HomeMy WebLinkAboutCC Ord 1305 Not Adopted
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NUMBER. ;I~~
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SEAL BEACH, APPROVING AN AMENDMENT TO THE
HELLMAN SPECIFIC PLAN.
THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES HEREBY
ORDAIN:
WHEREAS, a request was filed by Mola Development Corporation to
amend the existing Hellman specific Plan prepared and
adopted in December of 1987~ and
WHEREAS, the City Council adopted Ordinance No. 1258 which
covers the establishment, pOlicies, regulations, and
processing of the Specific Plan~ and.
WHEREAS, responsible agencies that govern the enhancement,
restoration, or maintenance of wetlands have determined
that a wetlands of approximately 41.4 acres should be a
part of this Specific Plan area~ and
WHEREAS, an amendment of the Specific Plan is needed to locate
this wetlands resource and provide a description; and
WHEREAS, this amendment is consistent with the goals and
pOlicies of Chapter 3 of the California Coastal Act of
1976~ and
WHEREAS, the Environmental Impact Report and the Supplemental
Environmental Impact Report demonstrate the proposed
amendment to the Hellman Specific Plan will have no
significant impact on the environment that will not be
mitigated to a level of insignificance~ and
WHEREAS, the Planning Commission of the City of Seal Beach
facilitated public participation in the preparation of
this amendment to the Hellman Specific Plan by inviting
pUblic participation at its duly noticed public hearing
on May 9, 1990, and considered the views of speakers at
that meeting through both written and oral evidence,
before adopting resolution 1576~ and
WHEREAS, the city Council of the city of Seal Beach facilitated
pUblic participation in the preparation of this
amendment to the Hellman Specific Plan by inviting
pUblic participation at its duly noticed and continued
pUblic hearing on May 10, May 14, May 29, June 4, June
II, and June 25, 1990, and considered the views of
speakers at those meetings through both written and
oral evidence, before adopting this ordinance~ and
WHEREAS, the City has reviewed the existing text of the Hellman
Specific Plan and the text of the General Plan and
determined that the proposed amendments to the Hellman
Specific Plan are consistent with the letter and spirit
of the existing Hellman Specific Plan and the General
Plan~ and
WHEREAS, this amend~ent will supercede and replace the previous
plan within the City'S land use component of the City
of Seal B~ach's Local Coastal Plan as it pertains to
the Hellman Specific Plan site, and serve as the
necessary partial implementing action for such coastal
plan.
Ordinance Number ;I~~
NOW THEREFORE THE CITY COUNCIL HEREBY FINDS, RESOLVES AND
DETERMINES AS FOLLOWS:
1.
The proposed wetlands was described in the Program
EIR, and a mitigation measure required the project
proponent to consult with agencies responsible for
wetlands restoration. Those agencies have
recommended that on-site wetlands restoration be
carried out on 41.4 acres of the proposed site.
The California Coastal Commission has approved the
"Hellman Property Wetland Restoration Plan," as
revised March 8, 1990.
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2.
3. The changes to the specific Plan reflecting the
addition of the wetlands do not conflict with the
established policies or regUlations of the
Specific Plan or the goals, objectives, or
policies of the General Plan.
4. Pursuant to Section 15168 of the CEQA Guidelines,
a program EIR (87-1) and a Supplemental EIR have
been prepared and certified by the City of Seal
Beach, and this amendment is within the scope of
those documents.
5. Since the Supplemental EIR was prepared the
project has been altered in these respects:
(a) The total number of dwelling units has
decreased from 355 to 329, as a result of
Coastal Commission approval of the proposal.
(b) Wetland acreage has increased from 37.7 to
the present 41.4 acres and a formal Wetlands
Restoration Plan has been approved by the
Coastal commission.
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(c) The right-of-way width of proposed Hellman
Ranch Road has been reduced from eighty feet
(80') to fifty-six feet (56') to reflect the
reduced traffic flow to be generated by the
project in light of the reduction of the
number of housing units in the project from a
much greater proposal for a substantially
larger number of units (773 units reduced to
329 units).
(d) The land to be dedicated for Gum Grove Park
and for the community park is increased from
24.7 to 26.0 acres, due to the reduced right-
of-way width for Hellman Ranch Road.
These changes reflect measures imposed by the
California Coastal Commission in further
mitigation of the environmental effects documented
in the EIR and Supplemental EIR. Accordingly, I
none of the conditions set forth in public
Resources Code S21166 which would require
additional environmental review are present and no
such review is necessary.
6. The city council of the City of Seal Beach finds
that the adoption of the proposed amendment to the
Hellman Specific Plan on file in the Office of the
City Clerk, attached hereto as "Exhibit A," and
incorporated herein by this reference, will not
have a significant impact on the environment that
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Ordinance Number ~~
will not be mitigated to a level of insignificance
as provided in the EIR and Supplemental EIR
prepared for this project.
The City Council of the City of Seal Beach finds
that the proposed amendment to the Hellman
Specific Plan has been prepared according to and
complies with all applicable requirements of the
Code of the City of Seal Beach and applicable
portions of the Government Code.
8. The city Council of the City of Seal Beach finds
that the proposed amendment to the Hellman
Specific Plan is in the public interest, is
consistent with the land use goals of the city as
set forth in the Land Use Element, and that the
uses proposed for the affected parcels are
compatible with the present uses of neighboring
parcels.
7.
9. The city council of the City of Seal Beach finds
that the Hellman Specific Plan as amended by this
proposal is consistent with the General Plan of
the City of Seal Beach.
NOW, THEREFORE, BE IT ORDAINED that the City Council of the City
of Seal Beach does hereby approve the amended Hellman Specific
Plan for the Hellman Ranch area, as shown in Exhibit "A", subject
to the changes enclosed as Exhibit "B".
PASSED, APPROVED AND ADOPTED
Seal Beach, California, at a
day of
by the City Council of the City
regular meeting thereof held on
, 1990.
of
the
~
Mayor
ATTEST:
City clerk
Ordinance Number /af) ~
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF SEAL BEACH )
I, Joanne M. Yeo, City Clerk of the city of Seal Beach,
California, do hereby certify that the foregoing oDdinance is an
original copy of Ordinance NUmber on file in the Office
of the City Clerk, introduced at a meeting held on the day
of , 1990, and passed, approved and adopted by the
City Council of the City of Seal Beach at a meeting thereof held
on the day of , 1990, by the following
vote:
AYES:
Councilmembers
NOES:
Councilmembers
ABSENT:
Councilmembers
and do hereby certify that Ordinance No. has been
published pursuant to the Seal Beach city Charter and Resolution
No. 2836.
Joanne M. Yeo
City Clerk
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Ordinance Number ~~~
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EXHIBIT A
AMENDED KELLMAN SPECIFIC PLAN
Prepared for:
City of Seal Beach
Seal Beach, California
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Prepared by:
Mola Development corporation
4699 Jamboree Road
Newport Beach, CA 92660
(714) 250-0700
Contact:
Mr. Xirk S. Evans
Mr. Timothy N. Roberts
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July 1989
13b~
Ordinance Number
Section
TABLE OF CONTENTS
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I.. INTRODUCTION.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 1-1
1.1 Authority and Scope........... ..................1-1
a. Original Specific Plan........................I-l
b. Amendments to the Specific Plan...............I-1
I.2 Goals and Objectives Based on City Policies......I-2
1.3 Location and boundaries..........................I-2
I.. 4 proj act History.................................................................... 1-3
II. LAND USE DEVELOPMENT PLAN...............................II-l
11.1
II.2
11.3
11.4
11.5
Land Use Distribution and Location...............lI-l
Special Features................................................................. 11-2
a. Grading and Geotechnical Considerations.......II-2
b. Residential Architectural Design concept......II-2
c. Landscaping................................................................... .11-4
d. Circulation..................................................................... 11-4
Funding of Capital Improvements..................II-6
Public Facilities............................................................. .11-7
a. Water............................................................ .II-7
b. Sewer........................................ .II-7
c. Drainage...................................... 11-8
d. Parks and Recreation..........................II-9
e. Solid Waste Disposal.........................lI-10
f. Energy Infrastructure........................II-10
9. Schools...................................... 11-11
Relevant Planning Programs......................lI-11
a. Seal Beach Redevelopment Plan................lI-11
b. Local Coastal Plan (LCP).....................II-I1
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III. DEVELOPMENT STANDARDS..................................III-l
III.I
III.2
III. 3
III. 4
III. 5
Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-1
Definitions.................................... .III-1
General Development Notes.......................lII-1
Planning- Area 1................................. III-5
a. Purpose and Intent...........................III-S
b. Permitted Users............................. .III-S
c. Uses Subject to Conditional Use Permit.......III-5
d. Site Development Standards...................III-6
Planninq Area 2................................. III-6
a. Purpose and Intent...........................III-7
b. Permitted Uses.............................. .1I1-7
c. Uses Subject to Conditional Use Permit.......III-7
d. site Development Standards...................III-7
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section
III.6
III.7
III. 8
III.10
III. 11
III.12
III.13
111.14
III.15
O:E"din.ht~e Number J!ft;5
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TABLB OF CONTENTS (continue4)
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Planning Area 3"."........................................................... 111-7
Planning Area 4.................................................................. III.. 7
a.. Purpose and Intent...................................................... III.. 7
b. Permitted Uses........................................................... .111-7
c. Uses subject to Conditional Use Perrnit.......III.7
d. site Development Standards...................III-7
Planning Area 5.................................................................. III.. 8
a. Purpose and Intent...........................III-S
b. Permitted Use8...............................111-8
c. Uses Subject to Conditional Use Permit.......III-8
d. site Development Standards...................III-8
Planning Area 7.................................................................. 111-8
a.. Purpose and Intent...................................................... 111-8
b. Permitted Use8...............................111-8
c. Uses Subject to Conditional Use Permit.......III-9
d. site Development Standards...................III-9
Model Home Standards............................III-9
Walls/Fences and streetscapes...................III-9
Project Identification Signs....................III-9
Refuse Collection Areas........................III-10
Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-10
IV. IMPLEMENTATION PROCEDURES...............................IV-l
IV. 1 Precise Plans.................................... IV-1
IV.2 Subdivision Map Filing and Review Procedures.....IV-2
IV.3 Conditional Uses and Variances...................IV-2
IV.4 Administrative Adjustments.......................IV-2
IV.S Amendments to the specific Plan..................IV-3
Ordinance Number
/j,;6
LIST 01' TABLES
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Ta})le
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11-2 Amended Hellman Specific Plan Uses.................II-l
11-2 Planned Arterial Highway Classifications...........II-6
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LIST OP EXHIBITS
Exhibit
1.1
1.2
11.1
II.2
II.3
II.10
II.ll
II.12
I1.l3
11.14
Regional Location Map
Vicinity Map
Land Use Development Plan
Illustrative Site Plan
Gradinq Plan
Circulation Plan
Water Facilities Plan
Sewer Facilities Plan
Soils Subsurface Plan
Drainage Plan
Ordinance Number
/&;5
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FollOWll PlIa8
1-2
I-3
II-I
II-I
II-2
II-S
II-a
II-8
II-9
II-9
Ordinance Number /~5'"
SECTION I
IN'l'RODUCTION
I.l AUTHORITY AND SCOPE
I.l.a. ORIGINAL SPECIFIC PLAN
The original Hellman Specific Plan was adopted in 1981 by the city
of Seal Beach and was authorized by the following:
o Title 7, Division 1, Chapter 3, Articles 8 and 9 of the
California Government Code (Section 65450 et. seq.).
