HomeMy WebLinkAboutItem OMay 10, 1999
STAFF REPORT
To: Mayor and Members of the City Council
Attention: Keith R Till, City Manager
From: Lee Whittenber& Director of Development Services
Subject: VESTING TENTATIVE TRACT MAP NO. 15797
(BIXBY OLD RANCH — 15.64 -ACRE, 75 -LOT
RESIDENTIAL DEVELOPMENT)
RECOMMENDATION
Approve Vesting Tentative Tract Map No. 15797, subject to conditions, by the adoption of
Resolution No. 4707.
GENERAL DESCRIPTION
BIXBY RANCH COMPANY
BIXBY RANCH COMPANY
SEAL BEACH BOULEVARD AND ROSSMOOR CENTER WAY —
BIXBY OLD RANCH PROPERTIES
of Property: RESIDENTIAL MEDRIM DENSITY (RMD) AND PUBLIC LAND
USE/RECREATION (PLU/R) ZONES
TO APPROVE A 75 -LOT RESIDENTIAL SUBDIVISION WITH
RECREATION FACILITIES AND PRIVATE ROADWAYS IN
CONJUNCTION WITH THE APPROVED BIXBY OLD RANCH
TOWNE CENTER PROJECT. SEE "DISCUSSION" SECTION
BELOW FOR DETAILED SUBDMSION REQUESTS.
AGENDA ITEM
C:\My DoammWVSubdiKsiona\Vening Tmn Map 13]9] (Bixby) -CC Sniff Re,n.d.dLW`a4-22-99
Vesting Tentative Tract Map 15797 Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council StairReport
May 10, 1999
]nmental Review: THIS PERMIT REQUEST HAS BEEN ANALYZED AS A COMPONENT
OF THE May OLD RANCH TOWNE CENTER EHL
Sections: CHAPTER 21, ARTICLE X, CODE OF THE CITY OF SEAL BEACH
APPROVE, SUBJECT TO CONDITIONS BY THE ADOPTION OF
RESOLUTION NO. 4707
Requested Action:
The applicant has requested approval of VTTM 15797, one of the City approvals necessary to
enable the development and sale of 75 single-family residences already approved by the City
Council. Those policy decisions were adopted by the City Council in November, 1998. The
standard of review for the City Council now is conformance with the General Plan and
applicable subdivision requirements only.
Planning Commission Recommendation:
The Planning Commission conducted a public hearing on this request on April 21, 1999 and
recommended approval on a 4-1 vote, with Commissioner Hood voting "no". Planning
Commission Resolution No. 99-10, the minutes of the Planning Commission meeting and the
Planning Commission Staff Report are provided as Attachments 2, 3 and 4, respectively.
Overview of Requested Map Approval:
The Planning Commission Staff Report discussed the following areas of concern, and that
discussion is not repeated in this Staff Report, portions are summarized for the Council. Please
refer to the Planning Commission Staff Report of April 21, 1999 for the complete discussion
regarding the following subjects:
• Compliance with Approved Development Agreement:
The project as submitted is in compliance with each of the applicable provisions of the
Development Agreement.
• General Description
• Discussion
• Overview of Vesting Map Requirements and Proposed Map
Vaning T,an Map 15"7 (Bixby) -CC gmff Rapon
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopnentArea D)
City Council Staf/Report
May 10, 1999
The California Subdivision Map Act vests in the City the power to regulate and control the
design and improvement of subdivisions within its boundaries (Government Code §
66411). The application before the City Council for consideration is for a "vesting
tentative tract map". The approval of this map will expressly confer a vested right to
proceed with the development of the project, including 75 detached single family homes,
in substantial compliance with the ordinances, policies, and standards in effect at the time
the application was deemed complete. It should be noted that the developer already has
certain "vested rights" to proceed, guaranteed through the City Council's approval of the
Development Agreement. Thus, the action requested is of a more technical nature,
necessary to facilitate the sale of the approved residences.
VTTM 15797 will create the interior roadways, the proposed residential subdivision, the
proposed open space and community park area, and a parcel of land to be developed with
a police substation/community television studio. This map subdivides the 15.64 -acre
parcel into 75 single family residential lots; private roadways, open space and community
park areas; and a 50' x 130' lot for locating the community police facility/television
studio. A summary of the proposed subdivision is provided below:
u 75 single family residential lots, with minimum lot sizes of 4200 square feet, and an
average lot size of 4,914.73 square feet [minimum tot size of 2,500 square feet
permitted in the Residential Medium Density (RMD) Zone]
a 1 private street, utility, open space and community park lot, comprising 7.029 acres
a 1 lot, 50' x 130', for utilization by the City for a community policing/television studio
facility
o Private roadway system, only providing access to the residential subdivision with a
single access point at the intersection of Seal Beach Boulevard and Rossmoor Center
Way.
Section 21-32.C.2 requires the dedication of 762 square feet of land area for each single-
family residence for park dedication purposes. The proposed 754ot subdivision would
require 57,150 square feet (1.31 acres) of dedicated park land. The proposed park area is
approximately 99,000 square feet (2.27 acres), approximately 73% more land dedication
than required by the provisions of the Code of the City of Seal Beach.
During the Planning Commission consideration, question regarding access from the
residential community into the commercial center and emergency vehicle access were
raised. In response to those questions, the applicant has provided supplemental drawings
indicating an access point between the residential community and the shopping center
immediately to the rear of Lot 77. In addition, an emergency vehicle access "crash gate"
vesting Tnux MV 15M (Bixby) - CC SUxTReNd
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center project)
15.64 -acre Residential Development (OevelopmentArea D)
City Council StujfReport
May 10, 1999
is proposed to be located at the southerly side of the intersection of "B" Street and "F"
Street. This access location will provide sufficient maneuvering area for Orange County
Fire Authority vehicles to access all areas of the residential subdivision if the main access
roadway at Seal Beach Boulevard is not accessible. Staff would recommend the Vesting
Map be conditioned to reference these approval of these additional access points into the
residential subdivision.
• Findings to Approve VTTM 15797
The vesting tentative tract map must be found in conformance with the General Plan
(Government Code § 66473.5). The map as proposed is in conformance with the General
Plan and zoning provisions of the City of Seal Beach, as adopted by the City Council in
approving the Bixby Old Ranch Towne Center project in November, 1998. General Plan
Land Use Element Amendment 98-1 (City Council Resolution No. 4661) and Zone
Change 98-1, Development Area D (Ordinance No. 1439), changed the General Plan and
zoning designations of the subject property to Residential Medium Density and Public
Land Use/Recreation.
• Additional Conditions of Approval
• Department o,/Development Services
• City Engineer
Recommendation:
Find that Vesting Tentative Tract Map 15797 is in substantial compliance with the previously
approved General Plan Amendments, Zone Change and Development Agreement, and approve
Vesting Tentative Tract Map 15797 through the adoption of Resolution No. 4707, with the
conditions as noted.
NOTED AND APPROVED
Keith R. Till
City Manager
Vesting Tna Map 15797 (Bixby) -CC SoffRepon
Vesting Tentative Tract Map 15797 Bixby Old Ranch Towne Center Project)
15.64-ocre Residential Development (DevelopmentArea D)
City Council Sta Report
May 10, 1999
Lee Whittenberg
Director of Development Services
Attachments: (5)
Stephen G. Badum
City Engineer
City Council Resolution No. 4707, A Resolution of the City Council of the City of
Seal Beach Approving Vesting Tentative Tract Map No. 15797
1A. "Access from Area A to Area D" and "Fire Access Crash Gate" drawings,
prepared by Incledon Kirk Engineers, dated May 6, 1999
2. Planning Commission Resolution No. 99-10, A Resolution of the Planning
Commission of the City of Seal Beach Recommending to the City Council
Approval of Vesting Tentative Tract Map No. 15797
3. Planning Commission Minutes, April 21, 1999
4. Planning Commission Staff Report, dated April 21, 1999
5. Vesting Tentative Tract Map No. 15797
VeMingl'racl Map 15797(Bixby) -CC StafrRepn 5
Vesting Tentative Tract Map 15797 (Bixby OldRanch Towne Center project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council Staff Report
May 10, 1999
ATTACHMENT 1
CITY COUNCIL RESOLUTION NO. 4707, A
RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SEAL BEACH APPROVING
VESTING TENTATIVE TRACT MAP NO.
15797
Veding Tact Map 13]97(Bixby)-CC StafPRe n
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Developmen(Area D)
City Council StaffReport
May 10, 1999
"EXIISIBIT A"
CONDITIONS OF APPROVAL - VTTM 15797
Conditions of approval shall be those mitigation measures relating to the residential area of the
subject project, as determined by the City Council upon City Council approval of the
"Mitigation Monitoring Program" for the Bixby Old Ranch Towne Center Environmental
Impact Report, certified by the City Council on November 23, 1998. The specific mitigation
measures imposed as conditions of approval are set forth below, along with additional
conditions recommended by the City Engineer and the Director of Development Services. The
conditions are grouped according to the milestone to meet for completion of the condition:
Prior to the Release of a Final Mao by the City
1. A 10 -foot wide landscape easement be established along the northerly and easterly property
lines of VTTM 15797, covering Lots 6-11, 30-32, 43-48, and 57-69. Said landscape easement
to be maintained by the subject property owner. (Department of Development Services
Condition of Approval)
2. A statement detailing the arrangements which the sub -divider proposes to make for the
operation and maintenance of common parcels and easements shall be submitted to the Director
of Development Services for review and approval. The Final Vesting Tentative Tract Map shall
not be approved by the City Council until said financial arrangement statement has been
approved. (Department of Development Services Condition of Approval)
3. Easements are required for water and sewer lines on-site and shall be filed at the time of the
review of the Final Vesting Tract Map review. An easement shall be required adjacent to Lots
70, 71, 72 and within Parcel 76. No street landscaping or improvements shall be allowed over
easements, unless approved by the City Engineer. (City Engineer Condition of Approval)
4. This project necessitates the construction of public and/or private infrastructure improvements.
Prior to the release of a final map by the City, the applicant shall construct, or enter into an
agreement and post security, in a form and amount acceptable to the City Engineer,
guaranteeing the construction of the following public and/or private improvements, marked with
'Y' and listed below, in conformance with applicable City standards and the City's Capital
Improvement Policy. Items not required in conjunction with this project are marked "n/a." (City
Engineer Condition of Approval)
Vesting Tract Map 15797 (Bixby) - CC StadRepott II
Vesting Tentative Tract Map 15797 (Bixby O1dRanch Towne Center Project)
15.64 -acre Residential Development (DevelopmentAma D)
City Council SialfRepon
May 10, 1999
X a. Street improvements including, but not limited to: pavement, curb and gutter,
medians, sidewalks, drive approaches, street lighting, signing, and striping.
X b. Traffic signal systems, interconnect and other traffic control and management
devices (as required by Transportation Planning and or Traffic Engineering).
X c. Storm drain facilities as required by Development Engineering to serve the
project.
n/a d. Subdrain facilities (as required by Building and Safety).
X e. Landscaping and computerized irrigation control system (for all public streets,
parks, public areas and preserved windrows).
X f. Sewer, reclaimed and/or domestic water systems, as required by the appropriate
sewer and water districts as well as the Orange County Fire Authority when
appropriate.
X g. Monumentation.
BIB h. Riding, hiking and bicycle trails adjacent to or through the project site.
X i. Undergrounding of existing overhead and proposed utility distribution lines.
n/a j. Transit -related improvements depicted on the approved tentative map.
5. Prior to the release of a final map by the City, the applicant shall submit one (1) set of
computerized data of the final map which is compatible with the City ARCNIEW system or
DXF (Autocad) system in a manner acceptable to the City Engineer. Maps should be tied to
County of Orange control points (latest revision). Refer to "Specifications for Digital
Submission" as maintained by the Surveyor's Office of the County of Orange for specific
requirements of individual submittal. (City Engineer Condition of Approval)
6. This subdivision may include existing survey monuments which may be disturbed through
construction activities. Certain existing survey monumentation may be deemed necessary for
preservation and perpetuation subsequent to final construction improvements associated with
this project. All survey monuments deemed necessary for perpetuation as recommended by the
design Civil Engineer and approved by the City Engineer shall be identified and shown on the
final map for perpetuation. Such survey monuments shall be preserved and referenced before
construction and if disturbed replaced after construction pursuant to Section 8771 of the
Business and Professions Code. Prior to release of a final map by the City, the applicant shall
VedingTrW Map 15797(Bixby)-CC Staff Report 12
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center project)
15.64 -acre Residential Development (Development Area D)
City Council StaffRepon
May 10, 1999
submit to the City Engineer a statement noting whether any monuments will be disturbed.
(City Engineer Condition of Approval)
7. Prior to the release of the final map, the applicant shall provide evidence to the City Engineer
that the Orange County Fire Authority has reviewed and approved the subdivision map,
including the provision of adequate roadways, turning areas, and emergency access points to
serve the proposed development. Those drawings identified as "Access from Area A to Area
D" and "Fire Access Crash Gate", prepared by Incledon Kirk Engineers, dated May 6, 1999
are approved by the City, and the Orange County Fire Authority has ultimate approval
authority and may require alternate locations and designs to comply with the standard
conditions of the Fire Authority.
EIR Mitigation Measures:
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.
K-1. 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 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.
L-8. The project applicant shall be required to pay their fav share cost of any off-site wastewater
transmission or treatment facilities as well as required sewer connection fees to the City of Seal
Beach.
Prior to the Issuance of Precise Gradine Permits
1. Lot 76 of Vesting Tentative Tract Map No. 15797 includes private roadway, utility service
easements, open space and recreation areas. The Final Vesting Tentative Tract map shall create
a separate Lot for the recreation area at the end of the "G" Street cul-de-sac and said lot shall be
dedicated to the City of Seal Beach as a park area. Improvements to and maintenance of said
parcel shall be the responsibility of the project developer/homeowner's association, and said
development requirements and responsibilities shall be set forth in the CC&R's for VTTM
15797. (Department of Development Services Condition of Approval)
2. A Final Grading Plan shall be approved prior to performing any work on-site not permitted by
the Rough Grading Permit (Permit No. 18187). Prior to submittal for grading plans for review,
Vcning Tmd Map 15797 (Bixby) - CC StaftRepoa 13
Vesting Tentative Tract Map 15797 (Bixby 01d Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council Staff Report
May 10, 1999
a written agreement from the Bixby Old Ranch Golf Course to accept drainage runoff or storm
water from the Tract No. 15797 shall be filed. No storm water or drainage shall be accepted on
Seal Beach Boulevard. All storm water and drainage shall be captured in catch basins and
conveyed through pipes to the nearest inlet. (City Engineer Condition of Approval)
3. This subdivision will result in soil disturbance of five (5) or more acres of land. Prior to the
issuance of preliminary or precise grading permits, the applicant shall provide the City Engineer
with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources
Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water
Resources Control Board or the Regional Water Quality Control Board or a letter from either
agency stating that the NOI has been filed. (City Engineer Condition of Approval)
4. Prior to the issuance of grading permits, the applicant shall obtain coverage under the NPDES
Statewide Industrial Stormwater Permit for General Construction Activities from the State
Water Resources Control Board. Evidence that this requirement has been met shall be
submitted to the City Engineer. (City Engineer Condition of Approval)
5. Prior to the issuance of any grading permit, an Erosion Control Plan will be prepared to identify
specific measures for the control of siltation, sedimentation and other soil materials. The Plan
will be implemented during the project construction period, consistent with subarticle 13 of the
County of Orange Grading and Excavation Code and Grading Manual in a manner meeting the
approval of the City Engineer. (City Engineer Condition of Approval)
6. Prior to the issuance of grading permits (except where this condition has been met through a
previously approved grading permit), the applicant shall provide documents disclosing all
recorded easements on the subject property to the City Engineer and these easements shall be
referenced on applicable grading plans. The applicant shall produce evidence that all utility
providers with recorded easements on the subject property, have been informed of the imminent
construction activities in a format meeting the approval of the City Engineer and shall be shown
on the subject grading plans. (City Engineer Condition of Approval)
7. Hydrology and hydraulics submitted in conjunction with the grading permit shall be reviewed
by the City Engineer. Please note that the County of Orange has recently amended their Local
Drainage Manual and this project must be in conformance with it. (City Engineer Condition of
Approval)
EIR Mitigation Measures:
C-1. 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
Vexing batt Map 15797 (Bixby) - CC Statfaepon 14
Vesting Tentah've Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council Staff Report
May 10, 1999
and Grading Code, Section 7-1-819. Project proponent shall reimburse City costs of independent
third -party peer review of said geotechnical report.
