HomeMy WebLinkAboutCC Res 4731 1999-08-23
RESOLUTION NUMBER ~13 /
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SEAL BEACH APPROVING
SITE PLAN REVIEW NO. 98-1, REVISION # 2,
APPROVING THE SITE PLAN FOR A 286,967
SQUARE FOOT COMMERCIAL SHOPPING
CENTER, INCLUDING A 10,000 SQUARE
FOOT OUTDOOR GARDEN CENTER, WITH
PARKING, LANDSCAPING AND OTHER
ANCILLARY FACILITIES ON PROPERTY
LOCATED AT THE NORTHEAST CORNER OF
SEAL BEACH BOULEVARD AND ST. CLOUD
DRIVE (BIXBY OLD RANCH TOWNE
CENTER)
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THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES HEREBY
FIND, DETERMINE AND RESOLVE:
Section 1. The Planning Commission held a properly noticed public hearing
regarding Site Plan Review 98-1, Revision # 2 on August 4, 1999 and approved the
project through the adoption of Planning Commission Resolution 99-26. On August 3,
1999, the Orange County Superior Court issued a writ in the matter of City of Los
Alamitos, et aI. v. City of Seal Beach ordering the City to vacate Resolution No. 4660 and
any approvals relying on the Final EIR. On August 16, 1999, the City Council adopted
Resolution 4726, vacating Resolution No. 4660 and any approvals relying on the Final
EIR, subject to and pending further Court order.
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Section 2. Pursuant to 14 Calif. Code of Regs. ~ 15025(a) and ~~ n.c and ill
of the City's Local CEQA Guidelines, staff prepared an Initial Study and a Draft
Environmental Impact Report (OEIR), to study the environmental impacts arising from the
proposed Bixby Old Ranch Towne Center Development Plan and related General Plan
amendments, including this amendment. The DEIR was circulated for public review and
comment from April 15, 1998 to May 29, 1998, in compliance with the provisions of the
California Environmental Quality Act (CEQA) and the City's Local CEQA Guidelines.
Upon completion of the public review period, a Final Environmental Impact Report was
reviewed by the Planning Commission at a public hearing held on September 9, October
21, and November 4, 1998. After the public hearing, the Planning Commission found,
through the adoption of Planning Commission Resolution No. 98-37 that the Bixby Old
Ranch Towne Center Development Plan Final Environmental Impact Report (EIR) is
adequate under CEQA. After considering the Final EIR and public testimony thereto at a
public hearing on November 9 and November 17, 1998, the City Council adopted City
Council Resolution No. 4660, certifying the Final EIR and adopting a statement of
overriding considerations. On August 23, 1999, the City Council conducted a public
hearing to consider revisions to the EIR and a statement of overriding considerations
pursuant 10 the August 3, 1999 writ issued by the Orange County Superior Court. The
approval of this resolution is within the scope of the project analyzed in the Final EIR, as
revised, and City Council Resolution No. 4728 is hereby incorporated by this reference.
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Section 3. Pursuant 10 the August 3 Writ, the City Council held a public
hearing on August 23, 1999 10 consider approving this site plan.
Section 4. The record of the hearing before the Planning Commission on
August 4, 1999 indicates the following:
Resolution Number~i'6i.I
(a) Kitchell Development Company (the "Applicant") filed an
application with the Department of Development Services for approval of a revised site
ptan to develop the Bixby Old Ranch Towne Center 26.045-acre commercial shopping
center site located at the northeast comer of Seal Beach Boulevard and St. Cloud.
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(b) The proposed site plan depicts 286,967 square feet of retait
commercial floor area separated into numerous building pads, which includes an outdoor
nursery service area of approximately 10,000 square feet attached to one of those retail
sites, approximately 1,564 parking spaces and landscaping.
(c) Area A is tocated north of St. Cloud Drive on the east side of Seal
Beach Boulevard. The property has approximately 1,307 feet of frontage on Seal Beach
Boulevard, and is approximately 975 feet in depth.
(d) Surrounding land uses and zoning are as follows:
NORTH Bixby Village residential development in the
Residentiat Medium Density (RMD) Zone.
SOUTH Bixby Old Ranch Golf Course in the Recreation-Golf
(R-G) Zone.
EAST
Bixby Village residentiat development in the
Residential Medium Density (RMD) Zone and Bixby
Old Ranch Golf Course in the Recreation-Golf (R-G)
Zone.
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WEST across Seal Beach Boulevard, in the General
Commercial (C-2) zone is the Rossmoor Center
shopping center development, in the City of Seal
Beseh.
(e) The site plan is consistent with the General Plan, which designated
the property for commercial uses.
(t) The "Mitigation Monitoring Program" adopted in connection with
the EIR establishes a number of specific setion measures which have been proposed to
reduce the identified environmental impacts to a level of insignificance in relation to the
project. To further mitigate potential environmental impsets, and to respond to concerns
raised by the public, both the project and the subject site plan were revised by the City
Council, inter alia, as follows: .