Pursuant to these provisions, the Planning Commission may,
or shall if so directed by the City Council, prepare
specific plans based on the general plan and drafts of
such regulations, programs and legislation as may, in the
judgment of the Planning Commission, be required for the
systematic execution of the general plan. Such a specific
plan m.ay include all detailed regulations, conditions,
programs and proposed legislation which may be necessary
or convenient for the systematic implementation of each
element of the general plan.
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Division 24, Part 1, Chapter 2, Articles 4 and 12 of
California Health and safety Code which relate to
preparation and adoption of redevelopment plans
amendments thereto by the Redevelopment Agency.
the
the
and
o Division 20 of the California Public Resources Code (which
is known as the California Coastal Act of 1976), Chapter
6, Article 2, Sections 30510, 30511 and 30513 which
require the submission of zoning ordinances, zoning I
district map or other implementing actions to the Regional
Commission following local government adoption.
I.l.b. AMENDMEN'l'S TO THE SPECIFIC PLAN
All amendments to the Hellman Specific Plan, including the current
amendment and future amendments, shall comply with the California
Government code, Sections 65500-65507 and Article 29.5 of the Seal
Beach Municipal Code. Section IV.5, of the specific plan outlines
specific plan amendment procedures.
I.2 GOALS AND OBJECTIVES BASED ON CITY POLICIES
The amended Hellman Specific Plan has been prepared to reclassify
and redesign portions of the original Hellman specific Plan Project
Area. The amended specific plan effort has been undertaken to
preserve and enhance the land use goals and policies of the
original Hellman Specific Plan, through an overall reduction of
dwelling units and the incorporation of additional open space.
The concepts, regulations and conditions established by the amended I
Hellman Specific Plan provide for a diversity of land uses and
development standards that are created specifically for the Hellman
Property.
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Ordin!in'qe Number /!JtJS""
The Hellman Specific Plan is consistent with the goals and policies
of the Seal Beach General Plan and is intended to implement each
of the General Plan Elements. The Hellman Specific Plan functions
as both a ministerial and regulatory document in that it provides
the.opportunity to unify the concepts, procedures and regulations
of numerous documents (including the general plan, the zoning
ordinance and the implementation component of the City of Seal
Beach Local Coastal Plan) into a single text. The Hellman Specific
Plan, adopted by ordinance, establishes the type, location,
intensity and character of development to take place, while
providing for creative and imaginative community design concepts
to respond to unique site conditions. Alternative zoning
regulations, development standards and other regulations have been
incorporated into the Hellman Specific Plan in return for increased
development sensitivity and community amenities to serve the
present and future residents of the City of Seal Beach.
1.3 LOCATION AND BOUNDARIES
The 225-acre Hellman Specific Plan Area is located within the City
of Seal Beach, California, as shown in the regional location map
(see Exhibit I.I). The Orange County/Los Angeles County border
line forms the northwestern boundary of the plan area. The
irregularly-shaped parcel is generally bounded on the extreme
western corner by Pacific Coast Highway, on the northwest by the
Orange County/Los Angeles County border line and the Los Angeles
Department of Water and Power cooling channel, on the north by a
small segment of Westminster Avenue, on the northeast by the
Rockwell International Space Research Center and city facilities
located along Regency Avenue, on the east by Seal Beach Boulevard
and on the south by residential development within the Marina Hill
neighborhood.
Ordinance Number
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ARCADIA
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Regional Location Map
Hellman Ranch Specific Plan
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EXHIBIT L 1
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Ordinance Number )5a~
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The amended Hellman Specific Plan does not change the boundaries
of the original Hellman Specific Plan Area. The amendment revises
land use designations and residential densities only within a 149~
acre portion, proposed for development. Exhibit I.2 indicates the
boundaries of the Hellman Specific Plan Area and the Mola Project
Area within it.
I.4 PROJBCT HISTORY
The Hellman Specific Plan was originally adopted in 1981 by the
City of Seal Beach. The adopted plan designated the Hellman
property for single-family and multiple-family residential, oil
production, flood control and public park uses. In the original
specific plan, 1,000 dwelling units were allowed on 110.5 acres of
the site. An EIR (SCH No. 81040953) was prepared and certified by
the city of Seal Beach prior to the adoption of the Hellman
specific Plan.
During the late 1980s, the Hellman family sold a 149-acre parcel
of their property to the Mola Development Corporation. In 1986,
Mola Development corporation notified the city of Seal Beach that
they would be preparing an amendment to the Hellman Specific Plan.
An EIR was also prepared to evaluate potential environmental
effects associated with this amendment.
The amended Hellman Specific Plan revises the land use designations
on the 149-acre Mola Project Area to allow development of 355
single Family Homes with a Community Park containing approximately
16.2 acres, a 10.4 acre wilderness park and 39.9 acres of open
space/wetlands. The oil production and flood cont;rol land use
designations in the amended specific plan remain unchanged from the
original specific plan.
Ordinance Number
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Ordinance Number 1.JoS--
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SECTION II
LAND USE DEVELOPMENT PLAN
11.1 LAND USE DISTRIBUTION AND LOCATION
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The development plan for Hellman specific Plan divides the project
site into six planning areas. Each planning area is associated
with its own specific land uses. primary land uses within the
Hellman specific Plan include single-family residential, open
space/wetlands, community park, flood control basin and oil
production. Table II-1 indicates acreage of the various land uses,
and permitted number of dwelling units for each of the six planning
areas. section III of the specific plan sets the precise
development standards for planning areas I and 2, and general
development standards for planning areas 3 through 7.
The general location of all principal land uses is shown on Exhibit
II.l, Land Use Development Plan and depicted in schematic form in
Exhibit II.2, the Illustrative site Plan.
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All construction within the specific plan area shall conform
to Exhibit II.l and to the development standards established in
section III herein.
TABLB II-1
AMENDED HELLHAIf SPECIFIC PLAN USES
[ Planning Area Land Use Acres D/U
1 Single Family 76.2 355
2 Park 26.6
3 Wetlands/Open Space 37.9
First street 9.0
Subtotal 149.7
4 Oil Production Future Dev 15.0*
5 Flood Control Basin 35.3
7 Oil Production-Future Dev 25.0
Subtotal 75.3
Total Hellman specific Plan
225.0
355
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* Possible opportunity for a 5-acre City park. It is contemplated
this area will be purchased by the City from property owner at Area
4.
ordinance Number ~
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LAND USE DEVELOPMENT PLAN
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EXHIBITU.1
6/26189
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Ordinance Number /~~
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C:IRCULAT:ION -
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The provision of adequate transportation is an important concern for
any development program. The Hellman Specific Plan calls for the use
of a variety of transportation modes to facilitate the convenient and
efficient movement of people within the specific plan area.
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Local residents, guests and commuters all share the
system, and each has their own transportation needs.
Specific Plan attempts to provide a circulation system
accommodates all users with the following objectives:
circulation
The Hellman
that better
o Provide convenient access to Planning Areas 1, 2 and 3.
o Improve safety and efficiency of the existing circulation
system.
o Facilitate cr--lI'uter traffic on Pac.ific Coast Highway by
minimizing cross traffic and providing alternative routes
for local residents.
o Encourage and accommodate public transportation.
o Accommodate a bikeway system that encourages the use of
bicycles.