Prior to the Issuance of Buildine Permits
1. The developer shall conform to all applicable provisions of the Code of the City of Seal Beach.
All requirements of the State Subdivision Map Act and the City's Subdivision Ordinance shall
be satisfied. (Department of Development Services Condition of Approval)
2. Building permits for residential construction in VTTM 15797 shall not be issued by City until
City's inspectors have approved interior lath or drywall inspections for the commercial
construction of Retail "A", Retail "B", Retail "C", and Retail "D" structures in Development
Area A (VTTM 15767). (Department of Development Services Condition of Approval)
3. No building permit shall be issued for any lot within the boundaries of VTTM 15797 unless and
until a final subdivision tract map has been recorded. (Department of Development Services
Condition of Approval)
4. On-site water line shall be looped into the water lines provided within Tract No. 15767. Water
provided to the site shall be from the City of Seal Beach Water Department. Connection to the
system at Lampson Avenue shall be at the owner's expense. An Emergency tie to Southern
California Water District shall be provided at owner's expense. All water and sewer
connections shall be made from the street side. (City Engineer Condition of Approval)
5. A water, sewer and hydrology study shall be performed. Each document shall be a stand alone
report, detailing demand, usage, Calculations, and pipe sizes. Minimum storm drain pipe size
shall be 18 -inches. (City Engineer Condition of Approval)
6. Prior to the issuance of building permits, the applicant shall submit a construction phasing plan
for the subdivision to the Orange County Fire Authority, the Seal Beach Police Department and
the Director of Development Services. The plan shall demonstrate that emergency vehicle
access is adequate. (Department of Development Services Condition of Approval)
7. Prior to the issuance of building permits, the project developer will agree to construct and
underground, or enter into an agreement and post security guaranteeing the construction and
undergrounding of, any planned utility lines such as telephone, electric and cable television
lines, and the undergrounding of any existing telephone lines. Design and construction shall be
in accordance with plans and specifications meeting the approval of the City Engineer. (City
Engineer Condition of Approval)
8. Prior to the issuance of building permits, improvement plans for sewer lines, connections and
structures shall be the type installed in the location as specified in the "Guidelines Requiring
Waing Trus Map 15797 (Bixby) - CC SUdrltpon 15
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council Staff Report
May 10, 1999
Separation Between Water Mains and Sanitary Sewers, Orange County Health Department,
1980", in a manner meeting the approval of the Director of Development Services. (Department
of Development Services Condition of Approval)
9. Prior to the issuance of building permits, the applicant shall submit for review and approval by
the Director of Development Services, water conservation measures that are consistent with
those described in "Memorandum of Understanding Regarding Urban Water Conservation in
California", as adopted by the Municipal Water District of Orange County. (Department of
Development Services Condition of Approval)
10. Prior to the issuance of building permits, the applicant shall provide evidence to the Director of
Development Services of approval by the Orange County Fire Authority that the proposed
infrastructure for fire protection services will be adequate to serve the proposed development.
(Department of Development Services Condition of Approval)
11. Prior to the storage of combustible building materials on -she, fire hydrants or equivalent devices
capable of flow in amounts approved by the Orange County Fire Authority shall be in place and
operational to meet fire flow requirements. (Department of Development Services Condition of
Approval)
EIR Mitigation Measures:
A-1. Detailed development plans for Development Areas A, B and 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 of final subdivision
maps or plot plans.
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.
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.
C-5. 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.
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.
Vesting Trnd Map 15797 (Bixby) - CC SlaffRepod 16
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council StafReport
May 10, 1999
C-7. Permanent cut and fill slopes shall not exceed 2 to 1 (horizontal to vertical)
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 permits are obtained.
Planting with interim landscaping shall comply with NPDES Best Management Practices.
C-9. 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 zones will be required where
development is planned.
C-10. The potential on-site liquefaction hazard shall be mitigated by removal and recompaetion of
on-site alluvium soils, installation of subsurface drainage and placement of compacted fill as
required.
D-2. 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 elevation 12.
D-5. The project shall reduce the 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 (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.
D-7 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.
D-8. Prior to the issuance of grading or building permits, a comprehensive Water Quality
Management Plan (WONT) shall be prepared by a registered civil engineer or a registered
professional hydrologist 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 Seal Beach to insure compliance with applicable
NPDES permit requirements. The Plan shall include a combination of structural and non structural
Best Management Practices (BMPs) as outlined in Countywide NPDES Drainage Area
Management Plan.
Vesting Towt Map 15797 (Bixby) - CC Staffacpat 17
Vesting Tentative Tract Map 15797 Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentAma D)
City Council Staff Report
May 10, 1999
Irl. 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 Plan 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.
F- 1. 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 approval of the Director of Public
Works for the "fair share" costs of highway improvements attributed to the proposed project.
0-1. Prior to project construction, the California Department of Fish and Came shall be
notified pursuant to California Fish and Came 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.
H -L Development plans will be provided to the Southern California Cas 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.
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 advantage of the sun,
providing adequate roof overhangs, making sure that walls are properly insulated, and installing
simple heat storage systems.
J-2. 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.
Vesting batt Map 15797(Bixby)-CC SeaffReped 18
Vesting Tentative Tract Map 15797 Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArza D)
City Council StaffReport
May 10, 1999
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 project 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 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.
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; and
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 carelskilled 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 applicable 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 acoustical 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.
Vesting Tt Map 15799(Bixby)-CC SUHRcwd 19
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council StaffReport
May 10, 1999
74. 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 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 overflights, and that in the event the Los Alamitos
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, 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 close of escrow.
K-3. All new structures shall provide roofing materials of a Class B roofing assembly or better.
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.
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 State are set at $1.72 per square foot of assessable space for residential
construction and $0.28 per square foot for commerciallindustrial projects.
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.
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.
Vcxing Tract Map 1M7(Bixby)-CC Star Report 20
Vesting Tentative Tract Map 15797 (Baby Ohl Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council StafReport
May 10, 1999
L.10. 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.
Lr12. 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. The study should 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 of
an independent, third party peer review of this study.
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 water systems.
M-1. 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:
❑ 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.
❑ 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.
❑ 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.
❑ All buildings and landscaping proposed for the site shall present a cohesive image with
attention to compatible materials, building proportion, signage, and architectural styles.
❑ 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.
❑ 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 visual impact of the project as viewed from Seal Beach
Boulevard, Lampson Avenue, Rossmoor Highlands, and the 405 Freeway.
❑ 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
structures, unless an integral part of the building's design, shall not exceed the maximum
allowed parapet elevation.
❑ Service areas shall be screened from off-site view and trash containers shall be enclosed
using materials complimentary to the commercial buildings.
Vewng Tmn Map 15M (Bixby) -CC Staff Repos 21
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council Staff Report
May 10, 1999
M-2. Prior to submittal of final project plans, a photomontage showing illustrative project
elevations in their proposed setting shall 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 Alamitos
and the Bixby Office Park would be altered by the proposed project. The photomontage shall
demonstrate compliance with Mitigation Measure M-1 above.
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. This
plan shall include a 40 -foot landscaped setback along the Seal Beach Boulevard frontage containing
the existing eucalyptus tree row.
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 the following
ratios: a) eucalyptus: 4 to 1 using 24 -inch box trees and b) non -eucalyptus: 2 to 1 using 36 -inch box
specimens.
M-10. 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.
The project proponent shall reimburse the City for the costs of an independent third party review of
lighting plans.
Durinn Project Construction - Prior to the Issuance of Certificates of Use and Occupancy
1. A copy of conditions, covenants and restrictions (CC&R's) proposed by the subdivider shall be
submitted to the Director of Development Services for review and approval. Occupancy
permits shall not be approved by the Building Department until said CC&R's have been
approved. (Department of Development Services Condition of Approval)
2. The developer shall provide mailbox facilities for each residence, subject to the approval of the
City Engineer, Director of Development Services and the Postmaster. (Department of
Development Services Condition of Approval)
3. For landscaping within the easement area adjacent to Seal Beach Boulevard, a landscape and
irrigation plan, prepared by a licensed landscape architect, shall be submitted to the Director of
Development Services for approval and a bond posted to guarantee against any defects in plant
materials and workmanship. A soils report for all planting areas within said easement area,
Veering Tad Map 15090(Bixby)-CC Staff Report 22
Nesting Tentahve Tract Map 15797 Bizby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council StailfReport
May 10, 1999
prepared by a qualified agricultural laboratory, shall be submitted to the Public Works
Department for approval at least 30 days prior to the planting date. Test results shall include
concentration of nitrogen, phosphorus, potassium, ph, salinity, sodium stratus, and boron
saturation extract. Additionally, an agreement shall be executed by the developer to provide for
ongoing maintenance of landscaping and roadways within said easement area. (Department of
Development Services Condition of Approval)
4. Sidewalks shall be continuous from "G" Street to Seal Beach Boulevard. Sidewalks shall be in
conformance with ADA requirements and Title 24. Handicap Access Ramps shall be provided
at each comer where sidewalks are required. (City Engineer Condition of Approval)
5. Sidewalks shall be provided around cul-de-sac at the park (Parcel 76). (City Engineer Condition
of Approval)
6. All utilities shall be underground. (City Engineer Condition of Approval)
7. On-site design and work shall be in accordance with the City of Seal Beach, Orange County
Flood Control District, Orange County Local Drainage Manual, and Orange County Fire
Authority requirements. (City Engineer Condition of Approval)
8. Intersection improvements shall meet Caltrans, City of Seal Beach, and OCEMA requirements
for design and safety requirements. (City Engineer Condition of Approval)
9. All existing public improvements at the development site which are damaged due to
construction, cracked, or otherwise below standard, shall be removed and replaced to the
satisfaction of the City Engineer. (City Engineer Condition of Approval)
10. Prior to the issuance of certificates of use and occupancy, each fire hydrant shall have a blue
reflective pavement marker indicating its location on the street or drive per Orange County Fire
Authority standards. On private property, these markers are to be maintained in good condition
by the property owner. (City Engineer Condition of Approval)
Ell? Mitigation Measures:
D-6. The amount of sediment movement during construction will be minimized by the use of
NPDES 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 NPDES.
D-10. All project drainage facilities shall be kept free from vegetation and debris that causes any
runoff to become impounded for more than five days.
Vesting Tract Map 15797 (Baby) - CC Staff Report 23
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
/5.64 -acre Residential Development (De %,lopmentArea D)
City Council Staff Report
May 10, 1999
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 1 using
36 -inch box specimens.
]-1. 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 8:00 AM to 5:00 PM on Monday through
Friday.
K-5. All water mains and hydrants shall provide required fire flows in accordance with
requirements of the Orange County Fire Authority.
K-6. All structures shall be constructed pursuant to Uniform Building Code requirements relative
to fire protection.
LA. 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, Public Works Department for review and approval prior to
project construction.
L-2. 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.
Lr3. 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.
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.
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 (Old Ranch Towne Center) and D to ensure privacy and screen views to and
from the adjacent residential neighborhood in Los Alamitos. These shall be completed prior to final
inspection of any building within these development areas.
M-11. Street, parking lot, and other common area lighting shall use low or high-pressure sodium
units, metal halide, clean lucalox or other efficient lighting technology.
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.
Vesting Trail Map 15799(Bixby)-CC Sniff Report 24
Vesting Tentadw Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council Stq/jReport
May 10, 1999
M-13. 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.
M-15. Paved areas should be textured and large expanses of concrete or high gloss tile should be
avoided.
N-2. An archaeologist and a Native American Monitor appointed by the City of Seal 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 activities result in the discovery of cultural resources,
the project proponents 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 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.
N-3. 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 General 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 Archaeological
and Historical Element 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.
N-4. 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.
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.
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
Vesting Tau Map 15097 (Bixby) -CC Staff Report 25
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council StaffReport
May 10, 1999
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 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.
N-7. 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, an Orange County Certified
Paleontologist shall prepare and complete a standard Paleontologic Resource Mitigation Program.
Prior to the Exoneration of Security
1. Prior to the exoneration of any security, the applicant shall submit one (1) duplicate mylar of the
final map and all public or private improvement plans, two (2) copies (one original and one
duplicate) of 35mm microfilm of the final map, public or private improvement plans, final
structure calculations, and computer analysis, if any, for all buildings, and the record drawings
of grading, landscape, and improvement plans to, and in a manner acceptable to, the City
Engineer. The microfilm shall be in 4"x 6" jackets with 6 frames per jacket. The computer
analysis may be submitted on standard IBM compatible floppy disks. (City Engineer Condition
of Approval)
2. Prior to the exoneration of any security, the applicant shall submit one (1) set of computerized
data, which is compatible with the City ARC/INFO system or DXF (Autocad) system, of the
record drawings of landscape and improvement plans to, and in a manner acceptable to, the City
Engineer. Maps should be tied to County of Orange control points (latest revision). Refer to
"Specifications for Digital Submission" as maintained by the Surveyor's Office of the County of
Orange for specific requirements of individual submittal. When requested by the City Engineer,
the applicant shall submit one (1) set of computerized data of computer generated structural
analysis and calculations. (City Engineer Condition of Approval)
This subdivision may include existing survey monuments which may be disturbed through
construction activities and deemed necessary for preservation by the City Engineer. If such
monuments were disturbed, the applicant shall have a licensed Land Surveyor or qualified
Registered Civil Engineer re-establish any such monumentation damaged or destroyed during
construction of project and file the comer records with the County Surveyor. Prior to the
exoneration of any security evidence of such filing shall be furnished to the City Engineer.
(City Engineer Condition of Approval)
Vesting Treat M" 15797(Buby)-CC Staffftepoe 26
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council Sta Report
May 10, 1999
Miscellaneous
1. The developer's contractor(s) shall provide the City with a Certificate of insurance evidencing a
comprehensive liability insurance policy with a combined single limit of not less than
$1,000,000 each occurrence in connection with the work performed. Certificate shall include
the City, its Council, officers, members of boards or commissions and employees as additional
Named Insureds with respect to all claims, actions, damages, liabilities and expenses, including
attorney's fees, arising out of or in connection with the work to be performed under the
development executed by the Named Insured and the City, including any act or omission of
employees, agents, subcontractors, or their employees. Such certificates shall have a 30 -day
cancellation notice to the City of Seal Beach. (Department of Development Services Condition
of Approval)
2. In the event that unknown wastes or underground storage tanks are discovered during grading
and/or construction which the contractor believes may involve hazardous materials, he/she shall:
A. Immediately stop all grading and/or construction work in the vicinity of the suspected
contamination.
B. Notify the project proponent and the Orange County Fire Authority.
C. Secure the area to restrict all vehicular and pedestrian access to and in the vicinity of
the suspected contamination.
D. Coordinate with the Orange County Fire Authority on needed testing of the substance
and development of recommendations on removal and disposition of the substance.