· The proposed shopping center has been shifted northward, north of St Cloud,
to preserve more eucalyptus trees and to reduce "cut through" traffic through
the community of Ross moor;
. The proposed church use to the north has been replaced with 75 residential
homes, to reduce traffic, noise and congestion; and
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· A proposed gas station mini-market use on a one-sere site that was initiBlIy
proposed for the commercial shopping center has been eliminated and is no
longer part of the project.
(g) The proposed shopping center site plan, as revised, complies with
all City standards regarding minimum lot size, building setbacks, lot coverage, building
height (except for those architectural features requiring height variation approval),
landscaping, and parking requirements.
(h) Required adherence to applicable buitding and fire codes, along
with those mitigation measures related to utilities and water, will ensure there will be
adequate water supply and utifities for the proposed use.
Resolution Number~
Section 5. Based upon the facts contained in the record, including those stated
in ~4 of this resolution and pursuant to the City Code, the City Council hereby adopts the
findings of the Planning Commission and makes the following findings:
(a) Site Plan Review 98-1 Revision # 2, is consistent with the
provisions of the Land Use Element of the City's General Plan, as amended by the City
Council concurrently with this request, which provides a "general commercial"
designation for the subject property and permits the proposed shopping center subject io
approval of a "Site Plan Review", and the issuance of other appropriate discretionary land
use entitlements (e.g., conditional use permits, height variations, planned sign program,
etc.). The use is also consistent with the remaining elements of the City's General Plan,
as the policies of those elements were also amended by the City Council to be consistent
with, and reflected in, the Land Use Element. Accordingly, the proposed use is
consistent with the General Plan.
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(b) The proposed style, height and bulk of the proposed shopping
center is consistent with surrounding commercial uses, which include an existing
shopping center in the same zoning area as the subject property, directly across Seal
Beach Boulevard. Similar development standards regarding building height and
landscaping will apply to any future development in the adjacent shopping center. As
approved by the City Council, there are sufficient mitigation measures adopted by the
City Council to ensure compatibility with adjoining land uses. The subject shopping
center devetopment and the site proposed for development exceeds all standard
development requirements of the City related to lot size, setbacks, lot coverage, building
height (except for those Brchitectural features previously approved for height variations
or variances), off-street parking, and landscaping. Therefore, the site is adequate in size,
shape, topogrBphy and location to meet the needs of the proposed use of the property.
(c) Subject to the proposed conditions ofapproval, the proposed use of
the property as a shopping center as approved herein will be compatible with surrounding
uses and will not be detrimental to the surrounding neighborhood. As the shopping
center is sufficiently screened from adjoining uses by landscaping and the adjoining uses
are a golf course and residential development, with another shopping center located
across Seal Beach Boulevard, staff is not recommending any specific noise related
conditions at this time that would be in addition to those imposed by the Environmental
Impact Report.
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Section 6. Any prior versions of a site plan for the subject property are
superseded by Site Plan Review 98-1 Revision # 2. The Site Plan prepared by Nadet
Architects, Inc., dated July 26, 1999 is hereby approved.
Section 7. Based upon the foregoing, the City Council hereby approves Site
Plan Review 98-1, Revision # 2, subject to the following conditions:
1. Site Plan Review 98-1, Revision # 2, is approved for a maximum of 286,967
square feet of retail commercial floor area separated into numerous building pads,
including an outdoor nursery service area of approximately 10,000 square feet
attached to one of those retait sites, approximately 1,564 parking spaces, and
landscaping on property located on the east side of Seal Beach Boulevard, north
of St. Cloud Drive, at Bixby Old Ranch Towne Center (Tentative Tract Map No.
15767), as set forth on the "Site Plan", prepared by Nadel Architects Inc., dated
July 26, 1999.
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2. The applicant shall comply with the provisions of the applicable Mitigation
Measures as adopted by the City Council in certifying the Bixby Old Ranch
Towne Center EIR, as set forth in "Exhibit A", attached hereto and made a part
hereof.
3. This Site Plan Review shall not become effective for any purpose unless an
"Acceptance of Conditions" fonn has been signed by the applicant in the presence
Re~olution Number~~~
of the Director of Development Services, or notarized and returned to the
Planning Department; and until the ten (10) day appeal period has elapsed.
4. A modification of this Site Plan Review shall be obtained when:
o The shopping center proposes to modify any of its current conditions of
approval.
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o There is a substantial change in the mode or character of operations of die
shopping center.
5. The Planning Commission reserves the right to revoke or modify this Site Plan
Review if any violation of the approved conditions occurs, any violation of the
Code of the City of Seal Beach, occurs, or for those reasons specified by Article
28, and in the manner specified in Article 25, of Chapter 28 of the Code of the
City of Seal Beach.
6. In the event staff determines that security problems exist on the site, the
conditions of this Site Plan Review may be amended, under the procedures of the
Code of the City of Seal Beach, to require the provision of additional security
measures.