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Art.rial Hiahwavs
Exhibit II.10 illustrates the circulation system for the specific
plan area. The City of Seal Beach's circulation element
differentiates arterials by their street widths (right-of-way).
Table 11-2 provides the Seal Beach arterial highway classification
for roadways within the vicinity of the Hellman Specific Plan.
Roadways within the vicinity of the Hellman Specific Plan include
PCH and westminster Avenue.
TABLB II-2
PLaNNBD ARTBRIAL HIGHWAY CLASS:IPICAT:IONS
Street
City of Seal BeachRight-of-Way
Classification (feet)
First Street
Private streets, PI3r.~ing Area
Private streets, Plarpt~g Area
Connector First to Regency
Seal Beach Boulevard
westminster Avenue
Pacific Coast Highway
Secondary Street
1 Principal Street
2 Principal Street
Principal Street Not
Major Arterial Hwy
Primary Highway
Primary Highway
80.
36
36
establishedb
120
100
100
a Initial improvement will provide for a 40-foot curb to curb width
and BO-foot right-of-way with full improvement tied to traffic
demand.
b Right-of-way width will be determined in conjunction with precise
alignment studies prior to final tract map recordation.
SINGLE FAMILy DETACHED
HELLMAN PROPERTY
MOLA DEVELOPMENT COMPIWY
STATISTICAL SUMMARY
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LEGEND
1---1 PRIMARY ARTERIAL HIGHWAY
r;u;~ MAJOR ARTERIAL HIGHWAY
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SECONDARY ARTERIAL HIGHWAY
LOCAL STREET
Ordinance Number
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CIRCULATION PLAN
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EXHIBIT 11.1 0
6/28/89
6/28{8
SINGLE FAM1I.Y DETACHED
HELLMAN PROPERTY
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Ordinance
Number
LEGEND
CUT AREA
FILL AREA
CUT WETLANDS
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EXCAVATION
Cut 1,350,000
Fill 1,435,000
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GRADING PLAN
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Ordinance Number I'~~~
The single-family homes are grouped into three different areas. They
are buffered from the existing residences to the south by Gum Grove
Park and a 30' landscape setback. The lots are a minimum of :,000
square feet. The individual parcels are planned around a curvilinear
street pattern with numerous cul-de-sacs to establish sub-
neighborhoods. section III of the specific plan outlines site
development standards for Planning Area 1.
Plannina Area 2. Communi tv Park
The Community Park is located in Planning Area 2 adjacent to the
open space/wetlands and between two residential areas. Automobile
access is provided from both First street and a proposed local road.
Pedestrian access is provided from the end of numerous cul-de-sacs
and through Gum Grove Park.
A variety of facilities are proposed, including tennis and basketball
courts, picnic areas, tot lot, free play areas and a passive duck
pond area. These facilities will be integrated in a safe and
pleasing manner.
The Community Park will be improved by Applicant and dedicated to the
City.
11.2.0
LANDSCAPING
The Hellman Specific Plan general landscape design guidelines are
intended to set forth the general character of streets, parking areas
and entries within the Hellman Specific Plan Area in order to create
a cohesive landscaped image.
Prior to any tentative tract approval, a preliminary landscape plan
will be approved by the Director of Development Services for streets,
parking areas and entries within the proposed tract. The submitted
landscape plan should reflect the following qualities:
1. Landscape materials will enhance the major architectural
design elements through the coordinated use of shrub and
leaf colors, tree forms, plant material masses and lighting.
2. Grouped masses of plant material will complement
architectural elevations and roof lines through color,
texture, density and form on both the vertical and
horizontal planes.
3. Native and drought tolerant plant material shall be used to
the extent feasible.
--.
4. A combination of landscaping, fences and walls shall be used
on the perimeter of the properties to define property
limits, separate use areas and provide onsite security.
5. Landscaping, fences and walls, or a 'combination, shclll be
used on the perimeter of properties to visually screen
and/or physically enclose outdoor storage areas, loading
docks and ramps, transformers, storage tanks and other
appurtenant items of poor visual quality.
H~LCMANDpROPERTY
MOl-A OEV~~TGi)MPAJVY
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Ordinance Number J'~~
11.2 SPECIAL FEATURES
II.2.a
GRADING AND GEOTECHNICAL CONSIDERATIONS
The Seal Beach area lies at the coastal edge of the Los Angeles
Basin. The area is underlain by thick marine and nonmarine sediments
of Miocene through Pleistocene ages., Surface elevations wi thin the
Hellman Specific Plan Area range from approximately 66 feet at the
southern boundary of the property to near sea level at the central
portion.
The Seal Beach Fault, which is a segment of the 50-mile-Iong Newport-
Inglewood Fault zone, extends diagonally through the central portion
of the prQperty. oil company exploration wells. of the property
during the past half century have identified the Seal Beach Fault at
a depth of over 4,000 feet. In accordance with the Alquist-Priolo
Act of 1972, as well as the recommendations of the 1980 geotechnical
study (Medall, Aragon, Worswick & Associates, 1980) of the Hellman
specific Plan Area, no habitable development will be permitted to be
placed across the fault or within the 50 feet of either fault
boundary.
,-..
The proposed project in planning areas 1, 2 and 3 will require
approximately 1,350,000 cubic yards of cut and 1,435,000 cubic yards
of fill. The cut areas are located generally in the elevation
portion of the project and in the open space/wetlands area in the
west central portion of the project. The fill areas are generally
in the south edge and in the communi ty park area. proposed
elevations within the project site range from -2 in the wetlands area
to approximately 40 in the easterly area along Seal Beach Boulevard.
II.2.b
RESIDENTIAL ARCHITECTURAL DESIGN CONCEPT
This section of the specific plan describes the intended treatment
of architecture for the single-family residential projects. It is
the intent of the Hellman Specific Plan that the residential
neighborhoods have distinctive architectural themes, which may
include Mediterranean, Cape Cod, Country French, and English Tutor.
Plannina Area 1. Sinale-Fami1v Communi tv
The single-family community is located within the Planning Area 1,
in the south and eastern portions of the project site.
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Ordi~ance Number ~~
.
A major priority is the implementation of a public roadway from Seal
Beach Boulevard to Pacific Coast Highway as a part of this project.
First street is shown as the pUblic roadway connection to Regency and
Seal Beach Boulevard.
Public Transit
The Hellman Specific Plan Area is currently served by orange county
Transit District (OCTD) which has a route (Route 1) which travels
from Ximeno Street in Long Beach south along Pacific Coast Highway
(PCH) through Seal Beach. OCTD has a second route in Seal Beach
(Route 42) that travels down Seal Beach Boulevard to Electric Avenue~
Electric Avenue to Main Street; Main Street to Bolsa Avenue; Bolsa
Avenue to Balboa Street; and Balboa Street to PCH before returning
via Main street, Electric Avenue and Seal Beach Boulevard. In
addition, Long Beach Transit has a route in Seal Beach which travels
on Marina Drive from Long Beach to PCH, PCH to Main Street, Main
street to Electric Avenae and Electric Avenue to Marina Drive.
Bikewavs
Bikeways within the Hellman Specific Plan regional area include
Pacific Coast Highway, Seal Beach Boulevard, westminster Avenue and
the San Gabriel River.
11.3 PUNDING OP CAPITAL IMPROVEMENTS
In order for the project to be fiscally self-sufficient, the
following options can be considered for implementation. A landscape
and lighting district and landscape agreement can be implemented in
order to defray the costs associated with street maintenance and
street light costs. Along with this maintenance district, an
agreement will be en;ered into at the subdivision level between the
city and property ownur to implement an assessment to help defray
costs associated with the development. It is anticipated that this
assessment will be a minor cost and serves only to defray costs, and
not as a surplus revenue source.
Additionally, a variety of other financing options are being
considered by the City of Seal Beach for financing facilities and
services to be provided within the Hellman specific Plan. These
include (1) establishment of a Mello-Roos Community Facilities
District, which enables governmental entities to finance public
infrastructure on a tax-exempt basis; (2) special assessment
districts; (3) benefit assessment financing (generally reserved for
drainage, flood cont~~~ and street lighting); (4) integrated
financing districts (i.e., landowner assessments which are contingent
upon development); and (5) redevelopment financing. Of these
options, the Mello-Roos community Facilities District has been given
the most consideration to date. As conceived, establishment of the
district would enable the city to levy a special tax, and to issue
bonds for financing of the improvements and services. Among the
facilities which could be financed are the recreational uses, open
space, flood control, drainage, utilities, street improvements and
facilities, and related uses. The district provisions for those
services would cover all phases, including planning and design,
acquisition, construction, operation and maintenance.
11.4 PUBLIC PACILITIES
11.4.&
WATER
An adequate water sup~~y is necessary to serve new development within
the specific plan area. The water system serves the demands of
residents, recreat10nal and landscaped uses and firefighting
activities, as necessary.
Ordinance Number
/~5"
Water for domestic use and landscape irrigation will be provided by
the City of Seal Beach Public Works Department. CUrrently, the City
of Seal Beach provides water to its service area from four wells,
that have a total pumping capacity of approximately 11.2 million
gallons per day (mgd) or 7,800 gallons per minute (gpm).
