HomeMy WebLinkAboutPC Res 00-18 - 2000-06-14
RESOLUTION NUMBER 00-18
,)
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SEAL BEACH APPROVING SITE PLAN
REVIEW 00-2, PERMITTING A SINGLE-STORY, 10,000
SQUARE-FOOT RETAIL/OFFICE/COMMERCIAL
BUILDING, 74-SPACE PARKING LOT, LANDSCAPING
AND OTHER ANCILLARY FACILITIES ON PROPERTY
LOCATED AT THE SOUTHEAST CORNER OF SEAL
BEACH BOULEVARD AND LAMPSON A VENUE
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH
DOES HEREBY FIND AND RESOLVE:
Section 1. On April 12, 2000, Russell Stout and Associates (the
"Applicant") filed an application with the Department of Development Services for Site
Plan Review 00-2. The applicant is proposing to build a single-story, 10,000 square-foot
retaiVoffice/commercial building, a 74-space parking lot, landscaping and other ancillary
facilities on property located at the southeast comer of Seal Beach Boulevard and
Lampson Avenue.
Section 2. Pursuant to 14 Calif. Code of Regs. ~ 15025(a) and ~~ II.C
and III of the City's Local CEQA Guidelines, staff prepared an Initial Study and a Draft
Environmental Impact Report (DEIR), to study the environmental impacts arising from
the proposed Bixby Old Ranch Towne Center Development Plan and related General
Plan amendments. The DEIR was circulated for public review and comment from April
IS, 1998 to May 29, 1998, in compliance with the provisions of the California
Environmental Quality Act (CEQA) and the City's Local CEQA Guidelines. Upon
completion of the public review period, a Final Environmental Impact Report was
reviewed by the Planning Commission at a public hearing held on September 9, October
21, and November 4, 1998. After the public hearing, the Planning Commission found,
through the adoption of Planning Commission Resolution No. 98-37 that the Bixby Old
Ranch Towne Center Development Plan Final Environmental Impact Report (EIR) is
adequate under CEQA. After considering the Final EIR and public testimony thereto at a
public hearing on November 9 and November 17, 1998, the City Council adopted City
Council Resolution No. 4660, certifying the Final EIR and adopting a statement of
overriding considerations. On August 23, 1999, the City Council conducted a public
hearing to consider revisions to the EIR and a statement of overriding considerations
pursuant to the August 3, 1999 writ issued by the Orange County Superior Court. The
approval of this resolution is within the scope of the project analyzed in the Final EIR, as
revised, and City Council Resolution No. 4728 is hereby incorporated by this reference.
Section 3. A duly noticed public hearing was scheduled before the
Planning Commission on May 17,2000, to consider the application for Site Plan Review
00-2. Said hearing was opened and continued to June 14,2000.
Section 4.
The record of the hearing of June 14, 2000 indicates the
following:
(a) On April 12, 2000, Russell Stout and Associates (the "Applicant")
filed an application with the Department of Development Services for Site Plan Review
00-2
(b) The applicant is proposing to build a single-story, 10,000 square-
foot retail/office/commercial building, a 74-space parking lot, landscaping and other
ancillary facilities on property located at the southeast comer of Seal Beach Boulevard
and Lampson Avenue.
C:\My Documents\RESO\Site Plan Review 00-2.PC Reso.doc\LW\06.14-00
Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
(c) The subject property contains approximately 1.188 acres of net
useable area and is located at the southeast comer of Seal Beach Boulevard and Lampson
A venue.
(d) The subject property is legally described as Orange County
Assessor's parcel numbers 086-011-45 and 130-014-8, is currently located in the General
Commercial (C-2) zone, on a irregular parcel of land having approximately 811 feet of
frontage on Seal Beach Boulevard, and approximately 1,607 feet of frontage on Lampson
Avenue. The subject property also has approximately 1,575 feet of frontage along the
north-bound 1-405 Freeway Seal Beach Boulevard off-ramp.
(e) The entire development site is 13.567 acres in area and previously
was developed with two holes of the Bixby Old Ranch Golf Course on the eastern portion
ofthe site, with the western portion ofthe site being vacant.