7. All business establishments shall have a public telephone listing.
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8. All business establishments shall comply with Section 130, "Noise Control" of
the Code of the City of Seal Beach as the regulations of that Chapter now exist or
may hereafter be amended. Shoutd complaints be received regarding noise
generated by a business establishment, the Planning Commission reserves the
right to schedule this permit for reconsideration and may require the
applicant/business operator to mitigate the nO,ise level to comply with the
provisions of Chapter 130.
9. Litter and trash receptacles shall be located at convenient locations inside and
outside all business establishments. Operators of such business establishments
shall remove trash and debris on an appropriate basis so as not to cause health
problems. There shall be no dumping of trash and/or gtass botttes outside any
business establishment between the hours of 10:00 p.m. and 7:00 a.m.
10. The Planning Commission reserves the right to revoke o~ modify this Site Plan
Review pursuant to Articles 25 and 28 of The Code of the City of Seal Beach if
harm or retail-related problems are demonstrated to occur as a result of criminal
or anti-social behavior, including but not limited to the congregation of minors,
violence, public drunkenness, vandalism, solicitation and/or litter.
11. Property line walls adjacent to the proposed residential/park development
adjoining the subject property to the north and east shall have a minimum 8-foot
solid masonry or concrete block wall provided. Said wall may not exceed 10 feet
in height.
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12. LoBding dock areas shall not be utilized between the hours of 2:00 a.m. and 6:00
a.m. prior to the issuance of a Certificate of Occupancy for the fIrst residential
unit as identified as Development Area 0 in the Bixby Old Ranch Towne Center
Em, and between 10:00 p.m. and 6:00 a.m. thereafter.
13. This Site Plan Review shall become null and void unless exercised within one (1)
year of the date of final approval, or such extension of time as may be granted by
the Planning Commission pursuant to a written request for extension submitted to
the Department of Development Services a minimum of ninety (90) days prior to
such expiration date.
Resolution Numbert.!1ca/
PASSED, APPROVED AND ADOPTED by the Ci~Cil of the City of Seal
Beach at a ti g thereo held on the 11 ~ _ day of
, 1999, by the following vote:
AYES: Councilmembers
NOES: Council members
ABSENT: Council members I
r
Mayor
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF SEAL BEACH
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}
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SS
I, Joanne M. Yeo, City Clerk of Seal Beach, California, do Z1l1 certify that the
foregoing resolution is the original copy of Resolution Number on file in
the office of the City Clerk, passed, approved, and adopted by ~ Council of the
Oty of ~P"""" """""" _bdd 00 1he flit'_...,
of , 1999.
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Re~olu~ion Number~i'~
"EXIllBIT A"
1.
The applicant shall comply with the provisions of the following Mitigation
Measures as adopted by the City Council in certifYing the Bixby Old Ranch
Towne Center EIR:
The mitigation measures relevant to the requested development are set foqh
below (92 mitigation measures):
Land Use:
MitiWltion Measure A-I: Detailed development plans for Development Areas
A, B and D shall include walls, landscaped buffers and building setbacks in order
to etiminate 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 of fmal subdivision
maps or ptot ptans.
MitiWltion Measure A-2: Detailed plans for areas adjacent to Lampson Avenue
(Development Areas C, D and E) shall include perimeter landscaping and
building setbacks to insure compatibility with the Scenic Highways Element of
the City Generat Plan. 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.
Mitigation Measure A-3. Detailed development plans for Development Area
A shall be submitted for review and Bpproval by the Director of Development
Services to insure that no more than 20% of commercial space is devoted to
restBurants.
Geology:
Miti2ation Measure 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 infonnation and be in a fonn 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 geotechnicat report.
Miti2ation Measure C-2: 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 Tract/Parcel Map Review and Rough Grading Plan 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.
Mitil!:ation Measure C-3: 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 differential compaction.
Mitigation Measure C-4: Prior to the initiation of project grading in any
development area, all existing utilities will be located and either abandoned and
removed, rerouted or protected.
Resolution Number t/1d1
Mitigation Measure C-5: In excavations deeper than four feet but less than ten
feet, a slope no steeper than 1.5 10 1 (horiwntaJlo vertical) shall be provided.
Steeper slopes or deeper excavations will be provided with shoring for stability
and protection. OSHA safety requirements shall be adhered 10 throughout the
entire duration of project earthwork.
Mitil!ation Measure C-6: All grading procedures, including soil excavation
and compaction, the placement of backfill, and temporary excavation shall
comply with City of Seal Beach standards.
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Mitil!ation Measure C-7: Permanent cut and fill slopes shall not exceed 2 10 1
(horiwntaJlo vertical).
Mitil!ation Measure C-8: Graded, but undeveloped land shall be maintained
weed-free and planted with interim landscaping within ninety (90) days of
completion of grading, unless building pennits are obtained. Planting with
interim landscaping shall comply with NPDES Best Management Practices.