Additionally, the City of Seal Beach owns approximately 3.9 mgd
(2,700 gpm) capacity in the Metropolitan Water District's Feeder No.
2. The city's combined capacity is 15.1 mgd (10,500 gpm).
Currently the city experiences a daily average demand of 3.2 mg I
(2,200 gpm) and a maximum daily demand of 4.1 mg (2,850 gpm).
Development within Planning Areas 1 and 2 will require an
approximate daily average of 0.27 million gallons, a maximum daily
demand of 0.53 million gallons and a peak hour demand of 0.93 million
gallons of water for domestic and irrigation uses.
The maximum daily demand, peak hour demand and fire flow requirements
of the project can be met with the city's existing supply capacity.
Water service within Planning Areas 1 and 2 will be provided through
a variety of water mains. Water service within Planning Area 1 is
provided through an 8- inch water main, which is located beneath the
private streets. Water service within planning area 2 is provided
from the 12" mains located in First Street.
II.4.b
SnBR
The provision of adequate sewerage facilities is an important
prerequisite to development. A sewerage system in an urban area
like Seal Beach is composed of shared,' public pipelines and related
facilities which collect and transport water-borne wastes away from
individual homes, treat the waste and then dispose of it in a manner I
that is not detrimental to the public health or to the environment.
Collection and treatment of sewage in Seal Beach is accomplished by
a combination of city and county facilities which include pipes, pump
stations and treatment plants. Local wastewater is collected and
conveyed through Seal Beach facilities to the County Sanitation
District Plant No. 2 in Huntington Beach where it is treated. The
treated effluent is then disposed of through the existing ocean
outfall.
The Hellman Specific Plan Area is located within District 3 of the
Orange County Sanitation District. Due to the contour of the
terrain, two pumping stations will be required, one at the westerly
corner of the Wetlands and First Street and the second one in the
central portion of the project near First Street. The sewage from
the westerly portion of the project will be collected at the wet
well at Pumping station #1 and pumped to the wet well at Pumping
station #2 from which it will be pumped to the City of Seal Beach's
main line in Seal Beach Boulevard. This main originates at the
city's sewage pumping station at Seal Beach Boulevard and Electric
Avenue. Pumped sewage is conveyed in a 16-inch force main some 4,250
feet to the high point in Seal Beach Boulevard. From this point, the
sewage flows by gravity and by the CSDOC's Seal Beach Pump Station.
The Seal Beach pump station pumps the raw sewage into two 16-inch
force mains to Westminster Avenue interceptor which is a subtrunk of
Knott interceptor. The Knott interceptor terminates at CSDOC's I
Treatment Plan No.2. Exhibit 11.12 illustrates the sewerage system
for Planning Areas I and 2.
The local sewage collection system, onsite pump stations and the
forcemains in Planning Areas I and 2 have been designed in accordance
with the city of Seal Beach Public Works Department standard design
guidelines for the design of improvements.
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Ordinance Number
11.4.0
DRAINAGB
The purpose of the Hellman Specific Plan drainage system is to convey
water away from property and streets. The drainage system is
designed to prevent flooding during heavy storms. Rainfall
constitutes the most important source of water runoff: however,
activities, such as landscape irrigation and washing cars also
generate water runoff which must be removed and disposed of.
The Hellman Specific Plan Area is part of the Los Alamitos drainage
basin located within the westernmost corner of orange county. The
existing drainage system within the specific plan area is a small
portion of a much larger network which includes regional flood
control channels maintained by the county and tributary drainage
facilities maintained by the city.
The drainage area within Hellman specific Plan consists of
approximately 149.7 acres, and is tributary to the southwest corner
of the property. The Hellman property (i.e., 50 acres northerly of
Planning Areas 1, 2 and 3) will also drain in a westerly direction,
but not across Planning Areas 1, 2 and 3. Surface water will be
retained onsite as at present.
HEllMAN PROPERTY
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6128/69
HErrMANHED PROPERTY
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STATISTICAL SUMMARY
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Planning Areas 1, 2 and 3 are relatively flat except in the easterly
.
and southerly portions where elevations vary from 45 feet (at the
easterly end of the property) to -1.0 feet (at the southwesterly
end).
Exhibit 11-13 indicates the different soil groups located within
Planning areas 1, 2 and 3. Existing on site soils are considered
suitable for use as fill materials except for the peat pocket which
will be removed and exported. Based on the soil reports, existing
areas will have to be removed and recompacted as noted. Drainage
facilities have been designed to minimize the infiltration of surface
water.
The Flood Insurance Rate Map for the Hellman specific Plan area
designates the area as minimal flooding potential. Flood protection
within Planning Areas 1 and 2 will utilize the 38 acre open
space/wetlands as a retarding basin.
The onsite storm drain system is sized to prevent flooding in the
streets for a lo-year frequency storm. Where sump conditions do not
exist, and for sump areas below an elevation of 10 feet, storm drains
will be sized for 25-year flows. The performance of the recommended
system was tested under the 24-hour, l,OOO-year storm runoff. Under
these conditions, flood elevations will increase but the structures
will be a minimum of 1 foot above flood level. Exhibit II.14
illustrates the drainage system within the Planning Areas 1, 2 and
3.
II:.4.d
PARKS AND RECREATION
The Hellman Specific Plan provides a variety of recreational
opportunities for Hellman Specific Plan residents and other city
residents as well. Recreational opportunities within Hellman
Specific Plan include:
o Community Park
o Gum Grove Park
o .Jogging/Par course trail system connecting Gum Grove Park to
the Community Park
o Baseball Diamonds.
Other recreational opportunities with easy traveling distance of
Hellman specific Plan Area include Edison Park, Marina Park and
Eisenhower Park and public beaches.
. a 5-acre parcel located within Planning Area 4 may be purchased
from the retained parcel owner.
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The city of Seal Beach has established a standard of five acres of
local park land for every 1,000 residents. Hellman Ranch will
generate a population of 1,243 residents (Hellman Ranch Specific Plan
EIR, 1987), therefore Hellman Ranch is required to provide
approximately 6.22 acres of local parks.
Gum Grove Park is identified in the city's Open Space Element as a
special use park, which. is defined as a place where unique
recreational activity is provided. The Conservation Element shows
Gum Grove as a forest which provides a nature area for passive
recreation and a buffer between the single family homes and oil
extraction operations on the Hellman property. The objective is that
the community should preserve the groves of eucalyptus trees. Gum
Grove Park shall be dedicated to the city.
II.....
SOLID WASTE DISPOSAL
Solid waste generated in Planning Areas 1 and 2 will be disposed at
the coyote Canyon Landfill located on coyote Canyon Road near Bonita
Canyon Road in Irvine. When the Coyote Canyon Landfill reaches
capacity, the Bee Canyon Landfill (located off Sand canyon Road in
the foothills above Irvine) will serve as the designated replacement
site (Howard, 1987). Wi~hin the City of Seal Beach, solid waste is
picked up and disposed of by Briggeman Disposal Service (Seal Beach
Disposal) .
II....f
ENBRGY INFRASTRUCTURE
El.ctricitv
The Hellman Specific Plan Area is located within the service area of
the Southern California Edi~on Company (SCE). The SCE has indicated
that they can serve the electrical demands of Planning Areas 1, 2 and
3.
Natural GaB
The Hellman Specific Plan Area is located within the service area of
the Southern California Gas Company (SCG). The SCG has indicated
that they can serve the natural gas demands of planning Areas 1, 2
and 3.
:n:.4.q
SCHOOLS
The Hellman Specific Plan Area is located within the Los Alamitos
Unified School District. Students within the Hellman Specific Plan
area will attend the following schools:
MaGaugh Elementary
1698 Bolsa Avenue
Seal Beach
McAuliffe Middle School
4112 Cerritos Avenue
Los Alamitos
Los Alamitos High School
3591 Cerritos Avenue
Los Alamitos
Ordinance Number ,,~~
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11.5 RELEVANT PLANNING PROGRAMS
11.5.& SEAL BEACH REDEVELOPMENT PLAN
A portion of the project site is located within the Riverfront
Redevelopment Area. The redevelopment area was established in March
1969 and included areas east of the San Gabriel River and the Pacific
Electric right-of-way. In December 1976, the city of Seal Beach
adopted an ordinance to amend a portion of the city redevelopment
area which encompassed the project site. The ordinance amended the
redevelopment plan by designating the area within the Hellman
Specific Plan on the redevelopment plan map.
II.5.b LOCAL COASTAL PLAN (LCPI
I
The Coastal Act, designed to protect and enhance coastal resources,
is mani fested through Local Coastal Programs (LCP 's) which are
required of each of the 15 counties and 53 cities along the
California coast. Each LCP consists of a land use plan (LUP) and
implementing mechanisms. When certified, the LCP becomes binding on
all developments within the coastal zone. Key issues covered by the
plan include beach access, recreation, parking, and the locating and
planning of new development.
The land use plan (LUP) element of the local coastal plan (LCP) for
the city of Seal Beach was adopted in February 1983. The draft LCP
was conditionally approved by the California Coastal Commission in
1983. At such time as the conditions are met, the LCP will be
certified by the commission. The LCP incorporates the general plan
land use categories and designations, with some minor modifications,
of the Hellman specific Plan.