3. Excess private neighborhood park credits within the residential gated community will not be
eligible for transfer to any other area within the City. (Department of Development Services
Condition of Approval)
4. Residents of this tract shall have access to all private recreational areas located within this tract.
(City Engineer Condition of Approval)
s � �
Vesting Tact Map 15"7(Bixby)- CC SW Repm 27
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council &aJfRepon
May 10, 1999
ATTACHMENT 1A
"Access from Area A to Area Del and "Fire Access
Crasb Gate" drawings, prepared by Incledon Kirk
Engineers, dated May 6, 1999
Ve ing`tux Map 15797(Bixby)-CC SWTRepon 28
May -06-99 08:41A Incledon Kirk Engineers 7142411221
INCLEDON KIRK ENGINEERS SHEET OF 2
1700 ADAMS AVENUE. SUITE 214 JOB N0. 103-013
COSTA MESA CA 92628
PHONE (714)441-0606 (714)968-1221
FAX (714)241-1221
PROJECT OLD RANCH TOWN CENTER DATE- 5-6-99
CLIENT BIXBY RANCH COMPANY DRAWN BY� MI CHECKED BY:
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COSTA MESA. CA 92626
PHONE (714)241-0606 (714)968-1221
FAX (714)241-1221
PROJECT OLD RANCH TOWN CENTER
DATE. 5-6-99
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Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council StaffReport
May 10, 1999
ATTACHMENT 2
PLANNING COMMISSION RESOLUTION
NO. 99-10, A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY
OF SEAL BEACH RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF
VESTING TENTATIVE TRACT MAP NO.
15797
Vmtio&TY Map i5M(B by) -CC SWf R,wn 29
Vesting Tenlahve Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmenlAma D)
City Council SlaffReport
May 10, 1999
RESOLUTION NO. 99 - 10
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SEAL BEACH RECOMMENDING
TO THE CITY COUNCIL APPROVAL OF VESTING
TENTATIVE TRACT MAP NO. 15797
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES
HEREBY RESOLVE:
Section 1. On March 18, 1999, Bixby Ranch Company ("Applicant")
submitted Vesting Tentative Tract Map No. 15797 ("application") to the City of Seal Beach. The
Applicant seeks approval to subdivide a 15.64 -acre parcel into 75 residential home sites, in
conformance with the approved Bixby Old Ranch Towne Center plan.
Section 2. Pursuant to 14 Calif. Code of Regs. § 15305 and §§ B.B of the
City's Local CEQA Guidelines, the Planning Commission determines as follows: The application
for Vesting Tentative Tract Map No. 15797 for the Bixby Old Ranch Towne Center project is
within the scope of the project analyzed in the Bixby Old Ranch Towne Center EIR, certified by
the City Council on November 23, 1998, through the adoption of City Council Resolution No.
4660. Said resolution and the Findings and Statement of Overriding Considerations are
incorporated herein by reference.
Section 3. A duly noticed public hearing was held before the Planning
Commission on April 21, 1999 to consider the application. At the public hearing, Applicant's
representatives spoke in favor of the project, and several other persons spoke in favor of and in
opposition to the request.
Section 4. The record of the hearings indicates the following:
(a) Applicant seeks to establish the following uses as part of Vesting Tentative
Tract Map No. 15797:
a 75 detached single-family residences on 8.462 acres;
o a 7.029 acre parcel for private streets, utilities, open space and community park purposes:
and
Vcain,Tw M, 15M(Bixby)-CC SWTReport 30
Vesting Tentaliw Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council SmjjReport
May 10, 1999
❑ 0.149 acre parcel for a community policeltelevision studio for the City of Seal Beach
(e) Applicant is proposing to subdivide the property in accordance with the
City Council approved General Plan Amendments and Zone Change for implementation of the
Bixby Old Ranch Towne Center project.
(1) Said Vesting Tentative Tract Map is also consistent with the Development
Agreement approved for the Bixby Old Ranch Towne Center project, adopted by the City
Council Ordinance No. 1440.
(g) Vesting Tentative Tract Map (VTTM) 15797 will create the interior private
roadways, the proposed residential subdivision, and the proposed open space and community park
areas. This map subdivides the 15.64 -acre parcel into 75 single family residential lots, private
roadways, and private open space and community park areas. A summary of the proposed
residential subdivision is provided below:
❑ 75 single family residential lots, with minimum lot sizes of 4400 square feet, and an
average lot size of 4,914.73 square feet [minimum lot size of 2,500 square feet permitted
in the Residential Medium Density (RMD) Zone]
❑ 1 private street, utility, open space and community park lot, comprising 7.029 acres
❑ 1 lot, 50' x 130', for utilization by the City for a community policing/television studio
facility
❑ Private roadway system, only providing access to the residential subdivision with a single
access point at the intersection of Seal Beach Boulevard and Rossmoor Center Way.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Seal Beach does hereby make the following findings regarding Vesting Tentative Tract Map
15797:
9. Vesting Tentative Tract Map 15797 is consistent with the General Plan in that the map
would allow the construction of a maximum of 75 single family homes and a
community park area, in compliance with the land use entitlements approved through
the adoption of General Plan Amendment 98-1 Zone Change 98-1 - Development Area
D, and the adopted Development Agreement, on a 15.64 -acre parcel.
10. The site is physically suitable for the proposed type of development, in that residential
development will be limited to that portion of the property previously evaluated within
the Bixby Old Ranch Towne Center EIR, certified by the City Council on November
23, 1998.
Ve ,,Tr aMx 15M(Bixby)-CC StYRkepn 31
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council StaJfReport
May 10, 1999
11. The site is physically suitable for the proposed density of development and is consistent
with the development standards of the Residential Medium Density Zone, District 1,
which would allow a density of 17.4 units per acre as compared to 9.9 units per acre
approved herein. Proposed park area is approximately 99,000 square feet (2.27 acres),
approximately 73 % more land dedication than required by the provisions of the Code of
the City of Seal Beach..
12. The design of the subdivision is not likely to cause substantial environmental damage
because all mitigation measures contained in the EIR certified for this project have been
incorporated as conditions of approval and will be implemented.
13. The design of the subdivision is not likely to cause serious public health problems
because all necessary utilities and services are available to serve the project.
14. The design of the subdivision will not conflict with easements acquired by the public at
large for access through, or use of, property within the proposed subdivision because
all easements will be adequately preserved, maintained and/or abandoned with new
easements created.
15. The discharge of water from the subdivision into the existing Community sewer system
will not violate existing requirements prescribed by the local regional water quality
control board.
16. Pursuant to Section 15168 of the CEQA Guidelines, an EIR has been prepared and has
been certified by the City Council, along with a Statement of Finding's and Overriding
Considerations. This subdivision is within the scope of the certified EIR, which
adequately describes the general environmental setting of the project, its significant
environmental impacts, and the alternatives, and mitigation measures related to each
significant environmental effect, and that no additional environmental documentation is
needed.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of Seal Beach does recommend approval of Vesting Tentative Tract
Map 15797, subject to the attached conditions shown as "Exhibit A".
PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal
Beach at a meeting thereof held on the 21' day of April , 1999 by the following
vote:
vewosrm MV 15r (Bixby) -CC swrRe,xn 32
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopnentArea D)
City Council StaffRepart
May 10, 1999
AYES: Commissioners Cutull, Larson, Lyon and Chairman Brown
NOES: Commissioners None
ABSTAIN: Commissioners Hood
Brian M. Brown, M.D.
Chairman, Planning Commission
Lee Whittenberg, Secretary
Planning Commission
Va ,,Tut MV ISM (Bixby) -CC Sudflz on 33
Vesting Tenlatrw Trot Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council Staff Report
May 10, 1999
"EXHIBIT A"
CONDITIONS OF APPROVAL - VTTM 15797
Conditions of approval shall be those mitigation measures relating to the residential area of the
subject project, as determined by the City Council upon City Council approval of the
"Mitigation Monitoring Program" for the Bixby Old Ranch Towne Center Environmental
Impact Report, certified by the City Council on November 23, 1998. The specific mitigation
measures imposed as conditions of approval are set forth below, along with additional
conditions recommended by the City Engineer and the Director of Development Services. The
conditions are grouped according to the milestone to meet for completion of the condition:
Prior to the Release of a Final Mao by the Citv
5. A 10 -foot wide landscape easement be established along the northerly and easterly property
lines of VTTM 15797, covering Lots 6-11, 30-32, 4348, and 57-69. Said landscape easement
to be maintained by the Homeowner's Association established for VTTM 15797. (Department
of Development Services Condition of Approval)
6. A statement detailing the arrangements which the sub -divider proposes to make for the
operation and maintenance of common parcels and easements shall be submitted to the Director
of Development Services for review and approval. The Final Vesting Tentative Tract Map shall
not be approved by the City Council until said financial arrangement statement has been
approved. (Department of Development Services Condition of Approval)
7. Easements are required for water and sewer lines on-site and shall be filed at the time of the
review of the Final Vesting Tract Map review. An easement shall be required adjacent to Lots
70, 71, 72 and within Parcel 76. No street landscaping or improvements shall be allowed over
easements, unless approved by the City Engineer. (City Engineer Condition of Approval)
8. This project necessitates the construction of public and/or private infrastructure improvements.
Prior to the release of a final map by the City, the applicant shall construct, or enter into an
agreement and post security, in a form and amount acceptable to the City Engineer,
guaranteeing the construction of the following public and/or private improvements, marked with
"x" and listed below, in conformance with applicable City standards and the City's Capital
Improvement Policy. Items not required in conjunction with this project are marked "n/a." (City
Engineer Condition of Approval)
Vm ,,TM Mep 15M(aixby)-CC S4a Repos 34
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64-acre Residential Deeelopment (Develop nentArea D)
City Council SWffReport
May 10, 1999
X a. Street improvements including, but not limited to: pavement, curb and gutter,
medians, sidewalks, drive approaches, street lighting, signing, and striping.
X b. Traffic signal systems, interconnect and other traffic control and management
devices (as required by Transportation Planning and or Traffic Engineering).
X c. Storm drain facilities as required by Development Engineering to serve the
project.
n/a d. Subdrain facilities (as required by Building and Safety).
X e. Landscaping and computerized irrigation control system (for all public streets,
parks, public areas and preserved windrows).
X f. Sewer, reclaimed and/or domestic water systems, as required by the appropriate
sewer
and water districts as well as the Orange County Fire Authority when appropriate.
X g. Monumentation.
da h. Riding, hiking and bicycle trails adjacent to or through the project site.
X i. Undergrounding of existing overhead and proposed utility distribution lines.
j. Transit-related improvements depicted on the approved tentative map.
7. Prior to the release of a final map by the City, the applicant shall submit one (1) set of
computerized data of the final map which is compatible with the City ARC/VIEW system or
DXF (Autocad) system in a manner acceptable to the City Engineer. Maps should be tied to
County of Orange control points (latest revision). Refer to "Specifications for Digital
Submission" as maintained by the Surveyor's Office of the County of Orange for specific
requirements of individual submittal. (City Engineer Condition of Approval)
S. This subdivision may include existing survey monuments which may be disturbed through
construction activities. Certain existing survey monumentation may be deemed necessary for
preservation and perpetuation subsequent to final construction improvements associated with
this project. All survey monuments deemed necessary for perpetuation as recommended by the
design Civil Engineer and approved by the City Engineer shall be identified and shown on the
final map for perpetuation. Such survey monuments shall be preserved and referenced before
construction and if disturbed replaced after construction pursuant to Section 8771 of the
Business and Professions Code. Prior to release of a final map by the City, the applicant shall
VaitngTm M" 15M(Bixby) -CC SWr)Z p ft 35
Vesting Tentative Tract Map 15797 (Risby OldRancb Towne Center Pmjeci)
15.64 -acre Residential Development (Development Area D)
City Council StafJReport
May 10, 1999
submit to the City Engineer a statement noting whether any monuments will be disturbed.
(City Engineer Condition of Approval)
FJR Miligation Measures:
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.
K -l. 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 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.
L8. 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.
Prior to the Issuance of Precise Gradine Permits
5. Lot 76 of Vesting Tentative Tract Map No. 15797 includes private roadway, utility service
easements, open space and recreation areas. The Final Vesting Tentative Tract map shall create
a separate Lot for the recreation area at the end of the "G" Street cul-de-sac and said lot shall be
dedicated to the City of Seal Beach as a park area. Improvements to and maintenance of said
parcel shall be the responsibility of the project developer/homeowner's association, and said
development requirements and responsibilities shall be set forth in the CC&R's for VTTM
15797. (Department of Development Services Condition of Approval)
6. A Final Grading Plan shall be approved prior to performing any work on-site not permitted by
the Rough Grading Permit (Permit No. 18187). Prior to submittal for grading plans for review,
a written agreement from the Bixby Old Ranch Golf Course to accept drainage run-off or storm
water from the Tract No. 15797 shall be filed. No storm water or drainage shall be accepted on
Seal Beach Boulevard. All storm water and drainage shall be captured in catch basins and
conveyed through pipes to the nearest inlet. (City Engineer Condition of Approval)
7. This subdivision will result in soil disturbance of five (5) or more acres of land. Prior to the
issuance of preliminary or precise grading permits, the applicant shall provide the City Engineer
with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources
Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water
Vining Trza MV 1"7 (Bixby) - CC aWfRgxn 36
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Developmenl (Development Area D)
City Council SlaffReport
May 10, 1999
Resources Control Board or the Regional Water Quality Control Board, or a letter from either
agency stating that the NOI has been filed. (City Engineer Condition of Approval)
8. Prior to the issuance of grading permits, the applicant shall obtain coverage under the NPDES
Statewide Industrial Stornwater Permit for General Construction Activities from the State
Water Resources Control Board. Evidence that this requirement has been met shall be
submitted to the City Engineer. (City Engineer Condition of Approval)
8. Prior to the issuance of any grading permit, an Erosion Control Plan will be prepared to identify
specific measures for the Control of siltation, sedimentation and other soil materials. The Plan
will be implemented during the project construction period, Consistent with subarticle 13 of the
County of Orange Grading and Excavation Code and Grading Manual in a manner meeting the
approval of the City Engineer. (City Engineer Condition of Approval)
9. Prior to the issuance of grading permits (except where this Condition has been met through a
previously approved grading permit), the applicant shall provide documents disclosing all
recorded easements on the subject property to the City Engineer and these easements shall be
referenced on applicable grading plans. The applicant shall produce evidence that all utility
providers with recorded easements on the subject property, have been informed of the imminent
Construction activities in a format meeting the approval of the City Engineer and shall be shown
on the subject grading plans. (City Engineer Condition of Approval)
10. Hydrology and hydraulics submitted in Conjunction with the grading permit shall be reviewed
by the City Engineer. Please note that the County of Orange has recently amended thew Local
Drainage Manual and this project must be in conformance with it. (City Engineer Condition of
Approval)
FJR Mitigation Measures:
C -L 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.
Prior to the Issuance of Buildine Permits
12. The developer shall conform to all applicable provisions of the Code of the City of Seal Beach.
All requirements of the State Subdivision Map Act and the City's Subdivision Ordinance shall
be satisfied. (Department of Development Services Condition of Approval)
Ve ,,Tru* Map 15M(Baby) -CC St&fRryon 37
Vesting Tenla6ve Tract Mop 15797 (Bixby Old Ranch Towne Center Pmjecr)
15.64ccre Residential Development (Development Area D)
Ctly Council SmffReport
May 10, 1999
13. Building permits for residential Construction in VTfM 15797 shall not be issued by City until
City's inspectors have approved interior lath or drywall inspections for the commercial
construction of Retail "A", Retail `B", Retail "C", and Retail "D" structures in Development
Area A (VTTM 15767). (Department of Development Services Condition of Approval)
14. No building permit shall be issued for any lot within the boundaries of VTFM 15797 unless and
until a final subdivision tract map has been recorded. (Department of Development Services
Condition of Approval)
15. On-site water line shall be looped into the water lines provided within Tract No. 15767. Water
provided to the site shall be from the City of Seal Beach Water Department. Connection to the
system at lampson Avenue shall be at the owner's expense. An Emergency tie to Southern
California Water District shall be provided at Rossmoor Center Way and Seal Beach Boulevard
at owner's expense. All water and sewer Connections shall be made from the street side. (City
Engineer Condition of Approval)
16. A water, sewer and hydrology study shall be performed. Each document shall be a stand alone
report, detailing demand, usage, Calculations, and pipe sizes. Minimum storm drain pipe size
shall be 18 -inches. (City Engineer Condition of Approval)
17. Prior to the issuance of building permits, the applicant shall submit a construction phasing plan
for the subdivision to the Orange County Fire Authority, the Seal Beach Police Department and
the Director of Development Services. The plan shall demonstrate that emergency vehicle
access is adequate. (Department of Development Services Condition of Approval)
18. Prior to the issuance of building permits, the project developer will agree to construct and
underground, or enter into an agreement and post security guaranteeing the Construction and
undergrounding of, any planned utility lines such as telephone, electric and cable television
lines, and the undergrounding of any existing telephone lines. Design and Construction shall be
in accordance with plans and specifications meeting the approval of the City Engineer. (City
Engineer Condition of Approval)
19. Prior to the issuance of building permits, improvement plans for sewer lines, connections and
structures shall be the type installed in the location as specified in the "Guidelines Requiring
Separation Between Water Mains and Sanitary Sewers, Orange County Health Department,
1980", in a manner meeting the approval of the Director of Development Services. (Department
of Development Services Condition of Approval)
20. Prior to the issuance of building permits, the applicant shall submit for review and approval by
the Director of Development Services, water conservation measures that are consistent with
those described in "Memorandum of Understanding Regarding Urban Water Conservation in
Vaing TM My 15N7(Bixby)-CC SWfR,,xn 38
Vesting Tentative Traci Map 15797 (Bixby Old Ranch Towne Cenier Project)
15.64-acm Residential Developwn( (DevelopwraAma D)
City Council SlafReporr
May 10, 1999
California", as adopted by the Municipal Wata District of Orange County. (Department of
Development Services Condition of Approval)
21. Prior to the issuance of building permits, the applicant shall provide evidence to the Director of
Development Services of approval by the Orange County Fire Authority that the proposed
infrastructure for fire protection services will be adequate to serve the proposed development.