Mitigation Measure C-9: Conformance with the latest Uniform Building Code
and City Ordinances can be expected 10 satisfactorily mitigate the effect of
seismic groundshaking. Conformance with applicable codes and ordinances
shall occur in conjunction with the issuance of building pennits in order 10
insure that overexcav!ltion of soft, broken rock and clayey soils within sheared
wnes will be required where development is planned.
Mitil!ation Measure C-IO: 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.
Water/Drainage:
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Mitigation Measure 0-1. The capacity of the Old Ranch Retarding Basin will
be increased to 87.6 acre feet at elevation 12 so that 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.
Mitigation Measure 0-2. The runoff from the 10-acre area at the northwest
comer of the project shall be diverted 10 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 elevation 12.
MitilZation Measure 0-3. 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 upstream development. This increase will be
approximately 13 percent over the required holding capacity based upon
Mitigation Measures 0-1 and 0-2 above.
Mitil!ation Measure 0-4: The inlet capacity of on-site caleh basins will be
constructed a minimum of 25% larger than that required by the City Engineer
in order 10 reduce the potential for debris blockage during major slorms.
MitilZation Measure 0-5: The project shall reduce the impact of contaminants
(oil, grease and rubber) by the use of Best Management Practices (BMP) used
10 conform to the requirements of the National Pollution Discharge
Elimination System (NPDES) 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.
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Mitil!ation Measure 0-6: The amount of sediment movement during
construction will be minimized by the use of NPDES BMP's, including, but
Reso'lution Number 4/~/
not limited 10, 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
NPDFS.
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Mitigation Measure 0-7: Prior 10 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 shalt describe the existing drainage nel.work, existing
capacity, pre-and post-project runoff volumes, and any necessary improvements 10
accommodate proposed project runoff volumes.
Mitigation Measure D-8: Prior 10 final design, a comprehensive Warer Quality
Management Plan (WQMP) shall be prepared by a registeml civil engineer or a
registeml professional hydrologist 10 protect water resources from impacts due 10
UIban conlaminants in surface water runoff. The plan shall be prepared in
coordination with the Regional Warer Quality Control Board, Orange County, and
the Oty of Seal Beach 10 insure compliance with applicable NPDFS pennit
requirements. The Plan shall include a combination of structural and non-structural
Best Management Practices (BMPs) as outlined in Countywide NPDFS Drainage
Area Management Plan.
Mitil!:ation Measure D-IO: All project drainage facilities shall be kept
free from vegetation and debris that causes any runoff 10 become impounded
for more than five days.
Air Quality:
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Mitilmtion Measure E-l: Prior 10 the issuance of initial grading or building
pennits, the applicant shall obtain approval of an Air Quality Mitigation Ptan by the
Director of Development Services. The Plan shall address each applicable control
measure from the ] 997 Air Quality Management Plan as listed below in order 10
detennine which control measures are feasible, recommend imptementation
conditions, and establish methods of applying conditions 10 contractors, buyers,
lessees, tenants and occupants. The project applicant shall reimburse City costs of an
independent third party peer review of this Plan.
TransportatiOlllCircu/ation
MitilZation MPJlOI're F-]: Prior to the application of each building pennit, the
applicant shall pay City Traffic Impact fees and/or post security in a manner meeting
the approval oflhe Director of Public Works fur the "fair share" costs of highway
improvements attributed to the proposed project.
MitilZation Measure F-2: Prior to applications for building permits, the applicant
shall obtain approval by the Director of Public Works of a Bus Stop and Pedestrian
Access Plan.
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MitilZation Measure F-3. Prior to applications for building permits, the
Bpplicant shall obtain Bpproval by the Director of Public Works of a Bus Stop
and Pedestrian Access Plan.
Biological Resources:
Mitigation Measure G-l. Prior to project construction, the California
Department ofFish and Game shall be notified pursuant to California Fish and
Game Code Sections 1601-1603 and 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.
Resolution Numbertl131
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Mitigation Measure G-2. International Society of Arboriculture (ISA)
pruning standards shall be followed on all trees. GenerBl pruning guidetines
including specifications for making correct pruning cuts, brllllch selection for
different purposes, and topping, as provided by the arborist, shall be followed.
Mitil!:ation Measure G-3. After project construction, trees that have been
topped in the past shall undergo reconstructive pruning to improve tree
structure IIIId reduce hazards.
Mitigation Measure G-4. All contractors, subcontractors, equipment
operators, etc. shall be informed concerning tree preservation standards and
procedures. Tree protection guidelines IIIId procedures shall be incorporated
into all construction and grading agreements. The project arborist IIIId job
superintendent shall oversee all tree protection requirements.
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Mitil!:ation Measure G-5. Prior to IIIIY construction activity, tree protection
zones shall be del ineated for all trees to be preserved. The protection zone
will be either: I) five feet from the outside of the dripline of the tree canopy or
2) one foot radius from the trunk for every I-inch of truck diameter,
whichever is greater.. If construction activity is plllllned within any tree
protection zone, a case-by-case evaluation will be made by an ISA Certified
Arborist.