(f) The subject development area is proposed as a separate parcel,
located on the northwestern portion of the property, described as Parcell of Parcel Map
97-165, containing a total of 3.004 acres of land, comprised of 1.188 acres of useable
area and 1.816 acres of landscaped setback area. The proposed dimensions of the gross
lot area are approximately 288 feet along Seal Beach Boulevard, having a depth of
approximately 466 feet along Lampson Avenue and 484 feet along the southerly property
line, and being approximately 194 feet in depth at the narrowest point along the proposed
easterly lot line adjacent to the previously approved Marriott Brighton Gardens Assisted
Care facility.
(g) Surrounding land uses and zoning are as follows:
North - Bixby Old Ranch Golf Course in the Recreation-Golf (R-
G) Zone, across Lampson Avenue.
South - Undetermined restaurant land use (application from
Islands Restaurant anticipated in the future) and the recently approved 104-room Country
Inn by Ayres within the Bixby Old Ranch Towne Center Commercial Overlay (C-2)
Zone and 1-405 Freeway, with the Seal Beach Weapons Support Facility located south of
the Freeway, in the Public Land UselRecreation (PLUIR) Zone.
East - immediately to the east is the location of the Marriott
Brighton Gardens Senior Care facility within the Bixby Old Ranch Towne Center
Commercial Overlay (C-2) Zone, and approximately 1,500 feet to the east is the Bixby
Old Ranch Tennis Club, proposed to be dedicated to the City and within the Public Land
UselRecreation (PLUIR) Zone, based on City Council actions of November 23, 1998.
West - across Seal Beach Boulevard, in the General Commercial
(C-2) and Light Industrial (M-I) zones is the Bixby Old Ranch Office Park development,
in the City of Seal Beach.
(h) The City Council has approved requests by the Bixby Ranch
Company for General Plan amendments, zone changes, subdivision map approvals and
development agreement approvals to conform the General Plan land use designations and
zoning of the subject area to conform to the proposed uses of land set forth in this
application.
(i) The City Council approved "Mitigation Monitoring Program"
establish a number of specific action measures, which have been proposed to reduce the
identified environmental impacts to a level of insignificance in relation to this
development application. The applicable mitigation measures are proposed to be
conditions of approval for this project (58 mitigation measures):
(j) The proposed style, height and bulk of the proposed commercial
structure is consistent with surrounding commercial uses, which are a previously
approved senior care facility, a 104-room 3-story hotel, and an unknown restaurant uses
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Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
in the same zoning area as the subject property. These uses are to the east and south of
the subject site, respectively. Similar development standards regarding building height
and landscaping apply to those previously approved and future developments. As
approved by the City Council, there are sufficient mitigation measures approved by the
City Council to ensure compatibility with adjoining land uses. The subject 10,000 square
foot commercial structure and the site proposed for development exceeds all standard
development requirements of the City related to lot size, setbacks, lot coverage, off-street
parking, and landscaping.
Section 5. Based upon the facts contained in the record, including
those stated in ~4 of this resolution and pursuant to the City Code, the Planning
Commission makes the following findings:
(a) Site Plan Review 00-2, is consistent with the provisions of the
Land Use Element of the City's General Plan, which provides a "general commercial"
designation for the subject property and permits the proposed 10,000 square foot
commercial structure subject to approval of a "Site Plan Review", and the issuance of
other appropriate discretionary land use entitlements (e.g., conditional use permits, height
variations, planned sign program, etc.). The use is also consistent with the remaining
elements of the City's General Plan, as the policies of those elements are consistent with,
and reflected in, the Land Use Element. Accordingly, the proposed use is consistent with
the General Plan.
(b) The proposed style, height and bulk of the proposed 10,000 square
foot commercial structure is consistent with surrounding commercial uses, which include
an existing professional office development in the same zoning area as the subject
property, directly across Seal Beach Boulevard. In addition, the properties adjacent to the
subject site have received approvals for a 3-story 162-room Marriott Senior Care facility,
and a 3-story 104-room hotel facility. Similar development standards regarding building
height and landscaping will apply to any future development on the adjacent property
immediately to the south of the subject property. As approved by the City Council, there
are sufficient mitigation measures adopted by the City Council to ensure compatibility
with adjoining land uses. The subject development and the site proposed for
development exceeds all standard development requirements of the City related to lot
size, setbacks, lot coverage, building height, off-street parking, and landscaping.
