamiIL
Durinl
podin..
projec:t
During projec::t grading
and c:onslruc::lion.
Prior to the illlU8DC:C of
p-odial permita.
Prior to the illUance of
podial permiIL
city or SeoI
Development
Deportment
City of Seal
Development
Deportment
City or Soal
Dewlopmenl
Deportment
City or Soal
Development
Department
Cily or Soal
Development
Deportment
Cily or Soal
Development
Deportment
city or Soal
Development
Department
Oeach,
Servic..
1lcBCh,
Servic::cs
Ilcoeh.
Servieca
I
Oeach,
Scrvic:cs
I
Ilcoeh.
Servic:es
Ilcoeh.
Services
I
Beach,
Services
I
I
I
N-6.ShouId ..y ....... bono be .......,_
_g any ...... ramo." ... di...._
activities. all ad.ivity ahaU ceue immediately
.... the City oelected uchaeolosilt .... NlIli.e
Ameri... ......... ....11 be illlftUOCliolely
conIaded, who ohoIl then immediBlely notil}o the
Director of Development Services. The Director
orthe DeputmenI or Development Senicu .hall
contact the Corcmer punu..... to Scdion 5097.98
.... '097.99 of the Public Reoourc.. Code N.
relative to Native American remaiDL Should the
Coroner determino the human remains to be
Native Ammc:an. the Native American Hai....
Commimon ....11 be ..ntaded JI'IIWUlII1I to
Pub60 R......... Code Secti... '097.98.
N-7.1C evidence of IUblUrface paleontologic
l'elOUFCU UI found during oonstruc:tion.
oxaawdion and other COIIIIrUction activity in that
area IbaII ceue and the contractor .hall CODtad
tho City Development Seni... Depu1ment.
With direcli... hm the Cily, . Onnge County
Certified Pale...tologiot ...." prepu-e and
complete a ......dard Paleontologic Ruource
Mitigation 1'10.,...,.
0. RECREATION
R~solution Number~~
Ceue grading .00....... During projed pding
.....eoloaist I monitor if .... conltructioo.
human bonea are
...............
Case COIIItruclion in areal
where IUbsurface
poIcontologk:oJ r.........
.... encountered.
o.l.Pri... to 1'.... "PJl'O"IOI or a -.d ......i.. Enter into Development
IrBCt map, the proj.ct .ppli.... shall enter into ^croom..t with Cily.
. De..lopm...t Ap-eement with the City of
SeoI Beoch whi.h ohoIl.pecil}o that the proj...
propooCDt will: a) offer for
dedicotion to the C~y or SeoI Beoch the 6.74
.... Bixby Old Ranch Tenni. Club licil~y r...
...bli. rea-ealion ..._ and b) provide an
oo-.ite joint UIe publio'private drivina nnp.
During project ping
and gonstructioo.
Prior to tract map
-....
City or SeoI Beocb,
Development Services
Department
City or Seal BcocIr,
Development Senica
Depu1ment
Cily or SeoI BBBCb,
Development 8ervica
Department ..d
R.cacati0ll Department
Resolution Number~7~
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of Orange
'j am a citizen of the Uni~..;d States
and a resident of the county afore-
said; I am over the age of eighteen
years, and not a party to or inter-
ested in the above-entitled matter.
I am the principal clerk of the printer
of the SEAL BEACH SUN, a
newspaper of general circulation,
printed and published weekly in the
Oity of Seal Beach: County of
;;",Orange and which newspaper has
;-been adjudged a newspaper of
general circulation by Ihe Superior
Court of the County of Orange, State
of California, under the date of
2/24/75. Case Number A82583; that
the notice of which the annexed is a
printed copy (set in type not smaller
Ihan nonpareil), has been published
in each regular and entire issue of
said newspaper and not in any
supplement thereof on the following
dates, to-wit:
.fr\J(.; cJ S'<j I rz.-
all in tile year 1999.
I cerllfy (or declare) under penally of
perjury that the foregoing is true and
cor reel.
Dated at Seal Beach, CA,
this~day of i\JC....);:'--- ,1999.
o
A---
,
Signature
PUBLICATION PROCESSED I;3Y:
THE SUN NEWSPAPERS
216 Main Streel
Seal Beach, CA 90740
(562) 430-7555 . (949) 759-7726
This space is for Ihe County
Clerk's Filing Slamp
I
Proof of Publicalion of
NOTICE OF PUBUC HEARING -l COndlllon.' U.. P.rmil99'15 _ -
Marnott senior care faCIlity
NOTICE IS HEREBY GWEN Ih.. In M. Eucalyptus Tree Perm't 9g., _
accordance with the August 3. 1891 Removal of eucatyplUS frees with-
Writ ot Mlndate '..ued by the In Areas -A" and 0" (commerclBI
Orange County Superior Court, the deveJopmenl nas)
City Council allhl City 01 S.'I . N
Beach will hold. public hearing on Vesting TentatIVe Tract Map No
Mondav, AuguI' 23, 1999 a. 7:00 _ 15797 -75.kJI resIdential subdr-
p.m. In the crty Council Chemberl, VIsion
211 Eighth Str.... S.el B..ch, C.~ . 0 CondrIionaI Use Pemwt 99-5 _ Off. .
Ifomle to: g:""H alcohol sales al Sav~On
1 ConsIder Revlslons 10 the BIxby Old A
Ranch Towne Center FlnafEIR Prolect Overview: The proposed
(SCH 97091077) - CertJIk:abon of mlxed-use PfOIect conSists of c:om.