Mitil!ation Measure G-6. 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 shal1 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.
Mitil!:ation Measure G-7. If contact with the tree crown is unavoidable IIIId
tree damage will occur, as ISA Certified Arborist shall prune the conflicting
branch(es) using ISA stlllldards. 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.
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Mitigation Measure G-S. 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 glycot (anti-freeze) shal1 be disposed
of properly. Construction equipment shall be parked Bt least 50 feet away
from existing trees to avoid the possibility of leakage of equipment fluids into
the soil.
Mitil!:ation Measure G-9. In areas affected by grading or excessive
construction dust, the tops IIIId undersides of foliage will be washed with a
strong water stream every two weeks in morning hours before t 0:00 a.m. to
control mite and insect populations.
Mitigation Measure G-IO. 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 health of the trees to be
preserved. This may require the installation of a temporary irrigation system
or mobile watering by a water truck.
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Mitil!:ation Measure G-t\. All trees to be removed shall be clearly
marked at the bas~ of the trunk IIIId at 4 'h feet above ground to avoid removal
of the wrong tree.
Mitigation Measure G-12. All major tree trimming shall be scheduled
so as to not disturb birds-of-prey during nesting periods and Monarch
R~solution Number .t/t.:tl
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 Bvoid infestation by the Eucalyptus Long-homed Borer, the nesting
season for birds-of-prey, and Monarch Butterfly clustering.
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Mitigation Measure G-13: All mature trees lost as a result of project
development shall be replaced pursuant to the following ratios: a) eucalyptus:
4 to 1 using 24-inch box trees; and b) non-eucalyptus: 2 to I using 36-inch
box specimens. .
Mitigation Measure G-]4: 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.
Mitil!ation Measure G-15: Grass clippings shall either be removed from
the site or composted in a manner that does not breed flies.
Mitil!ation Measure G-]6: All structures shall be constructed in a
manner to exclude rats from gaining "indoor access".
Mitil!ation Measure G-17: All landscaping shall be open and skirted as
necessary to exctude rats from nesting in enclosed thickets of vegetation.
Energy:
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Mitigation Measure H-I: 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.
Mitigation Measure H-2: 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.
Mitigation Measure H-3: Building energy conservation will be largely
achieved by compliance with Titles 20 and 24 of the Energy Conservation
Code. Title 24, California 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(t) and
160](b) are Appliance Efficiency Standards.
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Mitigation Measure H-4: 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 Bdvantage of the sun, providing adequate roof overhangs, making
sure that walls are properly insutated, and installing simple heat storage
systems.
Mitigation Measure H-5. Electric vehicle charging facilities shall be provided
for a minimum of two vehicles and a maximum offour vehicles.
Noise:
Resolution Number t./U/
Mitigation M""OIlreJ-I: Construction in areas within 500 feet of residential
development shall be limited to the hours of 7:00 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 of 8:00AM to 5:00 PM on
Monday through Friday.
Mitigation MeasureJ-2: All noise sensitive land uses shall be sound attenuated I
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
tiving 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 tractlparcel map or prior to the issuance
of Grading Permits, at the sole disaetion of the City, an Acoustical Analysis Report
shall be submitted to the Director of Development Services, for approval. The report
shall desaibe 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
DeveI!Jpment 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 I
baniers 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, fietd
testing in accordance with Title 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.
Mitigation M""<I're J-3: 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- 50 CNEL;
b) hotel-45 CNEL;
c) senior assisted living - 45 CNEL; and
d) Residential-45 CNEL.
Notwithstanding any land use characterizations, all sensitive land use receptors
(including the senior assisted living, Alzheimer's care/skilled nursing facility) shall I
be sound attenuated against present and projected noise levels, which shall be the
sum of all noise impacting the projes:t, so as not to exceed an exterior noise standard
of65 CNEL in outdoor living areas and an interior noise 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 fonn of an Acoustical
Analysis Report describing in detail the exterior noise environment and the acoustical
design features required to achieve the interior noise standard and which indicate that
Res6;L~tion Numbe#1~/
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 applicabte design standards.
I
Miti~tionM"""'reJ-4: 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 disctosure that
certain buildings or units (without windows and doors closed) and outdoor areas
could be subject to noise levets above State and City standards or policies for noise
sensitive land uses. Such notification shall be in language approved by the Director
of Development Services and shaI1 be fonna1ized in written Covenants, Conditions
and Restrictions (CC&R's) recorded on the title of each noise sensitive land use
building 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 occasional
overf1ights, and that in the event the Los A1amitos AFRC is activated for use as a
Disaster Support Area, noise levels could significant1y increase for an unknown
period of time due to increases in airtietd operations. The agreement shall also
provide that prior to the close of escrow with initial buyers, 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 Conn to the City Cterk within three working days after the close of escrow.