Therefore, the site is adequate in size, shape, topography and location to meet the needs
of the proposed use of the property.
(c) Subject to the proposed conditions of approval, the proposed use of
the property as a 10,000 square foot commercial structure as approved herein will be
compatible with surrounding uses and will not be detrimental to the surrounding
neighborhood. As the proposed structure is sufficiently screened from adjoining uses by
landscaping and the adjoining uses are a golf course and similar commercial uses, with a
professional office complex located across Seal Beach Boulevard, staff is not
recommending any specific noise related conditions at this time that would be in addition
to those imposed by the Environmental Impact Report.
(d) Required adherence to applicable building and fire codes will
ensure there will be adequate water supply and utilities for the proposed use.
Section 6. Based upon the foregoing, the Planning Commission
hereby approves Site Plan Review 00-2, subject to the following conditions:
1. Site Plan Review 00-2 is approved for a single-story, 10,000 square-foot
retail/office/commercial building, a 74-space parking lot, landscaping and other
ancillary facilities on property located at the southeast comer of Seal Beach
Boulevard and Lampson Avenue, at Bixby Old Ranch Towne Center (Parcell of
Parcel Map 97-165). All development shall be in substantial compliance with the
plans submitted as a part of the application.
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Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
2. The applicant shall comply with the provIsIOns of the following Mitigation
Measures as adopted by the City Council in certifying the Bixby Old Ranch
Towne Center EIR:
The mitigation measures relevant to the requested development are set forth
below (58 mitigation measures):
Land Use:
Mitigation Measure A-I: 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.
Geoloflv:
Mitigation Measure 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.
Mitigation Measure C-2: The project applicant shall incorporate measures to
mitigate expansive soil conditions, compressible/collapsible soil conditions and
liquefaction soil conditions, and impacts from trenching in site-specific Tentative
TractlParcel Map Review and Rough Grading Plan Review reports prepared by
the project geotechnical consultant. Recommendations shall be based on surface
and subsurface mapping, laboratory testing and analysis. The geotechnical
consultant's site-specific reports shall be approved by a certified engineering
geologist and a registered civil engineer, and shall be completed to the satisfaction
of the City Engineer. Project proponent shall reimburse City costs of independent
third-party peer review of said site-specific reports.
Mitigation Measure C-3: Loose and soft alluvial soils, expansive clay soils
and all existing uncertified fill materials will be removed and replaced with
compacted fill during site grading in order to prevent seismic settlement, soil
expansion, and differential compaction.
Mitigation Measure C-4: Prior to the initiation of project grading in any
development area, all existing utilities will be located and either abandoned and
removed, rerouted or protected.
Mitigation Measure C-5: In excayations 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.
Mitigation Measure C-6: All grading procedures, including soil excavation
and compaction, the placement of backfill, and temporary excavation shall
comply with City of Seal Beach standards.
Mitigation Measure C-7: Permanent cut and fill slopes shall not exceed 2 to I
(horizontal to vertical).
Mitigation Measure C-8: Graded, but undeveloped land shall be maintained
weed-free and planted with interim landscaping within ninety (90) days of
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Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
completion of grading, unless building permits are obtained. Planting with
interim landscaping shall comply with NPDES Best Management Practices.
Mitigation Measure C-9: Conformance with the latest Uniform Building
Code and City Ordinances can be expected to 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
overexcavation of soft, broken rock and clayey soils within sheared zones will be
required where development is planned.
Mitigation Measure ColD: The potential on-site liquefaction hazard shall be
mitigated by removal and recompaction of on-site alluvium soils, installation of
subsurface drainage and placement of compacted fill as required.
Water/Drainafle:
Mitigation Measure 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.
Mitigation Measure 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.
Mitigation Measure 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 Aood 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.
Mitigation Measure D-S: Prior to final design, 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.
Mitigation Measure D-IO: All project drainage facilities shall be kept free from
vegetation and debris that causes any runoff to become impounded for more than
five days.
Air Oualiiv:
Mitigation Measure E-I: Prior to the issuance of initial grading or
building permits, the applicant shall obtain approval of an Air Quality Mitigation Plan by
the Director of Development Services. The Plan shall address each applicable control
measure from the 1997 Air Quality Management 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.