E:IR by City Council. Adoption of merclal. resldenllal. r8Creallonal,~
Stalement 01 Oven'ld1ng ConsIder- t msblUllonat, and open ie use.
atlons and as previously approved the City
. f Council In November 19 , and as
2. Reconsider. described In the RevIsed EIR under
A. General Plan Amendment 98-1 _ . consrderatlOn as part of this pu~1c
Amendments 10 VanGUS elementl : I hearing Th. ErR approval was
01 the GenenII P\en to meInIaIn con- chaRenged by several parties and
slsle~ between the General PIan'1 the Clly"as ~en Instructed bY the
and thB approved prDJ9Cl Court to set aside. vacale,...a VOId
Resolubon No 4860 approved on
1 land Use Element Amendment November 23. 1998, certifying the
2 Open ~ace/Conser- Final EIR for rhe project: the NObce
vallonJRecreatlOf1 Element 01 Determ,"all~n filed on Novem-
3 8Icycle Route Element b.r 24, 1998, and any and all
4. Housing Element actions of any body thai rely In
5. Circulation Element whole or in part on the ~ Ranch
6. Noll. E'....nt E'R. oncIudlng lhe _ BBIll:h__
B Zone01anne98-1-Amendmenls nlng Commission.
to Zoning ~ilP to maintain consls- Them Is apprmdmaIlfy 218 acres
tency befween the Zoning Map and In .!e. The malor Pl'Olect compo-
the General Plan: nenls are as follows: (1/, 286.967
T CI b S~ ~ BI square foot retail shopp ng center
1. eMII u .. - ......,.r (Developmenl Area -N)' (2) 10.
Commerdal (C-2) to PubliC '
Land Use (eul\ room hotel. 15.000 square reet of
~ a____a_ ""B.. I8staurants.160-bedS8n10nsslsl-
2 D8Y..'''''t'''......~.I'\II..-- "' an - ed ~ facility, 5 acres greenbeh
- General Commerdal (C-2) (Development Area .B~): (3) 157-
and RecreallOn.GofI (~~) to acr. reeonflgured pllvate golf
General CoI1'lfR8fClal ~ course and a pnvale/pubDc dnvl~
3. Development Area.C - Gen- range (Development Area -C1; (4)
erat Commercial (C'~ and 75.1Ot detached residenllal suIJdM.
Recreation-Golf fR-G 10 lion and 2 S acre community park
Recreation GoIt (R-G (Oevelo ment Area -D. and (5)
4. DevekJpment Area ~ . - Gen.r- dedlca\~ of 8Xlstmg ,l35 BI~
aI Commercial (C-2) and Old Ranch Tennis Cfub ....10 Cdy
RecreallOn-GotI (R-G) 10 Resl- (DevekJpment Area -E1
deRbal Medtum OenSJly (RMD)
C T Ia~- P , M N 97 165 Code SecUone: Sedion 26-2600
. en IIY. arce ap 0 - _ Zone Changes
-parcelzBllon of 13 67-c:r8 com-
m8fClallBIle Sedlon 28-2503-2504 - Condl-
bonal Use Permlls
D TentallveTraclMapNo 15767- Secbon28-1803-PlennedSIgn
parce1izallon of 26 045-acre com- Program
merdal shopping center Section 28-2317(4) _ Hetght
E Development Agreemenl- Spec. Vanallon.
mes dulles ancfresponsrblhtles of Section 28-2751-2nC) _ Dewl.
CIIy and Bixby Ranch Com~ 10 opment Agreements
onou," """... campIoIlan and com.
pllance v..th all rnbgallon m88SUl8S Section 70-4 - E~lus Tree
and condlhons Permits
F. SiIe Plan R8Vlsw98-1-She plan Chapter 21 ~SubdlVlsions
revl.w for 26 045.acr. shOPPing Appllesnt: Bixby Ranch Company
center dllV8lopment Kitchell DevelOpment Company
G Conditional Use Permit 98-18 _ Memoli SenIOr LMng Servtcn
dINe-through window and 24-hour Owner: Bixby Ranch Company
operabon ,Or proposed drug Blare Kilchell Development Compan~
wllhm 28045-acre shopping cen- Marrlotl S.nior Uvlng SeMC8s
ter Ai the above lime and pface 81 Inter.
H. ConditIOnal Use Permit 98-17 - eSledt.rsons may be heard If so
home center and outdoor garden deSIre If you c:hBIlenge Ihe pro~
center BCIIons In cautl. you may belimiled to
IllISU1II only !hose ,..... .... or """'"
I. Site Plan RBVt8W 98.2 - freeway one else raised at the pubRc hearing
IdentlficaUon sign described In Ihls notice, or In wrmen
J. Height Varlellon 98-5 _ archllec. correspondence delivered to the CIty
t- mral teatul88 ebov8 35-1o?i: he'lght of Seal Beach at, Of' pnor \0, \he pub-
! limit . - '. ' ~. Ichearlng
'-K. Planned Sign Program 98.1 _ OATEDThIs9thdayofAugusl.1999
overall shopping center sign pro- Joanne M..Yeo, CIty C1er1t. ~
gram . . I. PubllstiedInth8SJ11BelchSun'Jour-
noI. _ fr. 11."" .
.1
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