Public Services:
I
Mitilzation Measure K-l. Prior to finat 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 shall 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 additional law
enforcement and fire protection facilities and staffing.
Mitigation Measure K-2: The City of Seal Beach Development Services and
Police Departments shall review and approve all detailed project plans,
improvement plans, and architectural elevations in relation to the following
issues: adequate street and security lighting, clearly marked streets and
building identification, adequate internal circulation and surveil1ance for patrol
officers, and provision of alann systems.
MitiP'~tion Measure K- 3: All new structures shall provide roofing materials of
a Class B roofmg assembly or beller.
Mitil!ation Measure K-4: 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.
I
Mitigation M.....ure K-5: All water mains and hydrants shall provide required
fire flows in accordance with requirements of the Orange County Fire
Authority.
MitiP'~tion M"".ure K-6: All structures shall be constructed pursuant to
Uniform Building Code requirements relative to fire protection.
MitiP'ation M"".ure K-7: The project proponent will pay the statutory school fee,
as applicable to the project, to the Los Alamitos Unified School District. Current
capital facility rates allowed for the mitigation of school impacts in the SIa1e are set
at $1.93 per square foot of asse''Illhle space for residential construction and $0.31
per square foot for commercial/industrial projects.
Resolution Number 41EI
Utilities/Service Systems:
Mitie~tinn Measure L-l: All water lines and related facilities shall be
designed and installed pursuant to the requirements of the City of Seal Beach.
Detailed improvement plans shall be prepared and submitted to the City of Seal
Beach Engineering Department for review and approval prior to project
construction.
Mitig~tion Measure L-2: The project applicant shall be required to pay their I
~fair-share" cost for improvement of any off-site water facilities necessary to
serve the proposed project.
Mitigation Measure L-3: Automatic sprinkler systems, soil sensors or other
best available technology shall be utilized in the irrigation of the reconfigured
golf course and other landscaped areas.
MitilZationMeasurelA: 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.
Mitigation Measure L-5: 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 establish pipe insulation requirements to
reduce the amount of water used before hot water reaches the fixture.
Mitil!ation Measure L-7: 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 review and
approval prior to project construction.
I
Mitil!:ation Measure L-8: 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 Seal Beach.
Mitir~tion Measure L-9: Concurrent with approval of site plans for proposed
commercial, hotel, restaurant, senior care and residential uses, detailed plans
shall be submitted delineating the number, location, and general design of solid
waste enclosures and storilge areas for recycled material.
Mitil!:ation Measure IAO: The project developer shall adhere to all source
reduction programs for the disposal of construction materials and solid waste
required by the City of Seal Beach.
MitilZation Measure L-12: Prior to issuance of a building permit, the project
proponent shall complete a Master Water SbJdy for submittal to the Seal Beach
Public Works Department The study should assess available water resources and I
improvements to the Water system required to serve the proposed project and meet
fife 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 of an independent third party peer review of this
study.
Resolution Number LJ;7~ I
Mitigation Measure L-13: 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 watei' systems.
Aesthetics:
I
Mitigation Measure M-I: 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: .
I
IJ All 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 of the 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 To the degree feasible, the bulk of buildings shall be minimized through
articulation of the building mass with offsets, stepped terraces, changes in
plane, and other such methods in order to reduce the visuat impact of the
project BS 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.
IJ Rooftop 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 trBSh containers
shall be enclosed using materials complimentary to the commercial
buildings.
Mitigation Measure M-2: Prior to submittal of fmal project plans, a
photomontage showing illustrative project elevations in their proposed setting
shall be prepared by the project proponent and submitted to the City's
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 Alamitos and the Bixby Office Park would be
altered by the proposed project. The photomontage shall demonstrate
compliance with Mitigation Measure M-I above.
I
Mitigation Measure M-3: Prior to approval of final project plans, a landscape
plan for common areas of the project site including street trees, shall 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
Mitilmtion Measure M-4. 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
Resolution Number '17.3)
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.
Mitil!:ation Measure M-s. 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 parceVtract maps or grading permits. Said plan shall
include a long-term maintenance and financing component which shall be
included in the Devetopment Agreement to be executed between the project
proponent and the City of Seal Beach.
I
Miti~ation Measure M-6: 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/tract maps or grading permits.
Mitil!:ation Measure M-9. 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
(Otd Ranch Towne Center) and D to ensure privacy and screen views to and
from the adjacent residential neighborhood in Los A1amitos. This shall be
completed prior to the final inspection of any building within these
development areas.
Mitil!ation Measure M-1O: Prior to issuance of a building permit, a
lighting plan for the project site specifying the location 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.
Mitigation Measure M-ll: Street, parking lot, and other common area
lighting shall use low or high-pressure sodium units, metat halide, clean
lucalox or other efficient lighting technology. The project proponent shall
reimburse the City for the costs of an independent third party review of
lighting plans.