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Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
TranslJorlation/CirculaJion
Mitigation Measure F-I: 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.
Biolof!kal Resources:
Mitigation Measure G-13: All mature trees lost as a result of project
development shall be replaced pursuant to the following ratios: a) eucalyptus: 4 to
I using 24-inch box trees; and b) non-eucalyptus: 2 to I using 36-inch box
specimens.
Mitigation Measure G-14: All ornamental ponds, pools, water hazards or lakes
shall be kept free of emergent vegetation, both of which provide harborage for
mosquito breeding. These water bodies shall also be stocked with mosquito fish.
Mitigation Measure G-15: Grass clippings shall either be removed from the
site or composted in a manner that does not breed flies.
Mitigation Measure G-16: All structures shall be constructed in a manner to
exclude rats from gaining "indoor access".
Mitigation Measure G-17: All landscaping shall be open and skirted as
necessary to exclude rats from nesting in enclosed thickets of vegetation.
EnerflV :
Mitigation Measure H-I: Development plans will be provided to the Southern
California Gas Company and the Southern California Edison Company as they
become available in order' to facilitate engineering, design and construction of
improvements necessary to provide electrical, natural gas, and telephone services
to the Bixby Old Ranch site.
Mitigation Measure H-2: The applicant will comply with guidelines provided
by the Southern California Gas Company and the Southern California Edison
Company in regard to easement restriction, construction guidelines, protection of
line easements, and potential amendments to rights-of-way in the areas of any
existing easements.
Mitigation Measure H-3: Building energy conservation will be largely
achieved by compliance with Titles 20 and 24 of the Energy Conservation Code.
Title 24, California Administrative Code Section 2-5307(b) is the California
Energy Conservation Standard for New Buildings which prohibits the installation
of fixtures unless the manufacturer has certified to the CEC compliance with the
flow rate standards. Title 24, California Administrative Code Section 2-5452(i)
and (j) address pipe insulation requirements which can reduce the amount of
water used before hot water reaches equipment or fixtures. Title 20, California
Administrative Code Sections 1604(f) and 1601(b) are Appliance Efficiency
Standards.
Mitigation Measure H-4: In order to conserve energy devoted to space
heating and air conditioning, active and passive solar techniques will be
encouraged whenever possible within the project. Active solar systems include
the use of solar space and hot water heating for buildings, swimming pools, etc.
Passive systems involve orienting buildings properly, planting trees to take
advantage of the sun, providing adequate roof overhangs, making sure that walls
are properly insulated, and installing simple heat storage systems.
Site Plan Review GO-2.pe Reso
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Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14.2000
Noise:
Mitigation Measure J-l: 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.
Mitigation Measure J-3: All non-residential 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:
o commercial - 50 CNEL;
o hotel- 45 CNEL; and
o senior assisted living - 45 CNEL.
Notwithstanding any land use characterizations, all sensitive land use receptors (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 noise standard of 45 CNEL in all habitable rooms.
Prior to the issuance of any building permits, evidence prepared under the supervision of
a County-certified acoustical consultant that these standards will be satisfied in a manner
consistent with 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.
Mitigation Measure J-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 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 in the event the Los Alarnitos 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.
Public Services:
Mitigation Measure K-2: The City of Seal Beach Development Services and
Police Departments shall review and approve all detailed project plans,
improvement plans, and architectural elevations in relation to the following
issues: adequate street and security lighting, clearly marked streets and building
identification, adequate internal circulation and surveillance for patrol officers,
and provision of alarm systems.
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Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
Mitigation Measure K-3: All new structures shall provide roofing materials of
a Class B roofing assembly or better.
Mitigation Measure K-4: All new structures shall install automatic fire
sprinkler systems that meet National Fire Protection Association Standards, in
accordance with the provisions of the Code of the Citv of Seal Beach.
Mitigation Measure K-5: All water mains and hydrants shall provide required
fIre flows in accordance with requirements of the Orange County Fire Authority.
Mitigation Measure K-6: All structures shall be constructed pursuant to
Uniform Building Code requirements relative to fire protection.
Mitigation Measure 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.
Utilities/Service Systems:
Mitigation Measure L-I: All water lines and related facilities shall be
designed and installed pursuant to the requirements of the City of Seal Beach.