(Department of Development Services Condition of Approval)
22. Prior to the storage of combustible building materials on-site, fire hydrants or equivalent devices
capable of flow in amounts approved by the Orange County Fire Authority shall be in place and
operational to meet fire flow requirements. (Department of Development Services Condition of
Approval)
FIR Mitigation Measures:
A-1. Detailed development plans for Development Areas A, B and 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 of final subdivision
maps or plot plans.
G3. 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.
C4. 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.
G5. 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.
C-& All grading procedures, including soil excavation and Compaction, the placement of backfill,
and temporary excavation shall comply with City of Seal Beach standards.
C-7. Permanent art and fill slopes shall not exceed 2 to 1 (horizontal to vertical).
48. 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.
Planting with interim landscaping shall comply with NPDES Best Management Practices.
VWngrout MV 25197 oltxby) - CC SWfRryn 39
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Pmjecl)
15.64 -acre Residential Development (Development Area D)
City Council StajfReport
May 10, 1999
C-9. 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 zones will be required where
development is planned.
C-10. 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-2. The runoff from the 10 -acre area at the northwest comer 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 elevation 12.
D-5. The project shall reduce the 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 (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.
D-7 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 rapacity, pre -and post -project runoff volumes, and any necessary improvements to
accommodate proposed project runoff volumes.
D-8. Prior to the issuance of grading or building permits, a comprehensive Water Quality
Management Plan (WQMP) shall be prepared by a registered civil engineer or a registered
professional hydrologist 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 Seal Beach to insure compliance with applicable
NPDES permit requirements. The Plan shall include a combination of structural and non structural
Best Management Practices (BMPs) as outlined in Countywide NPDES Drainage Area
Management Plan.
E -l. 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 Plan 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.
Vaung Trx MV 15M(&xby)-CC SY Rqp 40
Vesting Tentaaw Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
City Council StaJfRepon
May 10, 1999
F-1. 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 approval of the Director of Public
Works for the "fair share" costs of highway improvements attributed to the proposed project.
G-1. 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 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.
H-1. Development plans will be provided to the Southern Califomia 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.
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.
J-2. 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 raise 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 project plans illustrating height, location and construction in a manner meeting the
approval of the Director of Development Services,
ve ngrm stw 15n7(a.ey). cc awra� 41
Vesting Tewafiw Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential De elopwnt (Develop nentArea D)
City Council StaJfRepori
May 10, 1999
D. Prior to the issuance of any Certificates of Use and Occupancy, field testing in
accordance with Tide 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.
J-3. All structures shall be sound attenuated against the combined impact of all present and
projected raise from exterior noise sources to meet the interior noise criteria as set forth below:
a) commercial - 50 CNEL;
b) hotel - 45 CNEL; and
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 carelskilled 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 ani 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 applicable 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 acoustical 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 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 overflights, and that in the event the Los Alamitos
Vmiog Tact Map 15"7 Bixby) -CC SWrRepon 42
i Vesting Tenlatitt Tract Map 15797 (Blrby Old Ranch Towne Center Project)
15.64dcre Residential Development (DevelopmentArea D)
Cary Council SlajfReporl
May 10. 1999
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, 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 Cleric within three working
days after the close of escrow.
K-3. All new structures shall provide roofing materials of a Class B roofing assembly or better.
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.
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 State are set at $1.72 per square foot of assessable space for residential
construction and $0.28 per square foot for commercial/industrial projects.
Ir5. 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.
Irl. 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.
410. 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.
I.12. 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. The study should assess available
water resources and improvements to the water system required to serve the proposed project and
mea 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 of
an independent, third party peer review of this study.
Ve g TM Map 15"7(Bixby)-CC SuItRrymt 43
Vesting Tentative Tracl Map 15797 (Risby Old Ranch Towne Center Project)
15.64acre Residential Development (Development Area D)
City Council Staff Report
May 10, 1999
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 water systems.
M-1. 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:
a 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.
a 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.
o 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.
o All buildings and landscaping proposed for the site shall present a Cohesive image with
attention to compatible materials, building proportion, signage, and architectural styles.
o 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.
o 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 visual impact of the project as viewed from Seal Beach
Boulevard, Lampson Avenue, Rossmoor 1-lighlands, and the 405 Freeway.
o 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
structures, unless an integral part of the building's design, shall not exceed the maximum
allowed parapet elevation.
o Service areas shall be screened from off-site view and trash containers shall be enclosed
using materials complimentary to the Commercial buildings.
M-2. Prior to submittal of final project plans, a photomontage showing illustrative project
elevations in their proposed setting shall 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 }Hghlands in Los Alamitos
and the Bixby Office Park would be altered by the proposed project. The photomontage shall
demonstrate Compliance with Mitigation Measure M-1 above.
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
Ve4n8Tna A4p 15797(Biby)-CC SUITRepon 44
Vesting Tentafive Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council Staff Report
May 10, 1999
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 following
ratios: a) eucalyptus: 4 to 1 using 24 -inch box trees and b) non -eucalyptus: 2 to 1 using 36 -inch box
specimens.
M-10. 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.
The project proponent shall reimburse the City for the costs of an independent third party review of
lighting plans.
Dunne Proiect Construction - Prior to the Issuance of Certificates of Use and Occupancy
11. A copy of conditions, covenants and restrictions (CC&R's) proposed by the subdivider shall be
submitted to the Director of Development Services for review and approval. Occupancy
permits shall not be approved by the Building Department until said CC&R's have been
approved. (Department of Development Services Condition of Approval)
12. The developer shall provide mailbox facilities for each residence, subject to the approval of the
City Engineer, Director of Development Services and the Postmaster. (Department of
Development Services Condition of Approval)
13. For landscaping within the easement area adjacent to Seal Beach Boulevard, a landscape and
irrigation plan, prepared by a licensed landscape architect, shall be submitted to the Director of
Development Services for approval and a bond posted to guarantee against any defects in plant
materials and workmanship. A soils report for all planting areas within said easement area,
prepared by a qualified agricultural laboratory, shall be submitted to the Public Works
Department for approval at least 30 days prior to the planting date. Test results shall include
concentration of nitrogen, phosphorus, potassium, ph, salinity, sodium stratus, and boron
saturation extract. Additionally, an agreement shall be executed by the developer to provide for
ongoing maintenance of landscaping and roadways within said easement area. (Department of
Development Services Condition of Approval)
14. Sidewalks shall be continuous from "G" Street to Seal Beach Boulevard. Sidewalks shall be in
conformance with ADA requirements and Title 24. Handicap Access Ramps shall be provided
at each corner where sidewalks are required. (City Engineer Condition of Approval)
Vmina Taw Map 15W70B by) -CC SU Rs ft 45
Vesting Tentafiw Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64ticm Residential Development (Development Area D)
City Council St4/JReport
May 10, 1999
15. Sidewalks shall be provided around cul-de-sac at the park (Parcel 76). (City Engineer Condition
of Approval)
16. All utilities shall be underground. (City Engineer Condition of Approval)
17. On-site design and work shall be in accordance with the City of Seal Beach, Orange County
Flood Control District, Orange County Local Drainage Manual, and Orange County Fire
Authority requirements. (City Engineer Condition of Approval)
18. Intersection improvements shall meet Caltrans, City of Seal Beach, and OCEMA requirements
for design and safety requirements. (City Engineer Condition of Approval)
19. All existing public improvements at the development site which are damaged due to
construction, cracked, or otherwise below standard, shall be removed and replaced to the
satisfaction of the City Engineer. (City Engineer Condition of Approval)
20. Prior to the issuance of certificates of use and occupancy, each fire hydrant shall have a blue
reflective pavement marker indicating its location on the street or drive per Orange County Fire
Authority standards. On private property, these markers are to be maintained in good condition
by the property owner. (City Engineer Condition of Approval)
FJR Mitigation Measures:
D-6. The amount of sediment movement during construction will be minimized by the use of
NPDES 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 NPDES.
D-10. All project drainage facilities shall be kept free from vegetation and debris that causes any
runoff to become impounded for more than five days.
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 1 using
36 -inch box specimens.
J-1. 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 8:00 AM to 5:00 PM on Monday through
Friday.
VWingTM M,p ISM (Bixby) -CC Sufaepwt 46
Vesting Tentative Tract Map 15797 (Bixby O/d Ranch Towne Center Project)
15.64dcre Residential Development (Development Area D)
City Council Staff Report
May 10, 1999
K-5. All water mains and hydrants shall provide required fire flows in accordance with
requirements of the Orange County Fire Authority.
KS. All structures shall be constructed pursuant to Uniform Building Code requirements relative
to fire protection.
L-1. 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, Public Works Department for review and approval prior to
project construction.
1,2. 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 available 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.
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 (Old Ranch Towne Center) and D to ensure privacy and screen views to and
from the adjacent residential neighborhood in Los Alamitos. These shall be completed prior to final
inspection of any building within these development areas.
M-11. Street, parking lot, and other common area lighting shall use low or high-pressure sodium
units, metal halide, clean lucalox or other efficient lighting technology.
M-12. All outdoor lighting should be shielded, directed downward, and have sharp cutoff qualities
at property lines, in order to minimize light and glare spillover effects.
M-13. 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.
M-15. Paved areas should be textured and large expanses of concrete or high gloss tile should be
avoided.
N-2. An archaeologist and a Native American Monitor appointed by the City of Seal 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
Vw6ng Tref Map 15197(Bixby) -CC gWTRe n 47
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64bcre Residential Demlop hent (Development Area D)
Cory Council Staff Report
May 10, 1999
elevation. If any earth removal 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 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 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.
N-3. 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 General 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 Archaeological
and Historical Element 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.
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.
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 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.
N-7. 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
Veiling TrW M" l5797(Bixby) -CC SulrRs n 48
Vesting Tentative Tract Map 15797 (Bixby Ofd Ranch Towne Center Projecl)
15.64 -acre Residential Development (DevelopmentAma D)
Ciry Council Staff Report
May 10, 1999
Development Services Department. With direction from the City, an Orange County Certified
Paleontologist shall prepare and complete a standard Paleontologic Resource Mitigation Program.
Prior to the Exoneration of Security
4. Prior to the exoneration of any security, the applicant shall submit one (1) duplicate mylar of the
final map and all public or private improvement plans, two (2) copies (one original and one
duplicate) of 35mm microfilm of the final map, public or private improvement plans, final
structure calculations, and computer analysis, if any, for all buildings, and the record drawings
of grading, landscape, and improvement plans to, and in a manner acceptable to, the City
Engineer. The microfilm shall be in 4"x 6" jackets with 6 frames per jacket. The computer
analysis may be submitted on standard IBM Compatible floppy disks. (City Engineer Condition
of Approval)
5. Prior to the exoneration of any security, the applicant shall submit one (1) set of Computerized
data, which is Compatible with the City ARCINFO system or DXF (Autocad) system, of the
record drawings of landscape and improvement plans to, and in a manner acceptable to, the City
Engineer. Maps should be tied to County of Orange Control points (latest revision). Refer to
"Specifications for Digital Submission" as maintained by the Surveyor's Office of the County of
Orange for specific requirements of individual submittal. When requested by the City Engineer,
the applicant shall submit one (1) set of computerized data of computer generated structural
analysis and calculations. (City Engineer Condition of Approval)
6. This subdivision may include existing survey monuments which may be disturbed through
Construction activities and deemed necessary for preservation by the City Engineer. If such
monuments were disturbed, the applicant shall have a licensed Land Surveyor or qualified
Registered Civil Engineer re-establish any such monumentation damaged or destroyed during
Construction of project and file the comer records with the County Surveyor. Prior to the
exoneration of any security evidence of such filing shall be furnished to the City Engineer.
(City Engineer Condition of Approval)
Miscellaneous
3. The developer's contractor(s) shall provide the City with a Certificate of Insurance evidencing a
comprehensive liability insurance policy with a combined single limit of not less than
$1,000,000 each occurrence in Connection with the work performed. Certificate shall include
the City, its Council, officers, members of boards or commissions and employees as additional
Named Insureds with respect to all claims, actions, damages, liabilities and expenses, including
attorney's fees, arising out of or in connection with the work to be performed under the
development executed by the Named Insured and the City, including any act or omission of
employees, agents, subcontractors, or their employees. Such certificates shall have a 3Pday
Vming T. MV I5797(aixby)-CC gWfRe d 49
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
City Council Staff Report
May 10, 1999
cancellation notice to the City of Seal Beach. (Department of Development Services Condition
of Approval)
4. In the event that unknown wastes or underground storage tanks are discovered during grading
and/or construction which the contractor believes may involve hazardous materials, he/she shall:
A. Immediately stop all grading and/or construction work in the vicinity of the suspected
contamination.
B. Notify the project proponent and the Orange County Fire Authority.
C. Secure the area to restrict all vehicular and pedestrian access to and in the vicinity of
the suspected contamination.
E. Coordinate with the Orange County Fire Authority on needed testing of the substance
and development of recommendations on removal and disposition of the substance.
5. Excess private neighborhood park credits within the residential gated community will not be
eligible for transfer to any other area within the City. (Department of Development Services
Condition of Approval)
6. Residents of this tract shall have access to all private recreational areas located within this tract.
(City Engineer Condition of Approval)
VnYvg Tou Map 15W7(M.by)-CC SIan Rs n 50
Vesting Tentative Tract Map /5797 (Bixby Old Ranch Towne Center Project)
15.60 -acre Residential Development (DevelopmentArea D)
City Council Shi fReport
May 10, 1999
ATTACHMENT 3
PLANNING COMMISSION MINUTES,
APRIL 21, 1999
Vining Trwx MV 15M (Bixby) -CC StxRRe ft 51
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Chairman Brown had no comments.
Mr. Steele stated for clarification purposes that the environmental impact report had an
extensive review of biological resources and habitats. Mr. Whittenberg stated that the
Coastal Zone boundary within the City does not exceed north of Westminster Avenue
and the boundary has not changed since the inception of the Coastal Act.
MOTION by Larson; SECOND by Lyon to approve Eucalyptus Tree Permit 99-1 through
Resolution No. 99-6.
MOTION CARRIED: 4-0
AYES: Brown, Cutuli, Larson and Lyon
ABSTAIN: Hood
Mr. Steele advised there is a ten-day calendar appeal period to the City Council. The
Commissioner action is final tonight and the appeal period begins tomorrow morning.