When the LUP was adopted in 1983, the city incorporated the Hellman
Specific Plan land use designations for the project. The city is
reviewing the Amended Hellman specific Plan to determine whether it
is consistent with the Seal Beach Local Coastal Plan.
I
SECTION III
DEVELOPMENT STANDARDS
III.l
INTRODUCTION
The following development standards implement the Hellman Specific
Plan. The regulations are pursuant to Article 8, Authority for and
Scope of Specific Plans of the Planning and Zoning Law of the
Government Code, and in compliance with the provisions of section
65450 of the Government Code and Article 29.5 of the Seal Beach
Municipal Code. The Hellman Specific Plan Development Standards are
adopted for the purpose of promoting the health, safety and general
welfare of Hellman Specific Plan residents.
111.2
DEPINITIONS
Mola proiect Area: Planning Areas 1, 2 and 3 of the Hellman Specific I
Plan.
Hellman PrODertv: Planning Areas 4, 5, and 7 of the Hellman Specific
Plan.
Hellman SDecific Plan Area: Planning Areas 1, 2, 3, 4, 5, and 7 of
the Hellman Specific Plan.
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Ora~nance Number ~~
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Director: The Director of Development Services.
Buildina Heiaht: "Building height" means the vertical distance
measured from the average level of the highest and lowest point of
that portion of the building site covered by the building to the
highest point of the roof peak.
parkina Snace: Parking spaces within the Hellman specific Plan shall
be 9 feet x 18 feet with provisions for compact at 8 feet x 15 feet.
Setback Area: The area between the building line and the property
line, or when abutting a street, the edge of the curb.
Setback Distance: The distance between the building line and the
property line or when abutting a street, the edge of the curb.
Street Level: The elevation measured at the centerline of the public
street adjacent to ~he front setback at a point midway between the
two side property lines.
III.3
GENERAL DEVELOPMENT NOTES
The following project provisions shall apply to all developments and
land uses within the Hellman Specific Plan Project Area.
1. Unles.s other".r:e specified, all development within the
Hellman Specific Plan shall comply with the City of Seal
Beach Municipal Code. Terms used herein shall have the same
meaning as defined in the City of Seal Beach Municipal code
unless otherwise defined herein.
2. Any details or issues not specifically covered by this
specific plan shall be subject to the regulations of the
city of Seal Beach Municipal Code.
3. The approval of development within the specific plan area
shall be governed by Section 65450 et. seq., of the State of
California Government Code.
4. All construction within the boundaries of the specific plan
shall comply with all provisions of the Uniform Building
Code and the various mechanical, electrical and plumbing
codes adopted by the city of Seal Beach, as established by
Section 5 cf the Seal Beach Municipal Code.
5. Modifications to the specific plan which do not give rise to
a conflict with the intent of the specific plan as approved,
may be approved at the Planning Director's discretion.
6. An EIR which analyzes the worst-case situation for the
cumulative impacts of physical development as proposed by
the specific plan, has been certified by the city Council
and is referenced he~eby.
7. Any land use designation not specifically covered by the
amended Hellm~n Specific Plan shall be deemed inappropriate.
8. If any regulation, condition, program or portion thereof of
the specific plan is for any reason held invalid or
unconstitutional by any court of competent jurisdiction,
such portion shall be deemed a separate, distinct and
independent provision and the invalidity of such provision
shall not affect the validity of the remaining provisions
hereof.
Ordinance Number J~!f'
9. The maximum number of allowable dwelling units is
established for each residential planning area as specified
in the land use development plan (Exhibit II.1); any
planning unit designated for residential use may be
developed up to the maximum number of allowable dwelling
units. Such residential development shall be subject to the
residential development standards stated within section III
herein.
10. The Hellman Specific Plan establishes precise development I
standards for planning areas I and 2. Precise development
standards for planning areas 4 through 7 will be established
at a later date through the specific plan amendment
procedure outlined in section IV herein.
11. Applicable mitigation measures as contained in the Hellman
Specific Plan EIR (1987) and DEIR 1989 shall apply to the
implementation of this specific plan.
12. Mitigation measures adopted for this specific plan and
attached herein are adopted as conditions of approval and
shall be addressed either through the specific plan process
or subdivision and/or precise plan review process.
13. Except as otherwise indicated, planning area dimensions and
road alignments generally follow the land use development
plan (exhibit ILl). Minor adjustments in planning area
boundaries reSUlting from technical refinements and/or final
road alignments will not require an amendment to the
specific plan.
14. Common Area Landscaping. All commonly owned property
exclusive of structural improvements shall be landscaped I
with a combination of trees, shrubs, and ground cover.
Landscaping shall be provided with automatic irrigation
system. Approval of landscape plans for commonly owned
property shall be obtained pursuant to Precise Plan Review,
Section IV.
15. Subsequent studies that are needed and definitive plans for
noise mitigation of units located near arterial highways or
petroleum extraction areas shall be submitted for review and
approval at the time a precise plan is considered, as shown
in Section IV.I. That means to reduce the oil well noise
to an acceptable level shall be identified and implemented
through the precise plan review.
16. Satellite dish antenna may only be erected in conformance
with Municipal Code Section 28-2350.
17. Roof mounted solar collector panels shall be flush mounted
where possible and painted to match roof surface color.
Where panels cannot effectively perform if flush mounted,
justification in the form of efficiency calculations are
required.
18. Bicycle facilities shall be provided in the Community Park
areas as approved by staff.
19.A construction schedule shall be established prior to
issuance of building permits which includes a limitation on
heavy earth moving activities to between the hours of 7:00
a.m. and 8:00 p.m. as approved by the Director of
Development Services. All construction requirements of
Chapter 13D of the Municipal Code of Seal Beach.
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ordi~ance Number l~oS---
20.If during grading, abandoned
facilities are discovered,
properly abandoned.
oil pipelines or other similar
these facilities shall be
21. Subsequent soil investigation reports shall be prepared
prior to building permit issuance to thoroughly evaluate
soil issues related to the site, including, but not limited
to: liquefaction, settlement, ground lurching and potential
hazardous substanqes.
22. Existing powe:o:-lines. located at the site shall be placed
underground. Existing 66KV lines may be moved, if
applicable, and approved by Southern California Edison and
the city of Seal Beach. All power lines serving the project
shall be placed underground.
23. Seal Beach Boulevard shall have a ten foot landscape setback
from public right-of-way.
24. Bermed landscaping shall be incorporated wherever possible
within the landscaped setback and shall be required adjacent
to any parking lots.
25. Private streets serving the single family residential units
with on-street parallel parking permitted on both sides
shall have a minimum paved width of 36 feet. A minimum 4
foot sidewalk shall be provided on one side of the private
streets. The paved street width (including sidewalks) shall
constitute the total right-of-way for purposes of
establishi~g setback lines for structures.
26. The developer shall dedicate a 80 foot right-of-way for the
construction of First Street. The developer shall construct
First Street to a width of 40 feet. At such time as travel
demand warrants, First Street shall be expanded to its full
80 feet right-of-way.
27. The minimum floor area for single-family homes shall be 950
square feet.
III.4 PLANNING AREA 1
III.4.a. PURPOSE AND INTENT
Planning Area 1 is established to develop and maintain single-family
residential neighborhoods with 5,000 square foot lots as a minimum.
Only those nonresidential uses which are necessary and complimentary
to a residential neighborhood are permitted.
III.4.b.
PERMITTED USES
1. One singl~-family dwelling per lot.
2. Accessory buildings, including garages, storage sheds, patio
covers.
Ordinance Number /~~
3. Public and private parks.
4. Private-community recreation facilities.
5. Temporary structures or enclosures as material storage
incidental to construction activities, subject to Section
28-2320 of the Municipal Code.
6. Model homes, model home sales office, subject to Section
III.3 of this Specific Plan.
.
7. Home occupations as defined in Section 28-239.
8. Swimming pools.
9. provisions for day care, group homes and second units in
accordance with the California Government Code.
I
10. Security Gates
III.t.e. USES SUBJECT TO CONDITIONAL USE PERMIT
o Such other uses as the Planning Director may consider to be
within the intent and purpose of the specific plan.
III.t.eS. SITE DEVELOPMENT STANDARDS
1. Maximum density: 1 dwelling unit per lot.
2. Minimum lot size: 5,000 square feet. I
3. Maximum lot coverage: 50 percent.
4. Setbacks: Front 18 feet or 8' with a provision for an
automatic roll-up garage door; Rear 15 feet; side 4 feet~
side-on garage condition 10 feet.
5. Parking: Minimum two covered spaces per unit.
6. Landscaping: A preliminary landscape plan is required for
precise plan review for streets cape and onsite landscaping.
A final landscape plan and irrigation plan is required prior
to building permit issuance. All plans shall' be reviewed
and approved by the Planning Director.
7. Building Height: Thirty-two feet, maximum two stories.
:Il:I.5
PLANNrllG AREA 2
III.5...
PURPOSE AND INTENT
I
Planning Area 2 has been established as a community park and Gum
Grove Park. The community park is proposed as an active facility to
be improved by the developer. The total gross acreage of the park
is approximately 16.2 acres. Gum Grove Park will contain a total
acreage of 10.4.
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Ordinance .Number
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III.S.b.