I
Mitil!:ation Measure M-12: 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.
Mitillation Measure M-13: The tandscape plan for the project shall
concentrate landscaping atong the periphery of the site and in other areas to
minimize impacts on adjacent uses from automobile headlights and other light
sources.
Mitigation Measure M-14: Commercial buitdings 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.
I
Mitigation Measure M-ls: Paved areas should be textured, and large
expanses of concrete or high gloss tile should be avoided.
Mitil!ation Measure M-16: Interior parking lot landscaping shall cover no
less than 5% of the parking lot areas on-site.
Cui/ural Resources
Repolu~ion Number~~;I
I
Mitigation Measure N-I. 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 field
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 methodotogy, including transect field spacing for the watk-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.
Mitigation Measure N-2. 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 rc;:moval or
disturbance 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 andlor Native
American Monitor, who shall immediately notify the Director of Development
Services. The City setected archaeologist will have the power to temporarily
halt or divert the excavation equipment in order to evaluate any potential
cultural 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.
I
Mitigation Measure N-J. If potentially significant cultural resources are
encountered during earth removal or disturbance activities, a "Test Phase", as
described in the Archaeological and Historical Element of the City Generat
Plan is required and shall be performed by the City selected archaeologist, 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 Archaeologicat and Historical Element of the
General Plan. The results ofthe 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.
Mitill:ation Measure N-4. Project-retated 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.
I
Mitill:ation Measure N-5. 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.
Mitill:ation Measure N-6. 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
immediately contacted, who shall then immediately notify the Director of
Development Services. The Director of the Department of Development
Services shall contact the Coroner pursuant to Section 5097.98 and 5097.99 of
the Public Resources Code N. relative to Native American remains. Should
the Coroner determine the human remains to be Native American, the Native
Resolution Number 1./131
American Heritage Commission shall be contacted pursuant to Public
Resources Code Section 5097.98.
Mitigation Measure N-7. If evidence of subsurface paleontologic resources is
found during construction, excavation and other construction BCtivity in thBt
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. .
Recreation
I
Mitigation Measure 0-1. Prior to final Bpproval of a vested tentative trBct
map, the project applicant shall enter into a Development Agreement with the
City of Seal Beach which shall specify that the project proponent will:
1. offer for dedication to the City of Seal Beach the 6.74 acre Bixby Old
Ranch Tennis Club facility for pubtic recreation purposes;
2. provide an on-site joint use public/private driving range; and
3. provide a 2.5 acre improved park facility adjacent to the residentiat
component of the Project.
* * * *
I
I
PROOF OF PUBLICATION
(2015.5 C.C.P.)
I
STATE OF CALIFORNIA,
Counly of Orange
I
'1 am a citizen of the Uniled 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
Gity of Seal Beach, County of
;:-..Orange and which newspaper has
;'been adjudged a newspaper of
general circulation by the 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
than nonpareil), has been published
in each regular and entire issue of
said newspaper and not in any
supplemenlthereof on the following
dales, to-wit:
kV(.; U fr 1<"2-
all in the year 1999.
I certify (or declare) under penalty of
perjury that the foregoing IS true and
correct.
I
Dated at Seal Beach, CA.
this~dayof NG...JJ.''-, 1999.
A~~
, Signature
PUBLICATION PROCESSED I:3Y:
THE SUN NEWSPAPERS
216 Main Street
Seal Beach, CA 90740
(562) 430-7555 . (949) 759-7726
Resolu~ion Number iflY
This space is for the County
Clerk's Filing Stamp
Proof of Publication of
NonCE OF PUBUC HEARING - L Conditional Use Permit 98-15 _ .
Marnotl IInlof' care faallly
NonCE 19 HEREBY GIVEN that In M Eucalyplus Tree Perm,t 99.1 _
eccordanc:e with the August 3. 1888 RemovaJ of euealy,prus trees W1lh-
Writ of Mand.ta '..ued by the In Areas "A" and 0- (commerCial
Orange County Superior Cou'\. the developmentareBS)