6. Vesting Tentative Tract Map Number 15797
Seal Beach Boulevard and Rossmoor Center Way — Bixby Old Ranch Properties
Applicant/Owner: Bixby Ranch Company
Request: To approve a 75 -lot residential subdivision with recreation
facilities and private roadways in conjunction with the
approved Bixby Old Ranch Towne Center Project.
Staff Report
Mr. Whittenberg delivered the staff report. (Staff report on file in the Planning
Department for inspection.) The request is a vesting tentative map application for the
creation of 75 residential lots in conjunction with the Old Bixby Towne Center Project.
The project was initially approved by the City Council and this application is for the
specific subdivision design. The vesting map complies with the conditions of approval
of the General Plan Amendment, Zone Changes and the stipulations of the
development agreement that limit the number of residential parcels to 75.
The proposal is to place a 75 lot residential subdivision at the northern portion of the
development near Seal Beach Boulevard and Rossmoor Center Way. The proposed
park exceeds the cities land dedication by approximately 70%.
The Planning Department and City Engineer have reviewed the vesting map and
conditions of approval are included. The 111 conditions of approval are based on
mitigation measures of the environmental impact report (EIR) and the Planning and
Engineering Departments of the City.
Staff is recommending two changes to the conditions of approval. The 10 -foot
landscape area is created by a recorded easement to ensure that no structures could
be placed in this area and the responsibility of maintenance will be with the property
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City of Seal Beach Planning Commission -Minutes of the April 21, 1999 Meeting
owner. The second condition proposed to be changed is that the specific location of the
emergency tie for the water line be eliminated so that the emergency tie can be placed
in the best location (at the owner's expense) according to the City Engineer.
The request is before the Commission since the project approval by the City Council
identified approval of a residential tract and this vesting map shows the specific location
and layout of the lots and proposed roads and that no map was available during the
previous public hearings on the project.
Staff is recommending approval of the vesting tentative map subject to the conditions of
approval as listed in the resolution of approval.
Commission Questions to Staff
Mr. Steele stated that staff had considered shared access or shared driveways of the
proposed driveways and access points for the residential subdivision and commercial
component that would also provide an entryway for the commercial center. The specific
location was studied by the traffic engineer and City Engineer and it was determined
that from a safety and traffic perspective that a shared acoessway would not be a
workable solution and is not included in the documents this evening.
Commissioner Cutuli had a question regarding the size of the proposed lots. Mr.
Whittenberg could not state the actual average, but the average lot is approximately
between 4,800 and 4,900 square feet and the smallest lot is approximately 4,200
square feet. The minimum lot size for this zone is 2,500 square feet so the proposed
lots are much larger than required.
Chairman Brown stated that some conditions of approval listed do not seem to apply to
this application and questioned why they were included. Mr. Whittenberg stated the
conditions approved for the previous church use were not changed by the City Council,
therefore, the conditions are still applicable for the residential development. Chairman
Brown clarified his question that these conditions of approval were taken directly from
the EIR. Mr. Whittenberg stated that they were adopted mitigation measures from the
EIR.
Public Hearing
Chairman Brown opened the public hearing.
Ron Bradshaw • Bixby Ranch Comoanv
Mr. Bradshaw stated that no formal presentation has been prepared and that the project
engineer is available for questions.
Chairman Brown asked about sidewalks within the tract area. Mr. Whittenberg stated
that the map shows sidewalks on the sides of some streets but not each side of each
street. Chairman Brown asked whose decision it was to place the sidewalks on one
side of the street versus the other. Mr. Whittenberg responded that would be the
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decision of the City Engineer and ensure that the configuration conforms to the
requirements of the American with Disabilities Act. Chairman Brown asked if the
applicant set up the design and Mr. Whittenberg responded that the applicant proposes
a design to the City and the City makes the ultimate decision.
Mr. Bradshaw stated the intent of the developer is to submit an application for a parcel
map with a lot line adjustment at which a builder will be selected who will be very
involved with the preparation of the final map and the types and actual locations of the
sidewalks.
Chairman Brown suggested that lot 31 is very small and strangely configured and it
might be a better use as a tot lot and place the lot somewhere else.
Mr. Bradshaw did not think it would be a major issue to change that at this time.
Chairman Brown closed the public hearing.
Commission Deliberation
Commissioner Lyon had no comments.
Commissioner Cutuli had no comments.
Commissioner Hood had a question about potential danger as identified by the traffic
engineer and City Engineer of a shared access driveway. Mr. Steele stated that from
the safety perspective and traffic perspective that the concept of a shared access
driveway is not the best plan for this project. Commissioner Hood pointed out that there
would be less traffic on this access way than the current traffic patterns for College Park
East. Commissioner Hood also had questions regarding public and private streets. Mr.
Whittenberg and Mr. Steele answered the questions regarding the difference.
Commissioner Larson had no comments
Chairman Brown had not comments
MOTION by Larson; SECOND by Lyon to approve Vesting Tentative Map Number
15797 through Resolution No. 99-10 with the changes as proposed by staff.
MOTION CARRIED: 4-1
AYES: Brown, Cutuli, Larson and Lyon
NOE: Hood
Mr. Whittenberg stated that state law requires that the City Council approve the vesting
map so there is no appeal period. The application will automatically be heard by the
City Council.
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STAFF CONCERNS
Mr. Whittenberg thanked Ms. DeHaven for her time and service to the City. Mr. Steele
introduced Ms. Patricia Oliver who will be transitioning in as Assistant City Attorney.
ADJOURNMENT
Chairman Brown adjourned the meeting at 10:17 p.m.
Respectfully Submitted,
Maryann DeHaven
Planner
Department of Development Services
APPROVAL
The Planning Commission Minutes of April 21, 1999 were approved by the Commission
on May , 1999.
Page 16
Vesting Tentative Tract Map 15797 Bishy Old Ranch Towne Center Project)
15.64a Residential Development (Development Area D)
City Council Staff Report
May 10, 1999
ATTACHMENT 4
PLANNING COMMISSION STAFF REPORT
DATED APRIL 21, 1999
Va ,,Tera Map)5W7(Bixby)-CC SIaRRe d 52
April 21, 1999
STAFF REPORT
TO: Chairman and Members of the Planning Commission
From: Lee Whittenberg, Director of Development Services
Subject: VESTING TENTATIVE TRACT MAP NO. 15797
(BIXBY OLD RANCH — 15.64 -ACRE, 75 -LOT
RESIDENTIAL DEVELOPMENT)
GENERAL DESCRIPTION
BIXBY RANCH COMPANY
BIXBY RANCH COMPANY
SEAL BEACH BOULEVARD AND ROSSMOOR CENTER WAY —
BIXBY OLD RANCH PROPERTIES
of Property: RESIDENTIAL MEDIUM DENSITY (RMD) AND PUBLIC LAND
USE/RECREATION (PLU/R) ZONES
TO APPROVE A 75 -LOT RESIDENTIAL SUBDIVISION WITH
RECREATION FACILITIES AND PRIVATE ROADWAYS IN
CONJUNCTION WITH THE APPROVED BIXBY OLD RANCH
TOWNE CENTER PROJECT. SEE "DISCUSSION" SECTION
BELOW FOR DETAILED SUBDIVISION REQUESTS.
Review: THIS PERMIT REQUEST HAS BEEN ANALYZED AS A COMPONENT
OF THE BIXBY OLD RANCH TOWNE CENTER EIR.
Code Sections: CHAPTER 21, ARTICLE X, CODE OF THE CITY OF SEAL BEACH
APPROVE, SUBJECT TO CONDITIONS BY THE ADOPTION OF
RESOLUTION No. 99-10
C:Wy DocumcnU Suba iWxiowWeaing Tree Map 15797 (Bixby) - a Sud Repoa4o 'L W W4-1599
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission .S'67fJReport
April 21, 1999
RECOMMENDATION:
Recommend approval to the City Council of Vesting Tentative Tract Map (VTTM) 15797 through
the adoption of Resolution No. 99-10,
Requested Action:
The applicant has requested approval of VTTM 15797, one of the City approvals necessary to
enable the development and sale of 75 single-family residences already approved by the City
Council. The role of the Planning Commission with regard to this application is only to review
the proposed map for conformance with the Subdivision Map Act, the General Plan, and the
City's subdivision requirements. It is important to note that this hearing is not an occasion to
revisit the policy issues regarding the development of residences on the subject property. Those
policy decisions have been adopted by the City Council. The standard of review for the Planning
Commission now is conformance with the General Plan and applicable subdivision requirements
only; disagreement or disapproval of the concept of residential development or the project as a
whole are not legally defensible grounds for denial of the requested Map.
Compliance with Approved Development Agreement:
VTTM 15797 has been reviewed for conformance with the provisions of the Development
Agreement approved by the City Council for the residential component of the project. The
Development Agreement is a contract between the City and the project developer that provides
specific language regarding the certainty of the development process for the Bixby Old Ranch
Towne Center project. The development agreement sets forth the following language in Section
1.2, Statement of Benefits and Section 4.2, Cooceration and Implementation:
"Because of the complexities of development of the Property, certainty in land use,
density and intensity to both the City and the Owner in the development process is
an absolute necessity. Development of the Property necessitates a significant
commitment of resources by Owner in order for such development to be completed
successfully. Accordingly, in rtxnm for the commitments contained herein, City
desires to make a commitment to the certainty of the development process for the
Property, as further refined by this Agreement."
"In consideration of the substantial improvements and benefits to be provided by
Owner pursuant to this Agreement, in consideration of Owner's agreement to
provide certain recreational facilities as set forth in this Agreement, and in order to
strengthen the public planning process and reduce the economic costs of
Vsaing Trm Map 15797 (Bixby) - K Suf{ R,.
Vesting Tentative Tract Afap 15797 (Btxbv Old Ranch Toe ne Center Project)
15.64 -acre Residential Oevelopment (Development Areal))
Planning Commission.5'taffRepori
April 21, 1999
development, by this Agreement, the City provides Owner assurance that it can
proceed with the development of the Property for the tern of this Agreement
pursuant to the land use, density and intensity specified in the Zoning Ordinance,
the Project Approvals and this Agreement. Owner would not enter into this
Agreement or agree to provide the public benefits and improvements described in
this Agreement if it were not for the agreement of the City that the Property can be
developed during the term of this Agreement in accordance with the Zoning
Ordinance and Project Approvals land use, density and intensity except as
expressly provided otherwise herein."
"4.2 Cooperation and Implementation
4.2.1 City represents that it will cooperate with Owner to the fullest extent
reasonable and feasible to implement this Agreement. Upon satisfactory
completion by Owner of all of its preliminary actions and payments of appropriate
fees, City shall promptly commence and diligently proceed to complete all steps
necessary for the implementation of this Agreement and the development of the
Property in accordance with the terms of this Agreement, including, but not
limited to, the processing and checking of any and all Project Approvals,
agreements, covenants and related matters required under the conditions of this
Agreement, building plans and specifications, and any other plans necessary for
the development of the Property, requests for inspections and certificates of
occupancy, filed by or on behalf of Owner. Owner shall, in a timely manner,
provide City with all documents, plans and other information necessary for City to
carry out its obligations hereunder."
Below is a summary of the provisions of the Development Agreement and Operating
Memorandum No. 1 that are appficable specifically to the proposed residential subdivision:
"3.1.1.1 AreaD. Area D may be subdivided into not more than 90 parcels,
of which not more than 75 parcels shall be residential lots, with the exact number
to be determined at the discretion of the Owner, including a 2.5 -acre park. Uses
on parcels within Area D shall be limited to the type of uses which are permitted
by the Applicable Rules and generally and reasonably recognized to be of a lesser
intensity of use than retail/cottunercial uses as specified in the Project Approvals,
so as to provide a buffer between Area A and the existing residential uses adjacent
to Area D. In addition to such designated uses, the Planning Commission or City
Council may determine that any other use otherwise permitted by the Applicable
Rules is consistent with this criteria or may be made consistent with this criteria by
the imposition of specific operating or construction conditions."
Visaing Toa Map 15797 (Bixby) PC Staffacpm 1
Vesting Tentative Tract Map 15797 (Bixby 01dRanch Towne Center Project)
JIM -acre Residential Development (DevelopmentArea D)
Planning Commission .SlaffReport
April2l, 1999
"3.1.2.7 project Phasine. Building permits for residential construction in
Area D shall not be issued by City until City's inspectors have approved interior
lath or drywall inspections for the commercial construction of Retail "A", Retail
"B", Retail "C", and Retail "D" structures in Development Area A."
"3.2.5.2 Commo b Police Center. Owner agrees to construct the facility
and offer to dedicate such facility, and the real property beneath it, to the City.
Owner shall construct building shell improvements for such facility prior to the
issuance of any occupancy permits for the housing development contemplated for
Area D. Owner shall provide to City an additional tenant improvement allowance
of $30,000, so that the total amount of allowance given by Owner to the City for
tenant improvements, furnishings, and fixtures for the community police/public
use center shall be $50,000. Upon City acceptance of such dedication, the City
shall own the facility and shall be responsible for all maintenance of such land
and improvements and for all utility use. This offer of dedication shall become
effective on the Effective Date and shall remain in effect for the Term of this
Agreement."
The project as submitted is in compliance with each of these provisions of the Development
Agreement.
General Description:
Bixby Ranch Company has received approval of the required General Plan Amendment and Zone
Change (Bixby Old Ranch Towne Center EIR (certified by City Council Resolution No. 4660),
General Plan Amendments (approved by City Council Resolutions 4661, Land Use Element;
Resolution No. 4662, Open Space/Recreation/Conservation Element; Resolution No. 4664, Housing
Element) and Zone Change 98-1, Development Area D (Ordinance No. 1439) previously to
establish the City Council approved 15.64 -acre residential parcel and to subdivide this site into a
total of not more than 75 residential parcels, as previously approved by the City Council through the
overall development approvals for the Bixby Old Ranch Towne Center Project, located along the
east side of Seal Beach Boulevard, between St. Cloud Drive and Rossmoor Center Way.
Discussion:
On March 18, 1999, Bixby Ranch Company filed an application for Vesting Tentative Tract Map
(VT M) 15797 to establish the City Council approved 15.64 -acre residential development parcel
and to subdivide this site into a total of 75 lots for residential development purposes; 1 lot for
private streets, open space and community park area; and, I lot for police substation/oommunity
television studio. The Director of Development Services and the City Engineer have reviewed
V.fi.9 Tran Map 13W7 (Bir by) • PC SUIT Rpm A
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
Planning Commission.5'tajfReport
April 21, 1999
VTTM 15797, and have determined it conforms to the requirements of the Subdivision Map Act
and all City ordinances. Staff therefore recommends the imposition of certain conditions as part of
the City Council determination to approve the proposed project in November, 1998. Staff has
prepared for Planning Commission consideration the appropriate resolution recommending approval
of VTTM 15797 to the City Council, based on the previous determinations of the City Council.
Overview of Vestine Mao Requirements and Pronosed Map:
The California Subdivision Map Act vests in the City the power to regulate and control the design
and improvement of subdivisions within its boundaries (Government Code § 66411). The
application before the Planning Commission for consideration is for a "vesting tentative tract
map". The approval of this map will expressly confer a vested right to proceed with the
development of the project, including 75 detached single family homes, in substantial compliance
with the ordinances, policies, and standards in effect at the time the application was deemed
complete. It should be noted that the developer already has certain "vested rights" to proceed,
guaranteed through the City Council's approval of the Development Agreement. Thus, the action
requested is of a more technical nature, necessary to facilitate the sale of the approved residences.
VTTM 15797 will create the interior roadways, the proposed residential subdivision, the proposed
open space and community park area, and a parcel of land to be developed with a police
substation/community television studio. This map subdivides the 15.64 -acre parcel into 75 single
family residential lots; private roadways, open space and community park areas; and a 50' x 130'
lot for locating the community police facility/television studio. A summary of the proposed
subdivision is provided below:
❑ 75 single family residential lots, with minimum lot sizes of 4400 square feet, and an
average lot size of 4,914.73 square feet [minimum lot size of 2,500 square feet permitted
in the Residential Medium Density (RMD) Zone]
❑ 1 private street, utility, open space and community park lot, comprising 7.029 acres
o I lot, 50' x 130', for utilization by the City for a community policing/television studio
facility
o Private roadway system, only providing access to the residential subdivision with a single
access point at the intersection of Seal Beach Boulevard and Rossmoor Center Way.