PERMITTED USES
1. Greenbelt and conservation corridors
2. Hiking, biking
3. Landscape planting
4. Community identification siqnage
5. Parking lots
6. Memorials and monuments
7. Fencing
8. Active recreation
III.S.c.
USES SUBJECT TO CONDITIONAL USE PERMIT
Such other uses as the Planning Director may consider to be within
the intent and purpose of the specific plan.
III. Ii
PLJ.HNING J.REJ. 3
Planning Area 3 has been established as open space/wetlands. Total
acreage is approximately 36.7 acres and, providing governmental
approval, may be reQ~ored as a viable wetlands.
Wetlands plans shall De developed in conjunction with developer and
governmental agencies.
III.7
PLJ.HNING AREA 4
111.7...
PURPOSE J.HD IHTEHT
Planning Area 4 is established as a holding area for future
development. Planning Area 4 is currently in oil production which
is an interim land use. The duration of this activity is
undetermined. At the termination of oil production activities, it
is anticipated that urban land uses will be developed within Planning
Area 7. These land uses shall be determined through the specific
plan amendment procedure outlined in Section IV.
A 5-acre parcel for recreation use may be purchased by the city.
III.7.b.
PERMITTED USES
Permitted uses shall be established at a later time through the
specific plan amendment procedures in Section IV, herein.
III.7.c.
USES SUBJ~CI TO CONDITIONAL USE PERMIT
Shall be established at a later time through the specific plan
amendment procedures in Section IV, herein.
Ordinance Number /~O~
111.7.4.
SITE DBVELOPMENT STANDARDS
Uses subject to a conditional use permit shall be established at a
later time through the specific plan amendment procedures outlined
in Section IV, herein.
111.8
PLANNING AREA 5
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III.8.a.
PURPOSE AND INTENT
Planning Area 5 has been established as a flood control basin. The
flood control retention basin is under the ownership of the orange
County Flood Control District. There is an opportunity for
recreational use of the basin by the City of Seal Beach based upon
an agreement for such use between the city and the district.
III.8.b. PERMITTED USES PER ORANGE COUN'l'Y PLOOD CONTROL DISTRICT
APPROVAL:
1. Greenbelt and conservation corridors.
2. Hiking, biking.
3. Landscape planting.
4. Tree, bush, vine and field crops.
5. Community identification signage.
III.8.a.
USES SUBJECT TO A CONDITIONAL USE PERMIT
Such other uses as the Planning Director may consider to be within I
the intent and purpose of the specific plan.
111.8.4.
SITE DEVELOPMENT STANDARDS
specific development standards for planning area 5 shall be
established at a later time through the specific plan amendment
procedure in Section IV, herein.
111.10 PLANNING AREA 7
III.l0.a. PURPOSE AND INTENT
Planning Area 7 is established as a holding area for future
development. planning Area 7 is currently in oil prOduction which
is an interim land use. The duration of this activity is
undetermined. At the termination of oil production activities, it
is anticipated that urban land uses will be developed within Planning
Area 7. These land uses shall be determined through the specific
plan amendment procedure outlined in Section IV.
III.10.b.
PERMITTED USES
I'
permitted uses shall be established at a later time through the
specific plan amendment procedures in Section IV, herein.
III.10.c.
Ordinance Number /~~~
,
USES SUBJECT TO CONDITIONAL USE PERMIT
Uses subject to a conditional use permit shall be established at a
later time through the specific plan amendment procedures in section
IV, herein.
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III .10.4.
SITE DEVELOPMENT STANDARDS
site development standards shall be established at a later time
through the specific plan amendment procedures in section IV, herein.
III.ll
MODEL HOME STANDARDS
Temporary real estate offices, and model homes for public viewing,
may be located on any new subdivision in any planning area provided
that such uses, if in any residential zone, shall be removed or
converted to permanent uses, at the end of the 12-month period
measured from the dn~~ of the recording of the map of the subdivision
upon which said office is located. with the approval of the planning
director, a temporary real estate office and model homes may be
approved for additional time.
III. 12
1-
2.
I
3.
4.
111.13
WALLS/FENCES AND STREET SCAPES
All walls, fences, hedges and screen plantings shall comply
with section 28-2316 of the Seal Beach city Code.
Walls constructed for noise mitigation purposes may exceed
the maximum height limitations if shown and required through
a noise study. All walls constructed for noise mitigation
shall be constructed of masonry block.
A security wall shall be constructed adj oining remaining
petroleum extraction areas.
Tract fencing wall shall be constructed adjoining the
existing residential units. The design and materials for
this fence will be reviewed and approved through the precise
plan review process by the Planning Director, and shall
maintain a consistent aesthetic theme.
PROJECT IDENTIFICATION SIGNS
All signage for the project shall comply with Article 18 of the Seal
Be~ch City Code.
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111.14
REFUSE COLLECTION AREAS
Any refuse collection areas outside of the single-family homes shall
consist of a wall or fence, 6-feet in height, surrounding the refuse
bin and be accessible by a gate of sufficient width to allow the bin
to be removed and which is constructed in a manner and of materials
that blend architecturally and aesthetically with the main
structures.
Ordinance Number
~O$
III.15
LIGHTING
All lighting shall be installed and maintained in such a manner as
to confine direct rays to the premises and prevent direct rays or
glare onto neighborinq properties. Liqhtinq fixtures and intensity
of lightinq shall be subject to the review and approval of the
planning Director.
SECTION IV
IMPLEMENTATION PROCEDURES
IV.l PRECISE PLANS
The Hellman Specific Plan shall be implemented through the use of
precise plans. Precise plans establish development guidelines for
proposed structures or improvements and their arrangements for each
planning unit within the specific plan area for the following
reasons:
l. To ensure consistency with the Hellman Specific Plan.
2. To encourage innovative neighborhood design and development.
3. To assure substantial long-range compliance with the city of
Seal Beach Local Coastal Plan the redevelopment plan and the
general plan, where applicable.
4. To promote the highest contemporary standards of site
design.
5. To adapt to special or supplementary development standards
that may be necessary from time to time to implement the
Hellman Specific Plan.
6. provisions for precise plan review are shown in Article 29
of Chapter 28 of the Seal Beach Municipal Code.
7. The Seal Beach Planning Department shall determine the form
and content of the application for precise plan. review.
8. The fee for the precise plan review shall reflect the actual
cost to review and process the project. The applicant shall
deposit with the city the estimated costs to process the
project.
9. Along with the submittal requirements of Article 29, section
28-2903, the applicant shall supply:
a. A preliminary landscape plan, addressing streetscape and
project landscaping themes.
b. Architectural elevations drawn to scale, including
samples of exterior materials, textures.
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Ordinance Number ~
c. Precise sign pldn showing location, size, colors, and
letter type of all proposed signage.
d. Preliminary grading plan, showing areas of proposed cut
and fil~ location of all pieces, and height of cut and
fill.
e. Such other information as may be needed and deemed
appropriate by the Development Services Department.
I
Precise plans shall be required prior to or concurrent with final map
approval for all planning units within the specific plan area.
Authority for approval of precise plans shall rest with the Planning
Director. Proponents for projects within individual planning units
are encouraged to submit preliminary plans for review and comment by
the Planning Department prior to the final preparation of a precise
plan. Please refer to the Seal Beach City Code for further
information of processing precise plans.
IV.2 SUBDIVISION MAP PILING AND REVIEW PROCEDURES
All subdivisions .ithin Hellman Specific Plan Area must comply with
Chapter 21 of the Saal Beach city Code and the Subdivision Map Act.
IV.3 CONDITIONAL USES AND VARIANCES
Applications for all conditional use permits and variances within the
Hellman Specific Pla~ Are""1 shall be prepared and processed in
accordance with Article 25 ~f the Seal Beach city Code.
IV.4 ADMINISTRATIVE ADJUSTMENTS
I PURPOSB
The purpose of this section is to grant authority to the Director of
Development Services or designee to take action on requests for minor
modifications or adjustments to "site Development Standards" when
such requests constitute a reasonable use of property not permissible
under a strict literal interpretation of the regulations.
Administrative Adjustments are intended for special circumstances of
hardship and not applicable to entire subdivision site development
standards in the case of the residential property.
Administrative Adjustments may allow the following:
1. A decrease of not more than 10 percent of the required
building site area..
2. A decrease of not more than 10 percent in any required side
yard building setback.
I
3. An increase of not more than 10 percent in the permitted
height of a fence or wall, subject to city approved
structural design.
4. An increase of not more than 25 percent of the permitted
projectio~ of steps, stairways, landings, eaves, overhangs,
masonry chimneys, fireplaces, or room additions into any
required re~r yard ?uilding setback.
5. An increase of not more than 10 percent in the permitted
building heil"Jh~.
Ordinance Number
/~~
.
IV.S AMENDMENTS TO THB SPBCIFIC PLAN
The procedures for amending the Hellman Specific Plan shall be
consistent with Article 29.5 of Chapter 28 of the Seal Beach
Municipal Code.
Prior to approving any amendment to the Hellman Specific Plan, the
City Council shall find that:
1. The amendment is consistent with the City of Seal Beach I
Local Coastal Plan as certified by the California Coastal
commission.
2. If within the redevelopment area, the amendment is
consistent with the city of Seal Beach Redevelopment Plan.
3. The amendment is consistent with the City of Seal Beach
l;eneral Plan.
4. The amendment will reflect residential densities and land
use intensities compatible with adjacent land uses within
the specific plan area.