Detailed improvement plans shall be prepared and submitted to the City of Seal
Beach Engineering Department for review and approval prior to project
construction.
Mitigation Measure 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.
Mitigation Measure L-3: Automatic sprinkler systems, soil sensors or other
best available technology shall be utilized in the irrigation of the reconfigured golf
course and other landscaped areas.
Mitigation Measure L-4: Mulch and other soil covers shall be utilized in all
landscaped areas in order to reduce irrigation demands and increase the water-
holding capacity of the soil.
Mitigation Measure L-5: The proposed project shall comply with local and
State laws requiring water efficient plumbing fixtures in order to minimize water
consumption. These laws mandate the use of low volume flush toilets in all
buildings; establish efficiency standards that set the maximum flow rates for
showerheads, faucets, etc.; prohibit the use of non-conforming or substandard
plumbing fixtures; and establish pipe insulation requirements to reduce the
amount of water used before hot water reaches the fIxture.
Mitigation Measure L-7: All sewer and reclaimed water lines and any related
facilities shall be designed and installed pursuant to the requirements of the City
of Seal Beach and the County Sanitation District of Orange County. Detailed
improvement plans shall be prepared and submitted to the City of Seal Beach and
the County Sanitation District of Orange County for review and approval prior to
project construction.
Mitigation Measure L-8: The project applicant shall be required to pay their
fair share cost of any off-site wastewater transmission or treatment facilities as
well as required sewer connection fees to the City of Seal Beach.
Mitigation Measure L-9: Concurrent with approval of site plans for proposed
commercial, hotel, restaurant, senior care and church uses, detailed plans shall be
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Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
submitted delineating the number, location, and general design of solid waste
enclosures and storage areas for recycled material.
Mitigation Measure L-1O: 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.
Mitigation Measure 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.
Mitigation Measure L-13: Based on the recommendations contained in the Master
Water Study, the project proponent shall pay a fair share of the cost required to offset
project impacts on off-site water systems.
Aesthetics:
Mitigation Measure M-I: Prior to issuance of building permits for any
proposed commercial, hotel, restaurant, senior care facility, or church 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 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.
o 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.
Mitigation Measure 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's
Development Services Department to illustrate how views from the Seal Beach
Boulevard, the 405 Freeway northbound off-ramp, Lampson Avenue, the
Rossmoor Highlands in Los Alamitos and the Bixby Office Park would be altered
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Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
by the proposed project. The photomontage shall demonstrate compliance with
Mitigation Measure M-l above.
Mitigation Measure M-3: Prior to approval of final project plans, a landscape
plan for common areas of the project site including street trees, shall be prepared
by a licensed landscape architect and submitted to the Director of Development
Services, and the City Street Tree Division of the Public Works Department for
approval after review and comment by the City Tree Preservation Committee
Mitigation Measure M-IO: 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.
Miti gation Measure 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. The project proponent shall reimburse the City for
the costs of an independent third party review of lighting plans.
Mitigation Measure M-12: All outdoor lighting should be shielded, directed
downward, and have sharp cut-off qualities at property lines, in order to minimize
light and glare spillover effects.
Mitigation Measure 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.
Mitigation Measure M-14: Commercial buildings as well as the proposed hotel,
restaurant, church and senior care structures shall use minimally reflective or
tinted glass and all materials should be selected with attention to minimizing glare
impacts to off-site areas, particularly the AFRC, the 405 Freeway, Seal Beach
Boulevard, Lampson A venue, and adjacent residential uses.
Mitigation Measure M-15: Paved areas should be textured, and large expanses of
concrete or high gloss tile should be avoided.
Mitigation Measure M-16: Interior parking lot landscaping shall cover no less than
5% of the parking lot areas on-site.
3. This Site Plan Review is approved subject to the final building plans indicating no
encroachment into the "greenbelt" area to be offered for dedication to the City, as
established in Final Parcel Map 97-165. This will maintain the integrity of the
greenbelt area in accordance with the provisions of the various General Plan
Amendments, Zone Changes, Parcel Map, and Development Agreement
provisions which this site is subject to. The issue of the "greenbelt" area being an
easement area or dedication to the City will be the decision of the City Council
when they consider approval of Final Parcel Map 97-165.