Of the proposed 75 residential lots, 15 will directly abut the "Rossmoor Highlands" community to
the north in the City of Los Alamitos, 13 will be adjacent to the boundary of the Los Alamitos
Armed Forces Reserve Center, and 4 lots will be adjacent to the proposed community park area.
The remaining 33 lots are interior lots, with 7 of those lots siding along the subdivision access
road adjacent to the commercial shopping center development to the south, with a minimum
setback from the commercial shopping center property line of approximately 44 feet.
b'eaing Tm Map 15797 (Bixby) - K gun Report
Vesting Tentative Traci A4ap 15797 (Birbv Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission SYaffReport
April ll, 1999
An open space area is provided along Seal Beach Boulevard, with the rear property lines of the
closest residential parcels being approximately 215' east of Seal Beach Boulevard. This area
includes the entrance into the subdivision at Rossmoor Center Way, with a secondary access drive
to the service station to the north of the project. Within this area is located the 50' x 130' (6,500
square feet) parcel for utilization by the City for a community policing/television studio facility.
A 30 -foot wide easement area to the City of Seal Beach is indicated across the entire frontage of
this area for landscape and sidewalk purposes. This arra, not including the City parcel for the
community policeltelevision studio is approximately 43,165 square feet in area (1 acre).
The major access roadway for the project is along the southerly portion of the property, adjacent
to the adjoining commercial shopping center development. A series of loop and cul-de-sac
roadways provide street access to the majority of the properties that are located to the north of the
major access roadway. All of the private streets are proposed to be 40 -feet in width, with a 36 -
foot roadway width and 4 -foot parkway areas.
Approximately 13 residential parcels, the community park and additional open space areas are
provided to the rear of the shopping center development. The closest residential lot to the
shopping center parcel has a 30 -foot landscape buffer provided, with the remaining parcels having
a 35 -foot to 115 -foot buffer area provided.
At the southerly portion of the residential subdivision a community park area is proposed. The
community park area is approximately 330' by 300' in size, comprising approximately 99,000
square feet (2.27 acres). A parking area for 10 cars is indicated for the park area. In addition,
the open space buffer area is connected to the park area and comprises approximately 21,000
square feet (0.48 acre). A 4 -foot landscaped area is provided along the south side of the access
roadway, adjacent to the shopping center property line.
Section 21-32.C.2 requires the dedication of 762 square feet of land area for each single-family
residence for park dedication purposes. The proposed 75 -lot subdivision would require 57,150
square feet (1.31 acres) of dedicated park land. The proposed park area is approximately 99,000
square feet (2.27 acres), approximately 73 % more land dedication than required by the provisions
of the Code the Citv of Seal Beach.
Findings to Approve VTTM 15797:
The vesting tentative tract map must be found in conformance with the General Plan (Government
Code § 66473.5). The map as proposed is in conformance with the General Plan and zoning
provisions of the City of Seal Beach, as adopted by the City Council in approving the Bixby Old
Ranch Towne Center project in November, 1998. General Plan land Use Element Amendment
Vesting Tran Map 15797(Bixby)-PCMaaRepon 6
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64acre Residential Development (Development Area D)
Planning Commission 5'taffReport
April 21, 1999
98-1 (City Council Resolution No. 4661) and Zone Change 98-1, Development Area D
(Ordinance No. 1439), changed the General Plan and zoning designations of the subject property
to Residential Medium Density and Public Land Use/Recreation.
In reviewing a request for approval of a vesting tentative tract map, the final decision-making
body is required to provide findings in conformance with the court tests set forth in Topanga
Ass'n fora Scenic Community v. County of Los AngeLes. The City is required to explain the legal
"footprint" which the City followed as it progressed from the facts presented through established
policies to the decision in granting or denying the requested map approval. Based upon the City
Council's determinations relative to the overall scope of the Bixby Old Ranch Towne Center
project, the Commission should determine the requested vesting tentative tract map is in the
public interest and recommend approval of the requests as proposed, or recommend approval of
the requests with modifications. When considering to recommend the approval or approval with
modification of the requested subdivision, the determinations of the Planning Commission must
not be arbitrary, capricious, or without evidentiary support. Further, the Planning Commission's
decision must be consistent with the City Council's determinations relative to the previously
approved General Plan amendments and zone changes.
In compliance with the approved mitigation measures adopted by the City Council for the Bixby
Old Ranch Towne Center Project, the following documents and reports have been filed with the
City:
❑ U.S. Army Corps of Engineers — letter of determination of no jurisdiction, dated March 9,
1999.
❑ State of California Department of Fish and Game — Streambed Alteration Agreement 5-
030-99, dated February 23, 1999.
❑ Water Quality Management Plan — Old Ranch Town Center, prepared by Incledon Kirk
Engineers, Inc., dated March 12, 1999
❑ Air Quality Management Plan — Old Ranch Towne Center, prepared by Mestre Greve,
dated March 17, 1999.
❑ Archaeological Determination of No Significance Memorandum, KEA Environmental,
dated March 18, 1999
In reviewing the proposed subdivision plan, several factors set forth below are evaluated to
determine consistency with findings required by the Subdivision Map Act and the Code of the
City of Seal Beach.
The site is physically suitable for the proposed type of development, in that residential
development will be limited to that portion of the property previously evaluated within the
Bixby Old Ranch Towne Center 17R, certified by the City Council on November 23, 1998.
The subject property is relatively flat, geologically stable, and is bounded on one side by
Vining Tan Map 15797(Bixby)-PC SWtRepan 7
Vesting Tentative Trac( Map 15797 (Bixby 01dRanch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
Planning Commission StafJReport
April 21, 1999
existing residential development. More than adequate vehicular accessibility is available
utilizing existing infrastructure. At the time of City Council approval, the City Council
approved several project revisions, one of which was the substitution of single-family
residential and park uses for institutional uses previously proposed on the subject development
area (Area D), and another was the shifting of the commercial shopping center north of St.
Cloud. The City Council then adopted Ordinance No. 1439, which defined Development Area
D and approved the appropriate Zone Change for the subject area from General Commercial
(C-2) and Recreation Golf (R -G) to Residential Medium Density (RMD) and Public Land
Use/Recreation (PLU/R). This project modification was evaluated within the Certified EIR as
Alternative E, and this alternative evaluated the potential for 125 residential units on the
subject area. The City Council approval of Ordinance No. 1439 references the subject
tentative tract map, which indicates 75 residential lots, in compliance with the provisions of
Section 3.1.1.1 of the adopted Development Agreement. For further information regarding
this issue, please review pages VII -39 to VII -42 of the certified EIR and City Council
Resolution No. 4660.
The site is physically suitable for the proposed density of development and is consistent with
the development standards of the Residential Medium Density Zone, District 1. The certified
EIR evaluated the potential development of the subject area with a maximum of 125 residential
units, and determined that all significant project impacts of this alternative were eliminated or
maintained at a level equal to that associated with the proposed project. The site is a 15.64 -
acre site, with appropriate access availability to Seal Beach Boulevard, and provides lots with a
minimum area of 4,400 square feet. The development standards for the RMD Zone, District
1, allows for lots with a minimum of 25 feet of frontage and 2,500 square feet of land area.
All of the proposed lots are larger than these minimum standards. In addition, the proposed
subdivision park area is approximately 99,000 square feet (2.27 acres), approximately 73 % more
land dedication than required by the provisions of the Code of the City of Sea] Beach.
The design of the subdivision is not likely to cause substantial environmental damage because
all mitigation measures contained in the EIR certified for this project have been incorporated as
conditions of approval and will be implemented. At the time of City Council approval of the
project, including the substitution of single-family residential and park uses for institutional
uses previously proposed on the subject development area (Area D), the City Council adopted
Resolution No. 4660, certifying the EIR and adopting the Mitigation Monitoring Program,
Findings and Facts in Support of Findings as required by CEQA, and a Statement of
Overriding Considerations. The City Council then adopted Ordinance No. 1439, which
defined Development Area D and approved the appropriate Zone Change for the subject area
from General Commercial (C-2) and Recreation Golf (R -G) to Residential Medium Density
(RMD) and Public Land Use/Recreation (PLU/R).
Vening Trus Map ISM (Bixby) - K ftff Report
Vesting Tentah've Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentAma D)
Planning Commission Staff Report
April2l. 1999
The following adopted mitigation measures will be included as conditions of approval for the
proposed subdivision: A-1, C-2 to C-9, D-10 TO D-14, E-1, G-1 and G-2, H-1 to H-3, J-1 to
J-4, K-1, Ll to L9, M-1 to M-4, M-9 to M-13, M-15, N-1 to N-6. Please refer to City
Council Resolution No. 4660 for further information regarding the Mitigation Monitoring
Program, Findings and Facts in Support of Findings as required by CEQA, and the Statement
of Overriding Considerations.
The design of the subdivision is not likely to cause serious public health problems because all
necessary utilities and services are available to serve the project. Standard City development
standards require the provision of all required public services, including domestic water, sewer
and storm drains, electricity, and telephone services. In addition, standard City development
standards require the provision of adequate roadway widths for fire and police protection
capabilities, refuse disposal, and other required public utility and services. Please refer to
Sections V.F., V.H., V.K., and V.L. of the certified EIR for further discussion of these issues and
to City Council Resolution No. 4660 for further information regarding the Mitigation
Monitoring Program, Findings and Facts in Support of Findings as required by CEQA, and the
Statement of Overriding Considerations.
The design of the subdivision will not conflict with easements acquired by the public at large
for access through, or use of, property within the proposed subdivision because all easements
will be adequately preserved, maintained and/or abandoned with new easements created. The
fugal vesting tentative tract map will indicate all easements to be preserved, maintained and/or
abandoned with new easements created. Staff is recommending as a condition of approval the
establishment of an easement area to provide the required buffer zones along the northerly and
easterly subdivision property lines to comply with Mitigation Measure M-9. Please refer to
City Council Resolution No. 4660.
The discharge of water from the subdivision into the existing community sewer system will not
violate existing requirements prescribed by the local regional water quality control board. Prior
to final project construction approval, Mitigation Measures D-12, D-13, L-1, L-6, and L-7 shall
be complied with. These mitigation measures require the approval of a project specific drainage
report, a comprehensive water quality management plan in coordination with the Regional Water
Quality Control Board that includes best management practices as outlined in the County of
Orange National Pollution Discharge Elimination System (NPDES) Plan, construction of all
water and sewer systems in compliance with City and Orange County Sanitation District
standards, and the "fair -share" payment of any off-site wastewater transmission or treatment
facilities, as well as required sewer connection fees. Please refer to Sections V.D. and V.L. of
the certified EIR for further discussion of these issues, and to City Council Resolution No. 4660
for further information regarding the Mitigation Monitoring Program, Findings and Facts in
Support of Findings as required by CEQA, and the Statement of Overriding Considerations.
VeitinST,an Map 15797(Mxby) - PC StaBRgwn p
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commisston .S'taffReport
April 21, 1999
Additional Conditions of Approval:
The Department of Development Services and the City Engineer have reviewed the proposed
subdivision plan and recommend the following conditions be applied to VTTM 15797, in addition
to several standard conditions of approval:
Department ofDevelonment Services
Upon review of VTTM 15797, and the previous project approvals granted by the City Council,
including the Mitigation Measures imposed at the time of certification of the EER, and the
provisions of the adopted Development Agreement, it is recommended the following condition be
imposed:
❑ The developer shall conform to all applicable provisions of the Code of the City of Seal
Beach. All requirements of the State Subdivision Map Act and the City's Subdivision
Ordinance shall be satisfied. The tract map shall be recorded prior to the issuance of
building permits.
❑ A 10 -foot wide landscape easement be established along the northerly and easterly property
lines of VTTM 15797, covering Lots 6-11, 30-32, 43-48, and 57-69. Said landscape
easement to be maintained by the Homeowner's Association established for VTTM 15797.
❑ Building permits for residential construction in VTTM 15797 shall not be issued by City
until City's inspectors have approved interior lath or drywall inspections for the
commercial construction of Retail "A" Retail "B' Retail "C", and Retail "D" structures
in Development Arra A (VTTM 15767).
❑ A copy of conditions, covenants and restrictions (CC&R's) proposed by the subdivider
shall be submitted to the Director of Development Services for review and approval. The
Final Vesting Tentative Tina Map shall not be approved by the City Council until said
CC&R's have been approved.
❑ A statement detailing the arrangements which the subdivider proposes to make for the
operation and maintenance of common parcels and easements shall be submitted to the
Director of Development Services for review and approval. The Final Vesting Tentative
Tract Map shall not be approved by the City Council until said financial arrangement
statement has been approved.
❑ No building permit shall be issued for any lot within the boundaries of VTTM 15797 unless
and until a final subdivision tract map has been recorded.
❑ The developer's contractor shall provide the City with a Certificate of Insurance evidencing
a comprehensive liability insurance policy with a combined single limit of not less than
$1,000,000 each occurrence in connection with the work performed. Certificate shall
include the City, its Council, officers, members of boards or commissions and employees as
additional Named Insureds with respect to all claims, actions, damages, liabilities and
expenses, including attorney's fees, arising out of or in connection with the work to be
Veiling Tran Map 15797 (Bixby) - RC Stiff Repan 10
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentAma D)
Planning Commission SmJjReport
April 21, 1999
performed under the development executed by the Named Insured and the City, including
any act or omission of employees, agents, subcontractors, or their employees. Such
certificates shall have a 30 -day cancellation notice to the City of Seal Beach.
The developer shall provide mailbox facilities for each residence, subject to the approval of
the City Engineer, Director of Development Services and the Postmaster.
For landscaping within the easement area adjacent to Seal Beach Boulevard, a landscape
and irrigation plan, prepared by a licensed landscape architect, shall be submitted to the
Director of Development Services for approval and a bond posted to guarantee against any
defects in plant materials and workmanship. A soils report for all planting areas within said
easement area, prepared by a qualified agricultural laboratory, shall be submitted to the
Public Works Department for approval at least 30 days prior to the planting date. Test
results shall include concentration of nitrogen, phosphorus, potassium, ph, salinity, sodium
stratus, and boron saturation extract. Additionally, an agreement shall be executed by the
developer to provide for ongoing maintenance of landscaping and roadways within said
easement area.
City Engineer:
o On -she water line shall be looped into the water lines provided within Tract No. 15767.
Water provided to the site shall be from the City of Seal Beach Water Department.
Connection to the system at Lampson Avenue shall be at the owner's expense. An
Emergency tie to Southern California Water District shall be provided at Rossmoor Center
Way and Seal Beach Boulevard at owner's expense. All water and sewer connections shall
be made from the street side.
o Sidewalks shall be continuous from "G" Street to Seal Beach Boulevard. Sidewalks shall be
in conformance with ADA requirements and Title 24. Handicap Access Ramps shall be
provided at each comer where sidewalks are required.
o Sidewalks shall be provided around cul-de-sac at the park (Parcel 76).
o All utilities shall be underground.
o A water, sewer and hydrology study shall be performed. Each document shall be a stand
alone report, detailing demand, usage, calculations, and pipe sizes. Minimum storm drain
pipe size shall be 18 -inches.
o A Final Grading Plan shall be approved prior to performing any work on-site not permitted
by the Rough Grading Permit (Permit No. 18187). Prior to submittal for grading plans for
review, a written agreement from the Bixby Old Ranch Golf Course to accept drainage run-
off or storm water from the Tract No. 15797 shall be filed. No storm water or drainage shall
be accepted on Seal Beach Boulevard. All storm water and drainage shall be captured in
catch basins and conveyed through pipes to the nearest inlet.
o On -sae design and work shall be in accordance with the City of Seal Beach, Orange County
Flood Control District, Orange County Local Drainage Manual, and Orange County Fire
Authority requirements.