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'. .
Number ;l3p~
,
Ordinance
Exhibit B
AMENDMENTf TO SPECIFIC PLAN
1. Table 11-1 is amended as per attached, with the indicated
reduction to a total of 329 single-family homes.
2. Exhibits II.I, II.~, 11.3, II.10, 11.11, 11.12, 11.13, 11.14
are hereby amended as per attached. Exhibit II.1 shall show a
total of 329 single family units.
The development project area will include restored tidal-
influenced wetlands located generally in the southwest corner of
the site, with an approximate size of 41.4 acres. The size of
the wetlands is based on a wetlands assessment and restoration
recommendation by the Department of Fish and Game and approved by
the California Coastal Commission.
The project proponent shall participate in the preparation of a
wetlands restoration plan and submission of this plan to the
responsible agencies, including the Department of Fish and Game,
the California Coastal commission, and the U.S. Army Corps of
Engineers. This section provides a general background to this
plan~ the final design will depend on a number of factors to be
determined, such as hydrology, and is subject to review and
approval by responsirle agencies.
Hydrological factors play an important role in the final design
of the wetlands. Factor~ such as the volume of tidal flow which
can be supplied to the site and tidal fluctuations that will
occur. The wetlands area will be hydraulically connected to the
San Gabriel River via the existing culvert which passes between
the intervening cooli~g water channel and empties into the river
through a tidal gate or by a'y other feasible means which
provides tidal fluct~~tions to the restored wetlands.
Habitats of a tidal ~etlands can be described in terms of the .
tidal zones, i.e., _~_ frequency of inundation of various
portions by the tioal ~~ters. For the Hellman property wetlands,
we envision three basic zones or areas.
The lowermost zone will be the subtidal area. This area will be
at an elevation such that it will always be under water, i.e.,
below the extreme low tide. On the. Hellman property this zone
will most likely take the form of relatively narrow channels
which radiate into the various portions of the marsh. This
subtidal zone may support beds of Eel Grass and serves as a
breeding area for some types of fish. It provides a potential
foraging ground for birds which feed on these fish, including the
endangered California Least Tern and diving ducks.
The middle tidal zone is that which ranges from the extreme low
tide to the lower of the two daily high tides. In other words,
this zone is inundated for a large portion of every day, and is
exposed during the low tides. This zone is usually characterized
by mud flats, sinc~ it is subjected to extremes of water and
temperature, to whic~ most plants cannot adapt. In the restored
Hellman wetlands, we envision this zone as a relatively narrow
band of mudflat which borders the subtidal channels. This area
supports invertebrates, which bury themselves in the mud, and
provides a foraging ground for many wading birds such as Herons,
Egrets, and Sandpigers.
The uppermost tidal zone is the actual salt marsh, which ranges
from the lower high tide ra,::-e to the extreme high tide. This
zone supports a varic.t.:" ....f .:1<.1 t tolerant plants, ranging from
Cord Grass at the lu~~r elevations (if a sufficient tidal prism
exists) to Salt Gra~~ in the higher areas, but is perhaps best
characterized by t. . e',iliar Pickleweed. This area will
constitute the larY~b~ ~ingle component of the restored Hellman
wetlands. The salt marsh provides habitat to a large variety of
birds, including many of the long-legged wading birds as well as
perching birds such as the endangered Belding's Savannah sparrow.
..
..~ .
Ordinance Number /~~~
.
SECTION II
LAND USE DEVELOPMENT PLAN
11.1 LAND USE DISTRIBUTION AND LOCATION
The development plan for Hellman specific Plan divides the
project site into six planning areas. Each planning area is
associated with its own specific land uses. primary land uses
within the Hellman Specific Plan include single-family residen-
tial, open space/wetlands, community park, flood control basin
and oil production. Table II-1 indicates acreage of the various
land uses, and permitted number of dwelling units for each of the I
six planning areas. section III of the specific plan sets the
precise development standards for planning areas 1 and 2, and
general development standards for planning areas 3 through 7.
The general location of all principal land uses is shown on
Exhibit 11.1, Land Use Development Plan and depicted in schematic
form in Exhibit II.2, the Illustrative site Plan.
All construction within the specific plan area shall conform to
Exhibit 11.1 and to the development standards established in
Section III herein.
TABLE II-I
AMENDED HELLMAN SPECIFIC PLAN USES
4
5
7
Oil Production Future Development
Flood Control Basin
Oil Production-Future Development
Acres DIU
74.8 329
26.0
41.4
7.18
149.38
15.0 ' , I
35.3 2/
ll.....Q. -
75.3
225.0 329
Plannino Area Land Use
1 single Family
2 Park
3 Wetlands
First Street
Subtotal
Subtotal
Total Hellman Specific Plan
I
'possible opportunity for a 5-acre City park. It is
contemplated this area will be purchased by the City from the owner
of Area 4 or Area 7.
'As indicated in the Housing Element, portions of this acreage
may be appropriate for residential redevelopment when oil
production uses terminate.
Ordlnance Number J'~
SECTION III
DEVE!nPMENT STANDARDS
Section III.4.d, Site Development Standards, is hereby revised to read
as follows:
III.4.d
1.
I 2.
3.
4.
SITE LEVELOPMENT STANDARDS
Maximum density:
1 dwelling unit per lot.
Maximum lot size:
5,000 square feet.
Maximum lot coverage:
50 percent
Setbacks: Front 18 feet or 8 feet with a provision for an
automatic rOll-up garage door; Rear 15 feet~ Side 4 feet;
side-on garage condition 10 feet.
5. Parking: Vi- "r.um two covered spaces per unit
6. Landscaping: A preliminary landscape plan is required for
precise plan review for streetscape and on-site landscaping.
A final landscape plan is required prior to building permit
issuance. All plans shall be reviewed and approved by the
Planning Director.
7. Building Height: r~!r~~ feet, maximum two stories.
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Ordinance Number /~~~
PROOF OF PUBLICATION
(2015.5 C.C.P.1
STATE OF CALIFORNIA,
County of Orange
I am a citizen of the United States
and a resident of the County afore-
said; I am over the age of eighteen
years, and not a party to or inter-
ested in the above-entitled matter.
I am the principal clerk of the pri-
nter of the SEAL BEACH JOURNAL a
newspaper of general circulation,
printed and published weekly in the
City of Seal Beach, County of Orange
and which newspaper has been adjudg-
ed a newspaper of general circula-
tion by the Superior Court of the
County of Orange, State of Califor-
nia, under the date of 2/24/75.
Case Number A82583; that the notice
of which the annexed is a printed
copy (set in type not smaller than
nonpareil), has been published in
each regular and entire issue of
said newspaper and not in any sup-
plement thereof on the following
dates, to-wit:
(tprll IQ
all in the year 1990.
I certify (or declare) under penalty
of perjury that the foregoing is
true and correct.
Dated at Seal Beach, California,
", ' ,
this \., day of . , 1990.
"
~ \ .. -
, , '. ., ,. f' (",
I I'"~ I, :
~.: ~
Signature
PUBLICATION PROCESSED BY:
THE JOURNAL NEWSPAPERS
216 Hain Street
P.O. Box 755
Seal Beach, CA 90740
(213) 430-7555
This space is for the County
Clerk's Filing Stamp
I
Proof of Publication of
P~W~l&:r.C. .~Q'I;I.~E.I.~,!q1"i,,, .l!~~t;i,1').s. . . .
Il ~" l'" ,I" . ' . . .., .
{" 11\. ".\. '( ._ ," ~ . r.'1 -)' I_, ',"I ",'j
. '. . .'. ; . . .' . . ~ . . ...' . :. . . . ~. .. .\ ~.-.. . ~. . '. .
NOTICE OF PUBLIC HEARING Envlronment.1 Aevlew: These
NOTICE IS HEREBV GIVEN Ihalll'le activities are within Ihe scope ollhe
CIIY Council 01 the City 01 Seal - Environmenlallmpacr Report lor Ihe
Beach wdi hold a PublIC Hearing at t Amended I-Iellmlln Ranch SDee:iflc
thel' regular adjourned me.llng 01 ~ fila. which was cerbfied by EM Cny
Monday, April 30, 1990, at 7.00 p.rn Councl by 1111 adoption 01 ResDlullcn
1ft the City Council Ctiairiberi. '~1; '.' No. 3734 on November 16, 1987 and
8th Streer. Seal Beach. CA 10 con. lhe SUDol.m~nlal Environmental
sider the follOWing items: ImD:l~ RItDOtl for !he HRllm:ln RlInch
Amendment to thl Hellman SM_ Soedfle Plan which was cenified by
~ the City Council by Ihe adoption of
General Plan Amendment 108-90 Resolution No. 3824 on July 17,
land U. Element 19a9. The previous Environmental
General Plan Amenclmenl 1.b-90 Impact Report and Supplemental
Opln SpacllCons.rvallonlR.cr. EnVIronmental Impad'Reportl'
allon Ellmerrt qualIty describe the activities
Tlntalive Parcel Map No. 86-349 posed loelhe purposes 01 CECA ,
Vesling Tlnlatlve Tract Map No. no further environmental revle
13198 required, Copies ollhe above.refer.