4. Notwithstanding any default or breach by Bixby Ranch Company under that
certain Development Agreement entered into between the City of Seal Beach and
Bixby Ranch Company, as adopted by City of Seal Beach Ordinance No. 1440,
the City agrees that such default or breach shall not affect or impair the rights of
Retail Properties Group, Inc. ("Applicant"), its successors or assigns, under this
Site Plan Review. The City agrees that the rights of Applicant, its successors and
assigns, under this Site Plan Review shall continue to bind Applicant and the City,
provided, however, that all conditions attached to this Site Plan Review are
satisfied by Applicant, its successors or assigns.
5. No commercial deliveries or trash disposal activities may occur in association
with the operation of this business facility between the hours of 10:00 P.M. and
7:00 A.M.
Site Plan Review 00-2.PC Reso
10
Planning Commission Resolution No. 00 - 18
Site Plan Review 00-2. Bixby old Ranch Towne Center
Development Area B
June 14. 2000
6. The applicant will prominently display these conditions of approval in a location
within the business's customer area that is acceptable to the Director of
Development Services.
7. Prior to the final inspection and issuance of an occupancy permit, the applicant
shall submit one (1) duplicate mylar of all public or private improvement plans,
two (2) copies (one original and one duplicate) of 35mm microfilm of the public
or private improvement plans, final structural 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 Director of
Development Services. 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.
8. Prior to the final inspection and issuance of an occupancy permit, the applicant
shall submit one (1) set of computerized data, which is compatible with the City
ARCVIEW system or Autocad system, of the record drawings of grading,
landscape and improvement plans to, and in a manner acceptable to, the Director
of Development Services. Refer to "Specifications for Digital Submission" as
maintained by the Surveyor's Office of the County of Orange for specific
requirements of individual submittal.
9. This Site Plan Review shall not become effective for any purpose unless an
"Acceptance of Conditions" form has been signed by the applicant in the presence
of the Director of Development Services, or notarized and returned to the
Planning Department; and until the ten (10) day appeal period has elapsed.
10. A modification of this Site Plan Review shall be obtained when:
o The property proposes to modify any of its current conditions of approval.
o There is a substantial change in the mode or character of operations of the
establishment.
11. The Planning Commission reserves the right to revoke or modify this Site Plan
Review if any violation of the approved conditions occurs, any violation of the
Code of the Citv of Seal Beach, occurs, or for those reasons specified by Article
28, and in the manner specified in Article 25, of Chapter 28 of the Code of the
Citv of Seal Beach.
12. In the event staff determines that security problems exist on the site, the
conditions of this permit may be amended, under the procedures of the Code of
the Citv of Seal Beach, to require the provision of additional security measures.
13. Each business establishment shall have a public telephone listing.
14. Each business establishment shall comply with Section 13D, "Noise Control" of
the Code of the Citv of Seal Beach as the regulations of that Chapter now exist or
may hereafter be amended. Should complaints be received regarding noise
generated by a business establishment, the Planning Commission reserves the
right to schedule this permit for reconsideration and may require the
applicantlbusiness operator to mitigate the noise level to comply with the
provisions of Chapter l3D.
15. This Site Plan Review shall become null and void unless exercised within one (I)
year of the date of final approval; or such extension of time as may be granted by
the Planning Commission pursuant to a written request for extension submitted to
the Department of Development Services a minimum of ninety (90) days prior to
such expiration date.
Site Plan Review 00-2.PC Reso
11
'if
Planning Commission Resolution No. 00 - II
Sire Plan Review 00-2. Hixhy old Ranch Towne Center
Development Area B
June 14. 2000
PASSED, APPROVED AND ADOPTED by
City of Seal Beach at a meeting thereof held on the
by the following vote:
the Planning Commission of the
1411. day of June ,2000,
AYES: Commissioners
Brown, Cutuli, Lyon, and Chairman Hood
NOES: Commissioners
None
ABSENT: Commissioners
None
ABSTAIN: Commissioners
None
David 1-100, h.D.
Chairman of the Planning
ee Whittenberg
Secretary of the Planning COlrllnission
Site Plan Rcvic\\' 00-2.PC R.:.~o
12