Veiling Tug Map I$M(Bixby)-K Sun Report II
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Dewhipment (DevelopmenlArea D)
Planning Commission RaffRepon
April 21, 1999
Easements are required for water and sewer lines on-site and shall be filed at the time of the
review of the Final Vesting Tract Map review. An easement shall be required adjacent to
Lots 70, 71, 72 and within Parcel 76. No street landscaping or improvements shall be
allowed over easements, unless approved by the City Engineer.
Intersection improvements shall meet Caltrans, City of Seal Beach, and OCEMA
requirements for design and safety requirements.
All existing public improvements at the development site which are damaged due to
construction, cracked, or otherwise below standard, shall be removed and replaced to the
satisfaction ofthe City Engineer.
Recommendation:
Find that Vesting Tentative Tract Map 15797 is in substantial compliance with the previously
approved General Plan Amendments, Zone Change and Development Agreement, and
recommend approval of Vesting Tentative Tract Map 15797 to the City Council through the
adoption of Resolution No. 99-10, with the conditions as noted.
4e Whmenb`7
Director of Development Serviceb
Attachments: (2)
1. Planning Commission Resolution No. 99-10, A Resolution of the Planning
Commission of the City of Seal Beach Recommending to the City Council
Approval of Vesting Tentative Tract Map No. 15797
2. Vesting Tentative Tract Map No. 15797
Vesting Tract Map 15W7(Bixby)-M Sua Repos 12
Vesting Tentative Tract Map 15797 (Bixby O1dRanch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission 5'ta ffReport
April ll, 1999
ATTACHMENT 1
PLANNING COMMISSION RESOLUTION
NO. 99-10, A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY
OF SEAL BEACH RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF
VESTING TENTATIVE TRACT MAP NO.
15797
VestinBTuvs Map 15/97(Bixby)- K Staff RepM 13
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Areal))
Planning Commission .5'mffReport
April 21, 1999
RESOLUTION NO. 99 - 10
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SEAL BEACH RECOMMENDING
TO THE CITY COUNCIL APPROVAL OF VESTING
TENTATIVE TRACT MAP NO. 15797
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES
HEREBY RESOLVE:
Section 1. On March 18, 1999, Bixby Ranch Company ("Applicant")
submitted Vesting Tentative Tract Map No. 15797 ("application") to the City of Sea] Beach. The
Applicant seeks approval to subdivide a 15.64 -acre parcel into 75 residential home sites, in
conformance with the approved Bixby Old Ranch Towne Center plan.
Section 2. Pursuant to 14 Calif. Code of Regs. § 15305 and §§ lI.B of the
City's Local CEQA Guidelines, the Planning Commission determines as follows: The application
for Vesting Tentative Tract Map No. 15797 for the Bixby Old Ranch Towne Center project is
within the scope of the project analyzed in the Bixby Old Ranch Towne Center EIK certified by
the City Council on November 23, 1998, through the adoption of City Council Resolution No.
4660- Said resolution and the Findings and Statement of Overriding Considerations are
incorporated herein by reference.
Section 3. A duly noticed public hearing was held before the Planning
Commission on April 21, 1999 to consider the application. At the public hearing, Applicant's
representatives spoke in favor of the project, and several other persons spoke in favor of and in
opposition to the request.
Section 4 The record of the hearings indicates the following:
(a) Applicant seeks to establish the following uses as part of Vesting Tentative
Tract Map No. 15797:
Ci 75 detached single-family residences on 8.462 acres;
o a 7.029 acre parcel for private struts, utilities, open space and community park purposes:
and
Vining Tmm Map 15797 (Bixby) - K SuB Rapon 14
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission.5'taffReport
April 21, 1999
❑ 0.149 acre parcel for a community police/television studio for the City of Seal Beach
(b) Applicant is proposing to subdivide the property in accordance with the
City Council approved General Plan Amendments and Zone Change for implementation of the
Bixby Old Ranch Towne Center project.
(c) Said Vesting Tentative Tract Map is also consistent with the Development
Agreement approved for the Bixby Old Ranch Towne Center project, adopted by the City
Council Ordinance No. 1440.
(d) Vesting Tentative Tinct Map (VTTM) 15797 will create the interior private
roadways, the proposed residential subdivision, and the proposed open space and community park
areas. This map subdivides the 15.64 -acre parcel into 75 single family residential lots, private
roadways, and private open space and community park areas. A summary of the proposed
residential subdivision is provided below:
❑ 75 single family residential lots, with minimum lot sizes of 4400 square feet, and an
average lot size of 4,914.73 square feet [minimum lot size of 2,500 square feet permitted
in the Residential Medium Density (RMD) Zone]
❑ 1 private street, utility, open space and community park lot, comprising 7.029 acres
❑ 1 lot, 50' x 130', for utilization by the City for a community policing/television studio
facility
❑ Private roadway system, only providing access to the residential subdivision with a single
access point at the intersection of Seal Beach Boulevard and Rossmoor Center Way.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Seal Beach does hereby make the following findings regarding Vesting Tentative Tract Map
15797:
1. Vesting Tentative Tract Map 15797 is consistent with the General Plan in that the map
would allow the construction of a maximum of 75 single family homes and a
community park area, in compliance with the land use entitlements approved through
the adoption of General Plan Amendment 98-1 Zone Change 98-1 - Development Area
D, and the adopted Development Agreement, on a 15.64 -acre parcel.
2. The site is physically suitable for the proposed type of development, in that residential
development will be limited to that portion of the property previously evaluated within
the Bixby Old Ranch Towne Center EBR, certified by the City Council on November
23, 1998.
Venmg Tract Map 15797(Bixby)-a Staff Report 15
Vesting Tentative Traci AAap 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
Planning Commission S'taffReport
April 21, 1999
3. The site is physically suitable for the proposed density of development and is consistent
with the development standards of the Residential Medium Density Zone, District 1,
which would allow a density of 17.4 units per acre as compared to 9.9 units per acre
approved herein. Proposed park area is approximately 99,000 square feet (2.27 acres),
approximately 73 % more land dedication than required by the provisions of the Code of
the City of Seal Beach..
4. The design of the subdivision is not likely to cause substantial environmental damage
because all mitigation measures contained in the EIR certified for this project have been
incorporated as conditions of approval and will be implemented.
5. The design of the subdivision is not likely to cause serious public health problems
because all necessary utilities and services are available to serve the project.
6. The design of the subdivision will not conflict with easements acquired by the public at
large for access through, or use of, property within the proposed subdivision because
all easements will be adequately preserved, maintained and/or abandoned with new
easements created.
7. The discharge of water from the subdivision into the existing community sewer system
will not violate existing requirements prescribed by the local regional water quality
control board.
8. Pursuant to Section 15168 of the CEQA Guidelines, an EIR has been prepared and has
been certified by the City Council, along with a Statement of Finding's and Overriding
Considerations. This subdivision is within the scope of the certified EIR, which
adequately describes the general environmental setting of the project, its significant
environmental impacts, and the alternatives, and mitigation measures related to each
significant environmental effect, and that no additional environmental documentation is
needed.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of Sea] Beach does recommend approval of Vesting Tentative Tract
Map 15797, subject to the attached conditions shown as "Exhibit A".
PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal
Beach at a meeting thereof held on the day of , 1999
by the following vote:
Veging Tru+ Map 15797 (Bixby) - K StafRepos 16
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.114 -acre Residential Development (DevelopmentArea D)
Planning Commission.31a fReport
April 21, 1999
AYES: Commissioners _
NOES: Commissioners
ABSENT: Commissioners _
Brian M. Brown, M.D.
Chairman, Planning Commission
Lee Whinenberg, Secretary
Planning Commission
Vesting Tnan Map 15797 (Bixby) - PC SYE Re x n 17
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64-acreResident/al Development (Development Area D)
Planning Commission .S'taff Reporl
April 21, 1999
"EXHIBIT A"
CONDITIONS OF APPROVAL - VTTM 15797
Conditions of approval shall be those mitigation measures relating to the residential area of the
subject project, as determined by the City Council upon City Council approval of the
"Mitigation Monitoring Program" for the Bixby Old Ranch Towne Center Environmental
Impact Report, certified by the City Council on November 23, 1998. The specific mitigation
measures imposed as conditions of approval are set forth below, along with additional
conditions recommended by the City Engineer and the Director of Development Services. The
conditions are grouped according to the milestone to meet for completion of the condition:
Prior to the Release of a Final Man by the City
1. A 10 -foot wide landscape easement be established along the northerly and easterly property
lines of VTTM 15797, covering Lots 6-11, 30-32, 43-48, and 57-69. Said landscape easement
to be maintained by the Homeowner's Association established for VTTM 15797. (Department
of Development Services Condition of Approval)
2. A statement detailing the arrangements which the sub -divider proposes to make for the
operation and maintenance of common parcels and easements shall be submitted to the Director
of Development Services for review and approval. The Final Vesting Tentative Tract Map shall
not be approved by the City Council until said financial arrangement statement has been
approved. (Department of Development Services Condition of Approval)
3. Easements are required for water and sewer lines on-site and shall be filed at the time of the
review of the Final Vesting Tract Map review. An easement shall be required adjacent to Lots
70, 71, 72 and within Parcel 76. No street landscaping or improvements shall be allowed over
easements, unless approved by the City Engineer. (City Engineer Condition of Approval)
4. This project necessitates the construction of public and/or private infrastructure improvements.
Prior to the release of a final map by the City, the applicant shall concoct, or enter into an
agreement and post security, in a form and amount acceptable to the City Engineer,
guaranteeing the construction of the following public and/or private improvements, marked with
'Y' and listed below, in conformance with applicable City standards and the City's Capital
Improvement Policy. Items not required in conjunction with this project are marked "n/a." (City
Engineer Condition of Approval)
Veering Tract Map 15797 (Bixby) - K Staff Repos 18
Vesting Tentaave Tract Map 15797 (Bixby 01dRanch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission .StafjReport
April2l, 1999
_2L a. Street improvements including, but not limited to: pavement, curb and gutter,
medians, sidewalks, drive approaches, street lighting, signing, and striping.
YL b. Traffic signal systems, interconnect and other traffic control and management
devices (as required by Transportation Planting and or Traffic Engineering).
X c. Storm drain facilities as required by Development Engineering to serve the
project.
n/a d. Subdrain facilities (as required by Building and Safety).
X e. Landscaping and computerized irrigation control system (for all public streets,
parks, public areas and preserved windrows).
X f Sewer, reclaimed and/or domestic water systems, as required by the appropriate
sewer
and water districts as well as the Orange County Fire Authority when appropriate.
X g. Monumentation.
n/a h. Riding, hiking and bicycle trails adjacent to or through the project site.
X i. Undergrounding of existing overhead and proposed utility distribution lines.
n/a j. Transit -related improvements depicted on the approved tentative map.
5. Prior to the release of a final map by the City, the applicant shall submit one (1) set of
computerized data of the final map which is compatible with the City ARC/VIEW system or
DXF (Autocad) system in a manner acceptable to the City Engineer. Maps should be tied to
County of Orange control points (latest revision). Refer to "Specifications for Digital
Submission" as maintained by the Surveyor's Office of the County of Orange for specific
requirements of individual submittal. (City Engineer Condition of Approval)
6. This subdivision may include existing survey monuments which may be disturbed through
construction activities. Certain existing survey monumentation may be deemed necessary for
preservation and perpetuation subsequent to final construction improvements associated with
this project. All survey monuments deemed necessary for perpetuation as recommended by the
design Civil Engineer and approved by the City Engineer shall be identified and shown on the
final map for perpetuation. Such survey monuments shall be preserved and referenced before
construction and if disturbed replaced after construction pursuant to Section 8771 of the
Business and Professions Code. Prior to release of a final map by the City, the applicant shall
Vexing Tnnt Map 15797 (Bixby) • PC Staff Repw 19
Vesting Tenta(ive Tract Map 15797 (Bixby 01d Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmemArea D)
Planning Commission Staff Report
April 21, 1999
submit to the City Engineer a statement noting whether any monuments will be disturbed.
(City Engineer Condition of Approval)
FIR Mitigation Measures:
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.
K-1. 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 shall establish, if
required, any payment of the project's fav -share contribution to offset project impacts on public
facilities and services including the need for additional law enforcement and fire protection facilities
and staffing.
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.
Prior to the Issuance of Precise Grading Permits
I. Lot 76 of Vesting Tentative Tract Map No. 15797 includes private roadway, utility service
easements, open space and recreation areas. The Final Vesting Tentative Tract map shall create
a separate Lot for the recreation area at the end of the "G" Street cul-de-sac and said lot shall be
dedicated to the City of Seal Beach as a park area. Improvements to and maintenance of said
parcel shall be the responsibility of the project developer/homeowner's association, and said
development requirements and responsibilities shall be set forth in the CC&R's for VTTM
15797. (Department of Development Services Condition of Approval)
2. A Final Grading Plan shall be approved prior to performing any work on-site not permitted by
the Rough Grading Permit (Permit No. 18187). Prior to submittal for grading plans for review,
a written agreement from the Bixby Old Ranch Golf Course to accept drainage runoff or storm
water from the Tract No. 15797 shall be filed. No storm water or drainage shall be accepted on
Seal Beach Boulevard. All storm water and drainage shall be raptured in catch basins and
conveyed through pipes to the nearest inlet. (City Engineer Condition of Approval)
3. This subdivision will result in soil disturbance of five (5) or more acres of land. Prior to the
issuance of preliminary or precise grading permits, the applicant shall provide the City Engineer
with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources
Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water
Ve .,,Tna M, 15797(Bixby)-K bltfflk,el 20
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission Staj llepori
Apri12l, 1999
Resources Control Board or the Regional Water Quality Control Board, or a letter from either
agency stating that the NOI has been filed. (City Engineer Condition of Approval)
4. Prior to the issuance of grading permits, the applicant shall obtain coverage under the NPDES
Statewide Industrial Stormwater Permit for General Construction Activities from the State
Water Resources Control Board. Evidence that this requirement has been met shall be
submitted to the City Engineer. (City Engineer Condition of Approval)
5. Prior to the issuance of any grading permit, an Erosion Control Plan will be prepared to identify
specific measures for the control of siltation, sedimentation and other soil materials. The Plan
will be implemented during the project construction period, consistent with subarticle 13 of the
County of Orange Grading and Excavation Code and Grading Manual in a manner meeting the
approval of the City Engineer. (City Engineer Condition of Approval)
6. Prior to the issuance of grading permits (except where this condition has been met through a
previously approved grading permit), the applicant shall provide documents disclosing all
recorded easements on the subject property to the City Engineer and these easements shall be
referenced on applicable grading plans. The applicant shall produce evidence that all utility
providers with recorded easements on the subject property, have been informed of the imminent
construction activities in a format meeting the approval of the City Engineer and shall be shown
on the subject grading plans. (City Engineer Condition of Approval)
7. Hydrology and hydraulics submitted in conjunction with the grading permit shall be reviewed
by the City Engineer. Please note that the County of Orange has recently amended their Local
Drainage Manual and this project must be in conformance with it. (City Engineer Condition of
Approval)
EIR Miligation Measures
C-1. 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.