Precise Plan 1-90 enced enwormenlal documents are
Devllopmlnt Agr..menl _ HIli- available lor reView at' ClIY Hall.'211
man Ranch Eighlh Street and Ihe Mary Wilson
Request: To amend the eXlshng tII!l:. Library, 707 ElectriC Avenue. Seal
man Sru,,~ihl! Plan to rellect Ihe Beach, CA.
ISSueS 01 weiland restorallon on-Slle Applicant: Mola Development Cor-
al 4t,4 acres as a result of ",oehra- potatIOn
lions imposed by the Calilornia Owner: HeDman Family Trust
Coastal Commission. An amendment At lhe above time and place aD inter-
10 the Open Space and land Use ested persons may be heard II so
Elemenls oltha G.n~ral Plan (0 desired. II you challenge the pro-
reftect Ihe proposed changes in Ihe posed acltons in CDurt, you may be
SDP-eific Plan. To request a subdivl. limited 10 raising only Ihose issues
sian 01 the parcel b conveyance pur- . you or someone else raised at the
poses. To subcivide the ptDp8rty for public hearing described in this
the construction 01 three hundred notlC8, Or in wrinen correspondence
1W0nly-n'no (329) slnglo family don..red 10 1he CiIl'ol Seollleach o~
homes, 14.74 acres 01 public park, or priOrlO, Ihe public hearing.
the previously mentioned 41.4 acta OATEDHs16lhdayolApril.1990
weiland area and 10.43 Gum GrO't'e Joanne Yeo. City an
Part. The approval of a PrM!tA Plan CII)' 01 Slar Buch
lor conslrUC1ion 01 "0 _oed ~ April 19, ,990
l:iIIl:..fJao, The _val 01 0 De..I- PublIshed '" 1he Seal Beach JoumaI.
opment Agreement for 1he Hellman
Ranch SOMflr. Pt:ln In conformance
With the Hellman Soec.lic Plan as
amended
Codl Secllons: 28-1700, 28-2751 -
2770: 28-2950 - 2956, 21-7: and 2'-
42 - 2' -53.
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PROOF OF PUBLICATION
(2015.5 C.C.P.l
STATE OF CALIFORNIA,
County of Orange
I
I am a citizen of the ~nited dtates
and a resident of the County afore-
said' I am over the age of eighteen
year~, and not a parcy to or inter-
ested in the above-enticled matter.
I am the principal clerk bf the pri-
nter of the SEAL BBACa JOURNAL a
newspaper of general circulation,
printed and published weekly in the
City of Seal Beach, County of Orange
and which newspaper has been adjudg-
ed a newspaper of general circula-
tion by the Superior Court of the
County of Orange, State of Califor-
nia, under the date of 2/24/75.
Case Number A82583; that the notice
of which the annexed is a printed
copy (set in type not smaller than
nonpareil), has been published in
each regular and entir= issue of
said newspaper and not in any sup-
plement thereof on the following
dates, to-wit:
A'l'/Z.\'- -zb
all in the year 1990.
I certify (or declare) under penalty
of perjury that the foregoing is
true and correct.
Dated at Seal Beach, ~~llfornia,
this "z.(.. day of _L 1990.
~ture --
I
PUBLICATION PROCESSED B~:
THE JOURNAL NEWSPAPERS
216 Main Street
P.O. Box 755
Seal Beach, CA 90740
(213) 430-7555
,
Ordinance Number
/3tJ5""
.
This space is for the County
Clerk's Filing Stamp
Proof of Publication of
~~E!r,.J:~ .~q~I.~~~qql.i.q .E{Ela.z:i.l\q . . .
AMeN~tJT' III HalU'r\AN ""Cc.\~l(. ~
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Ranch Specific Plan .n conlor.
mance with !he Hellman Speclf.
L ic Plan as amended.
I
NOTICE IS HER~BY GIV~N Code Secllons:
that the City Counal of the CI~ :t 28.1700; 28.2751. 28-2751-
of Seal Beach will hold a Public 2770. 28-2950 _ 2956; 21-7;
Hearing at !heir regularly schad- 21-42 _ 21 _ 53.
uled meeting of Monday. May 7.
1990, at 7.00 p.m. in the CIty
Council Chambers, 211 Ei9hth
Slreet, Seal Beach, CA to con-
sider the /ollowing Items:
Requelt: To amend the exist-
ing Hellman Spec,fic Plan ro
re"ectthe issues 01 wetland
restonltion on-sile 01 41.4 acres
as a result of modifications
Imposed by the Calilornia
Coastal Commission. An Owner: Henman Family TNSt.
amendment 10 the Open Space
and Land Use Elements of the
General Plan 10 reftecl the pro.
posed changes In lite SpecillC
Plan To I'8quest a lubdiv;slon
ot the paree' for conveyance
purposes. To subdivide the
property /or the consbuClion 01
d1ree hundred lWenty...ine (329)
single family hom.., 14.74
acres of pubroc part<, the previ-
ously mentioned 41.4 acre wet-
land area and 10.43 acre Gum
Grove Park. The approval of a
Preciss Plan for consllUClion 0'
the proposed Specific Plan.
The approval of a Development
Agreement for the Hellman Joanne Yeo. City Clerk
_ _ . n _ _____.__ CiIV of Seal Beach
NOTICE OF PUBLIC
HEARING
Amendment ro Hellman Spa-
cmc Plan.
General Plan Amendment 1. a-
90 Land Use Element.
General Plan Amendment 1. b-
90 Open Space/Conservation'
Rea-ealien Elemenl
Tentative Parcel Map No. 86-
349.
Vesting Tenrallve Tract Map No
13198.
Precise Plan 1-90.
Development Agreement. Hell-
man Ranch,
Environmental review: These
activities are within the scope of
the EnVironmental Impact
Report tor Ihe Amended Heil-
man Ranch Specific Plan which
was certified by the City Council
by the acloption 01 Resolution
No. 3734 on November 16,
1987 and the Supplementa'
Environmenral Impacr Reporl
for the Hellman Ranch Specific
Plan which was combed by the
City Council by the adoption 01
Resolution No. 3824 on July 17,
1989. The previous Environ.
mental ImpacI Report and Sup-
plemental Environmental Impac:l
Report adequately describe the
activities proposed for the pur.
poses of CECA and n~ furth~r
environmentaJ review IS
required Copies of lite above-
referenced environmental doaJ-
ments are available for review
at: City Hall. 211 Eighth Sveet
and tha Mary Wilson Library,
707 Electric Avenue, Seal
Beach, CA.
Applfc.o"l' Mola Developmenr
Corporation.
Atlhe above time and place all
interested persons may be
heard. If you chaRenge the pro-
posed actions in court, you may
be limited to raising only rhose
issues you or someone else
raised al the public hearing
described in this notice, or in
written correspondence deliv-
ered 10 the City of Seal Beach
et, or prior to, the public hear-
ing.
DATED this 24l1t day 01 April
1990.
Ordinance Number
I~()r
PROOF OF PUBLICATION
(2015.5 C.C.P.1
STATE OF CALIFORNIA,
County of Orange
I am a citizen of the United States
and a resident of the County afore-
said: I am over the age of eighteen
years, and not a party to or inter-
ested in the above-entitled matter.
I am the principal clerk of the pri-
nter of the SEAL BEACH JOURNAL a
newspaper of general circulation,
printed and published weekly in the
City of Seal Beach, County of Orange
and which newspaper has been adjudg-
ed a newspaper of general circula-
tion by the Superior Court of the
County of Orange, State of Califor-
nia, under the da~e of 2/24/75.
Case Number A82583: that the notice
of which the annexed is a printed
copy (set in type not smaller than
nonpareil), has been published in
each regular and entire issue of
said newspaper and not in any sup-
plement thereof on the following
dates, to-wit:
May 24,
all in the year 1990.
I certify (or declare) under penalty
of perjury that the foregoing is
true and correct.
Dated at Seal Beach, California,
this
24
5
1990.
day of
JL-~
\. ./ ----.---.
----- Signature
PUBLICATION PROCESSED BY:
THE JOURNAL NEWSPAPERS
216 Main Street
P.O. Box 755
Seal Beach, CA 90740
(213) 430-7555
This space is for the County
Clerk's Filing Stamp
I
Proof of Publication of
~q~~~G.~q~~G~~~~~~~~.q~~~q~~q~
No. 1305-HELLMAN SPECIFIC PLAN
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
SUMMARY. ORDINANCE
NUMBER 1305
HELLMAN SPECIFIC PLAN
Ordinance Number' 305 of Ihe City
of Seal Beach, approving an amand.
ment Co the Hellman Specific Plan,
was introduced at the regular City
Council meenng of May 14, 1990.
First reading 01 Ordinance Number
1305 was approved by lI1a following
vote:
AYES: Grgas, Hun~ Ai,"Bt, Wilson
NOES: None
ABSENP. Laszlo
Malian canlad
Ordinance Number 1305 will be COII-
sldered for .Icor:d reading al the
regular City Council meeting 01
Tuesday, May 29111, 1990. Capias of
Ordinance Number' 305 are aval,",
able In the office of the City Clerk,
City Ilan, 211 . 8th StrOBt, 5.'11
Beach: l8Iephona (213) 431.2527.
DATEDlHlS 15111 day of May, 1990.
Joanna M. Yoo, CIIy ClarII
Cfty of Saal "'ch
May 24, 1990
Publishad In 1ho Seal Beach Journal.
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