City Council ollhe City 01 5..1 . N
Beach will hold. public hearln, on . VBsllng Tentative Tract Map No
Monday. Augus. 23, 1999 at:oo ~5797 - 75-101 resldenbalsUbdl_
p.m. rn the City Council Cf1ambM8. IUOn
211 Eighth Str.et. S..I Bueh. ell- ,0. CondItIOnal Use P8ImII99-5 _ Off. .
"ornll 10: ~mls. alcohol sales al Say-On
1 ConSIder Revisions to the BDCbv Old A
Ranch Towne Center Flnar EIR Prolect Overview: The proposed
(SCH 970910m - Certification of nvxed-use project consa;ls 01 com-
EIR by City Council, Adoption of mercl,!I, reSidential, recr88tlonal,~
Slatemenl 01 Overriding ConSIder. t InStitutIOnal. and open si8C8 usee
alions and as prevIousty approved the City
. f CounCIl in November 199 . and as
2. Reconsider: descnbed In the R8VIS8d EIR under
A General Plan Amendment 98-1 _ . consIderalfon 81 part 01 this public
Amendments to various elemenlt : I hearing The ErR approval W88
of the General PIEI1lo mBIntak1 con- challenged by several partie. and
Slstency between the Gel'18fal Plan -I the Clly has been InslrUcled by the
and the approved proIect Court to set aside. vacate. and VOId
Resoluhon No 4660 approved on
1 Land lJH Element Amendment Novembet 23. 1998. certifying the
2 Open ~acelConser- Final EIR lor the project: the NotICe
vallonlRecreaUon Elemenl 01 DelerminatlOI1 flied on Novem-
3 BacycIa Roule Element ber 24, 1998: and any and all
4. HouS!l19 Elemenl acllons 01 any body Ihal rely In
5. CirculatiOn Elemenl YItIoJe or., part an the alXby Ranch
8 NOise Element EIR. InckJdlng the Seal Beach Plan-
a. Zone Da'1D198-1 -AmelIdmenIs nlng CommllSlon.
10 ZOning ~ap to maintain consil- The site Is approxmately 218 acres
tency beIw8en the Zarw1g Map and In size The major prqect compo-
the Geneml Plan. nenls are as lollows' (1) 286.987
Club S Ganeral ~uare foot retail shonplng center
1. TeMlI lIe- evelopmenl Area ~A1 (2)'04
Comman:lallC-2l1o Public .
Land Use fpt 11\ room holel, 15,000 squ8!8 fe~ of
.__ "A" and "S- restaurants. 160-bed I8mar USIst.
2 Development ".aas - eel lIVing facility 6 acres greenbell
- General Commel'ClBl (C-2) (Development Area "a"). (3) 157-
and RecreallOM-GoII (R-G) to acre reconngured private golf
General Commercial (C..2) course and a private/publlc dnVtng
3 Development Area.C' - Gen- range (Development Area "C"): (4)
eral eommeraal (C~ and 75-101 detached reSIdential subdlVf.
Recreadon-GoII (~-G to ' stan and 2.5 acre community
Aecr8abon Golf (R. " (Development Area -D"); anJ1';
4. Development Area D - Gener- dedicatIOn oIextlStlng 8735 BDlby
aI Commerc:la! (C-2) and Old Ranch TenniS crub s1l8 to CIty
Recreation-Golf (R.G) to RelI- (Development Area -E").
dentlal Medium Oensity (RMD)
P I M N 97 '85 Coda Seelig.,.. SecUon 28-2600
C. TentatlY8 area ap o. - - Zone Changes
_ pan:aIzabon 0113 87..... com-
m8l'Clal SIIe Sedlon 28-2503-2504 - Condl.
banal UI8 PermllS
D Tenlabv8TractMapNo 15767- Section 28-1803-Planned SJgn
parcellzatJon 01 28.045-acre com- Program
mercia! shoppfng center Section 28-2317(4) _ Hetght
E Development AAreement - Spec- Variations
Illes duties ana responslblllheS of Sectton 28-2751-2770 - Devel-
City and Bixby Ranch Company to opment Agreemenl8
ensure Droied complebon and com-
pllBnC8"with aD l1Ilhgalfon I'I"IIBJreS Sectk?n 7[).4 - Eucalyptus Tree
and cond1I1ons Permlls
_ 98-1 S. pi Chapter 21 - Subdivisions
F Site Plan - lie an
review for 28.045-acre shopping AppJlcanl: Btxby Ranch Company
cenlet development - f<IIchell DevelOpment Company
G. Conditional Use Permit 98-18 _ M8moU Senior LMng S8MC81
drlV8-through Window and 24.hoUl Owner: Bixby Ranch Company -
operatlOM fOr proposed drug store Kitchell Development COmpany
WlIhln 28.045-acre shopping can- Manloll Senior UvIng Servfces
ter Ai the abovellrne and place all Inter-
H Conditional Use Permit 98-17 - esled persons may be heard,1t so
home cente, and OuldOOf garden desued 11 you challenge the prtlP.Osed
center actions In court, you may bllliniled to
r81S1ng only thOI8 ISSUes you or s0ma-
l. SIIe Plan R~ 98-2 ;-: freeway one else raised .11he publiC hearing
Identlficllllon 8lgn. descnbed in this nobce, or In written
J Height Vertation 98-5 _ an:t"lec. correspondence deltvared 10 the City
, . ItnI fealures abov8 35-foot height of Seat Be8ch at, or prior to, 1he pub-
, IImR ,. - Ie heanng.
. K Planned Sign Program 98-1 - DATEDlhl19lhdayofAugusl,1999
overall shopping center sign pro- Joanne M. Yea, CIty Clerk... _'
g,am . ,. PIobIIshid Iri Iho SJ118aJ!ih &!liJmi~- .
naI......... r,' ~ ' ~ y