Prior to the Issuance of Building Permits
1. The developer shall conform to all applicable provisions of the Code of the City of Seal Beach.
All requirements of the State Subdivision Map Act and the City's Subdivision Ordinance shall
be satisfied. (Department of Development Services Condition of Approval)
Vxxtina Ttaa Map 15W7(Bixby)-ec Staff Repon 21
Vesting Tentative Tract Map 15797 Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmenlArea D)
Planning Commission Staj(Report
April 21, 1999
2. Building permits for residential construction in VTTM 15797 shall not be issued by City until
City's inspectors have approved interior lath or drywall inspections for the commercial
construction of Retail "A", Retail `B", Retail "C", and Retail "D" structures in Development
Area A (VTTM 15767). (Department of Development Services Condition of Approval)
3. No building permit shall be issued for any lot within the boundaries of VTTM 15797 unless and
until a final subdivision tract map has been recorded. (Department of Development Services
Condition of Approval)
4. On-site water line shall be looped into the water lines provided within Tract No. 15767. Water
provided to the site shall be from the City of Seal Beach Water Department. Connection to the
system at Lampson Avenue shall be at the owner's expense. An Emergency tie to Southern
California Water District shall be provided at Rossmoor Center Way and Seal Beach Boulevard
at owner's expense. All water and sewer connections shall be made from the street side. (Cay
Engineer Condition of Approval)
5. A water, sewer and hydrology study shall be performed. Each document shall be a stand alone
report, detailing demand, usage, calculations, and pipe sizes. Minimum storm drain pipe size
shall be 18 -inches. (City Engineer Condition of Approval)
6. Prior to the issuance of building permits, the applicant shall submit a construction phasing plan
for the subdivision to the Orange County Fire Authority, the Seal Beach Police Department and
the Director of Development Services. The plan shall demonstrate that emergency vehicle
access is adequate. (Department of Development Services Condition of Approval)
7. Prior to the issuance of building permits, the project developer will agree to construct and
underground, or enter into an agreement and post security guaranteeing the construction and
undergrounding of, any planned utility lines such as telephone, electric and cable television
lines, and the undergrounding of any existing telephone lines. Design and construction shall be
in accordance with plans and specifications meeting the approval of the City Engineer. (City
Engineer Condition of Approval)
8. Prior to the issuance of building permits, improvement plans for sewer lines, connections and
structures shall be the type installed in the location as specified in the "Guidelines Requiring
Separation Between Water Mains and Sanitary Sewers, Orange County Health Department,
1980", in a manner meeting the approval of the Director of Development Services. (Department
of Development Services Condition of Approval)
9. Prior to the issuance of building permits, the applicant shall submit for review and approval by
the Director of Development Services, water conservation measures that are consistent with
those described in "Memorandum of Understanding Regarding Urban Water Conservation in
VenivS Tract Map 15M nluiby) - PC Stan Repos 22
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission Staff Report
April2l, 1999
California", as adopted by the Municipal Water District of Orange County. (Department of
Development Services Condition of Approval)
10. Prior to the issuance of building permits, the applicant shall provide evidence to the Director of
Development Services of approval by the Orange County Fire Authority that the proposed
infrastructure for fire protection services will be adequate to serve the proposed development.
(Department of Development Services Condition of Approval)
11. Prior to the storage of combustible building materials on-site, fire hydrants or equivalent devices
capable of flow in amounts approved by the Orange County Fire Authority shall be in place and
operational to meet fire flow requirements. (Department of Development Services Condition of
Approval)
FIR Miligalion Measures:
A-1. Detailed development plans for Development Areas A, B and 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 of final subdivision
maps or plot plans.
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.
C4. 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.
C-5. In excavations deeper than four feet but less than ten feet, a slope no steeper than 1.5 to I
(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.
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.
C-7. Permanent cut and fill slopes shall not exceed 2 to 1 (horizontal to vertical).
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 permits are obtained.
Planting with interim landscaping shall comply with NPDES Best Management Practices.
Vc9ing Tn,x Map 15W7 (Bixby) - K Staff Report 23
Vesting Tentative Tract Map 15797 (Baby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission.StaffReport
April 21, 1999
C-9. 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 zones will be required where
development is planned.
C-10. 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-2. The runoff from the 10 -acre area at the northwest comer 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 elevation 12.
D-5. The project shall reduce the 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 (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.
D-7 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.
D-8. Prior to the issuance of grading or building permits, a comprehensive Water Quality
Management Plan (WQMP) shall be prepared by a registered civil engineer or a registered
professional hydrologist 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 Seal Beach to insure compliance with applicable
NPDES permit requirements. The Plan shall include a combination of structural and non structural
Best Management Practices (BMPs) as outlined in Countywide NPDES Drainage Area
Management Plan.
E-1. 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 Plan 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.
Vesting Tna Map 15W7(Bixby)-K Sufr Report 24
Vesting Tentative Tract Map 15797 Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
Planning Commission ..StafReport
April 21, 1999
F-1. 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 approval of the Director of Public
Works for the "fair share" costs of highway improvements attributed to the proposed project.
G-1. 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 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.
H-1. 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.
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.
7-2. 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 trwVpamel 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 project plans illustrating height, location and construction in a manner meeting the
approval of the Director of Development Services,
Venting T.a Map 15r nimby)-PC Sutr Reyon 25
Vesting Tentahm Tract Mop 15797 (Bixby Old Ranch Towne Center Project)
15.64acre Residential Development (DevelopmentArea D)
Planning Commission .Staff Report
Aprilll, 1999
D. Prior to the issuance of any Certificates of Use and Occupancy, field testing in
accordance with Tale 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.
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; and
c) senior assisted living - 45 CNEL.
d) residential — 45 CNEL
Not withstanding any land use characterizations, all sensitive land uses (including the senior assisted
livingtAlzheimer'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 applicable 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 acoustical 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.
7.4. 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 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 tale of each noise sensitive land use building she. 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 overflights, and that in the event the Los Alamitos
Venins Tnn Map 15797 (Bixby) -PC Star Rapal 26
Vesting Tentalim Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
Planning Commission StaffReporl
April 21, 1999
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, 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 close of escrow.
K-3. All new structures shall provide roofing materials of a Class B roofing assembly or better.
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.
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
Khoo] impacts in the State are set at $1.72 per square foot of assessable space for residential
construction and $0.28 per square foot for commerciaUindustrial projects.
Lr5. 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.
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.
Lr10. 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.
L.12. 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. The study should 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 of
an independent, third party peer review of this study.
Venting Tract Map 15797 (Bixby) - KS fffixpm 27
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64,acre Residential Development (DevelopmentArea D)
Planning Commission Staff Report
April 21, 1999
Lr13. 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.
M-1. 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:
o 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.
o 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.
o 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.
o All buildings and landscaping proposed for the site shall present a cohesive image with
attention to compatible materials, building proportion, signage, and architectural styles.
o 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.
o 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 visual impact of the project as viewed from Seal Beach
Boulevard, Lampson Avenue, Rossmoor Highlands, and the 405 Freeway.
o 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
structures, unless an integral part of the building's design, shall not exceed the maximum
allowed parapet elevation.
o Service areas shall be screened from off-site view and trash containers shall be enclosed
using materials complimentary to the commercial buildings.
M-2. Prior to submittal of final project plans, a photomontage showing illustrative project
elevations in their proposed setting shall 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 Alamitos
and the Bixby ice Park would be altered by the proposed project. The photomontage shall
demonstrate compliance with Mitigation Measure M-1 above.
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
Vmina Tnn Map 157"(Buby)-K Staff Rapm 28
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea D)
Planning Commission .SYgjjReport
April 21, 1999
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.
MA. 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 following
ratios: a) eucalyptus: 4 to 1 using 24 -inch box trees and b) non -eucalyptus: 2 to I using 36 -inch box
specimens.
M-10. 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.
The project proponent shall reimburse the City for the costs of an independent third party review of
lighting plans.
During Project Construction - Prior to the Issuance of Certificates of Use and Occuoancv
I. A copy of conditions, covenants and restrictions (CC&R's) proposed by the subdivider shall be
submitted to the Director of Development Services for review and approval. Occupancy
permits shall notbeapproved by the Building Department until said CC&R's have been
approved. (Department of Development Services Condition of Approval)
2. The developer shall provide mailbox facilities for each residence, subject to the approval of the
City Engineer, Director of Development Services and the Postmaster. (Department of
Development Services Condition of Approval)
3.. For landscaping within the easement area adjacent to Seal Beach Boulevard, a landscape and
irrigation plan, prepared by a licensed landscape architect, shall be submitted to the Director of
Development Services for approval and a bond posted to guarantee against any defects in plant
materials and workmanship. A soils report for all planting areas within said easement area,
prepared by a qualified agricultural laboratory, shall be submitted to the Public Works
Department for approval at least 30 days prior to the planning date. Test results shall include
concentration of nitrogen, phosphorus, potassium, ph, salinity, sodium stratus, and boron
saturation extract. Additionally, an agreement shall be executed by the developer to provide for
ongoing maintenance of landscaping and roadways within said easement area. (Department of
Development Services Condition of Approval)
4. Sidewalks shall be continuous from "G" Street to Seal Beach Boulevard. Sidewalks shall be in
conformance with ADA requirements and Title 24. Handicap Access Ramps shall be provided
at each comer where sidewalks are required. (City Engineer Condition of Approval)
V.U.97raz Map 15M(Baby)-P S4aaepw 29
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.60 -acre Residential Development (DevelopmemArea D)
Planning Commission Staff Report
Apri121. 1999
5. Sidewalks shall be provided around cul-de-sac at the park (Parcel 76). (City Engineer Condition
of Approval)
6. All utilities shall be underground. (City Engineer Condition of Approval)
7. On-site design and work shall be in accordance with the City of Seal Beach, Orange County
Flood Control District, Orange County Local Drainage Manual, and Orange County Fire
Authority requirements. (City Engineer Condition of Approval)
8. Intersection improvements shall meet Caltrans, City of Seal Beach, and OCEMA requirements
for design and safety requirements. (City Engineer Condition of Approval)
9. All existing public improvements at the development site which are damaged due to
construction, cracked, or otherwise below standard, shall be removed and replaced to the
satisfaction ofthe City Engineer. (City Engineer Condition of Approval)
10. Prior to the issuance of certificates of use and occupancy, each fire hydrant shall have a blue
reflective pavement marker indicating its location on the street or drive per Orange County Fire
Authority standards. On private property, these markers are to be maintained in good condition
by the property owner. (City Engineer Condition of Approval)
E!R Mi6eation Measures:
D-6. The amount of sediment movement during construction will be minimized by the use of
NPDES 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 NPDES.
D-10. All project drainage facilities shall be kept free from vegetation and debris that causes any
runoff to become impounded for more than five days.
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.
-1. 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 8:00 AM to 5:00 PM on Monday through
Friday.
Vening Tna Map 15797(Exby)-K Stafaepon 30
Vesting Tenlaaw Tract Map 15797 Bixby Old Ranch Towne Center Project)
1S. 64 -acre Residential Development (DevelopinentArea D)
Planning Commission StaffReporl
April 21, 1999
K-5. All water mains and hydrants shall provide required fire flows in accordance with
requirements of the Orange County Fire Authority.
K-6. All structures shall be constructed pursuant to Uniform Building Code requirements relative
to fire protection.
Lrl. 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, Public Works Department for review and approval prior to
project construction.
1,2. 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.
U3. 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.
LA. 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.
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 (Old Ranch Towne Center) and D to ensure privacy and screen views to and
from the adjacent residential neighborhood in Los Alamitos. These shall be completed prior to final
inspection of any building within these development areas.
M-11. Street, parking lot, and other common area lighting shall use low or high-pressure sodium
units, metal halide, clean lucalox or other efficient lighting technology.
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.
M-13. 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.
M-15. Paved areas should be textured and large expanses of concrete or high gloss tile should be
avoided.
N-2. An archaeologist and a Native American Monitor appointed by the City of Seal 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
Vaatina Tett Map 15797(Bixby)-M SofRepua 31
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission 5'taffReporl
April 21, 1999
elevation. If any earth removal 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 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 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 datalartifact recovery, if deemed appropriate, shall be
conducted.
N-3. 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 General 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 Archaeological
and Historical Element 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.ofthe proposed project.
NA. 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.
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.
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 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.
N-7. If evidence of subsurface paleontologic resources is found during construction, excavation
and other construction activity in that area shall cease and the contractor shalt contact the City
V"ni.gTa Map 15797(Bixby)-PC SWTRepon 32
Vesling Tentative Trad Map 15797 (Baby Old Ranch Towne Center Project)
15.64 -acre Residential Development (DevelopmentArea Di
Planning Commission SlaffReporl
April 21, 1999
Development Services Department. With direction from the City, an Orange County Certified
Paleontologist shall prepare and complete a standard Paleontologic Resource Mitigation Program.
Prior to the Exoneration of Security
1. Prior to the exoneration of any security, the applicant shall submit one (1) duplicate mylar of the
final map and all public or private improvement plans, two (2) copies (one original and one
duplicate) of 35mm microfilm of the final map, public or private improvement plans, final
structure calculations, and computer analysis, if any, for all buildings, and the record drawings
of grading, landscape, and improvement plans to, and in a manner acceptable to, the City
Engineer. The microfilm shall be in 4"x 6" jackets with 6 frames per jacket. The computer
analysis may be submitted on standard IBM compatible floppy disks. (City Engineer Condition
of Approval)
2. Prior to the exoneration of any security, the applicant shall submit one (1) set of computerized
data, which is compatible with the City ARC/INFO system or DXF (Autocad) system, of the
record drawings of landscape and improvement plans to, and in a manner acceptable to, the City
Engineer. Maps should be tied to County of Orange control points (latest revision). Refer to
"Specifications for Digital Submission" as maintained by the Surveyor's Office of the County of
Orange for specific requirements of individual submittal. When requested by the City Engineer,
the applicant shall submit one (1) ad of computerized data of computer generated structural
analysis and calculations. (City Engineer Condition of Approval)
3. This subdivision may include existing survey monuments which may be disturbed through
construction activities and deemed necessary for preservation by the City Engineer. If such
monuments were disturbed, the applicant shall have a licensed Land Surveyor or qualified
Registered Civil Engineer re-establish any such monumentation damaged or destroyed during
construction of project and file the comer records with the County Surveyor. Prior to the
exoneration of any security evidence of such filing shall be funrished to the City Engineer.
(City Engineer Condition of Approval)
Miscellaneous
1. The developer's contractor(s) shall provide the City with a Certificate of Insurance evidencing a
comprehensive liability insurance policy with a combined single limit of not less than
$1,000,000 each occurrence in connection with the work performed. Certificate shall include
the City, its Council, officers, members of boards or commissions and employees as additional
Named Insureds with respect to all claims, actions, damages, liabilities and expenses, including
attorney's fees, arising out of or in connection with the work to be performed under the
development executed by the Named Insured and the City, including any act or omission of
employees, agents, subcontractors, or their employees. Such certificates shall have a 30 -day
Vesting Tact Map 15W7 (Bixby). PC Stan Reyat 33
Vesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission Stajj-Report
April 21, 1999
cancellation notice to the City of Seal Beach. (Department of Development Services Condition
of Approval)
2. In the event that unknown wastes or underground storage tanks are discovered during grading
and/or construction which the contractor believes may involve hazardous materials, he/she shall:
A. Immediately stop all grading and/or construction work in the vicinity of the suspected
contamination.
B. Notify the project proponent and the Orange County Fire Authority.
C. Secure the area to restrict all vehicular and pedestrian access to and in the vicinity of
the suspected contamination.
D. Coordinate with the Orange County Fire Authority on needed testing of the substance
and development of recommendations on removal and disposition of the substance.
3. Excess private neighborhood park credits within the residential gated community will not be
eligible for transfer to any other area within the City. (Department of Development Services
Condition of Approval)
4. Residents of this tract shall have access to all private recreational areas located within this tract.
(City Engineer Condition of Approval)
Vevin6Trw Map 15W7(Bixby)-K alna Repon 34
Nesting Tentative Tract Map 15797 (Bixby Old Ranch Towne Center Project)
15.64 -acre Residential Development (Development Area D)
Planning Commission Staff Report
April 21, 1999
ATTACHMENT 2
VESTING TENTATIVE TRACT MAP 15797
Vetting Tran Map 15797 (Bixby) - PC Staff Report 35
Vesting Tentative Tract Mop 15797 (Bixby Old Ranch Towne Center )?roject)
15.64acre Residential Development (Development Area D)
City Council StajfReport
May 10, 1999
ATTACHMENT 5
VESTING TENTATIVE TRACT MAP 15797
VxWng Teri MV 15M (Bixby) - CC Su R" 53