HomeMy WebLinkAboutCC Res 2774 1978-05-22
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RESOLUTION No.~;1~
A RESOLUTION OF THE SEAL BEACH CITY COUNCIL
APPROVING THE ISSUE IDENTIFICATION REPORT FOR
LOCAL COASTAL PLANNING IN SEAL BEACH.
WHEREAS, the Coastal Act of 1976 requires each City in the Coastal Zone
to prepare a Local Coastal Program; and
WHEREAS. approximately one-half of the City of Seal Beach lies in the
Coastal Zone; and
WHEREAS, Seal Beach determined to prepare its Local Coastal Program
using local input from its residents; and
WHEREAS. the first step in preparation of the Local Coastal Program is
to identify significant issues; and
WHEREAS. the Planning Commission held two Public Hearings on April 19th
and May 3rd to receive public input; and
WHEREAS, by Resolution No. 1136, the Planning Commission approved and
recommended to City Council approval of the Issue Identification
Report.
NOW, THEREFORE. BE IT RESOLVED that the City Council does hereby approve
the Issue Identification Report, attached hereto as Exhibit "A."
PASSED, APPROVED AND ADOPTED by the City Council of the City
Beach. California. at a meeting thereof on the~~~ay of
1978. by the followin vote:
AYES: Councilme
NOES: Councilmen
ABSENT Councilmen
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Resolution Number
Amended May II, 1978
,Amended May 22, 1978
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ISSUE IDENTIFICATION
FOR
LOCAL COASTAL PLANNING
CITY OF SEAL 8EACH
Seal Beach Planning Department
Spring, 1978
Amended May 11, 1978
Amended May 22, 1978
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PART 1 - DESCRIPTION OF PLANNING AREA
The City of Seal Beach is a coastal community located in the
northwest corner of Orange' County adjacent to Los Angeles County. The
city is about twelve square milesin area. Approximately 8 square miles
of the city lies within the boundaries of the Seal Beach Naval Weapons
Station. In 1976, the city conducted a special census and the population
was 27,671. The city population has not increased significantly since
that time.
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The coastal zone boundary in the city is Westminster Avenue.
As a result of the boundary location, approximately one-half of the
city lies within the coastal zone. Because of the diversity of neighborhoods
in the coastal zone, the city will be divided into five planning areas.
Each area will be considered separat~ly in this report. The planning
areas will be:
Area 1 - Coastal District
Area 2 - Marina Hill
Area 3 - Hellman-Rockwell Property
Area 4 - Seal Beach Naval Weapons Station
Area 5 - Surfside Colony
AREA 1 - COASTAL DISTRICT
Existing Uses. This portion of the city wa~ subdivided in the
early 1900s. A majority of the lots are 25' x 117.5' and contain just
under 3000 square feet. Street and alley access are provided to the
lots. Properties have been developed with a mix of single family dwellings,
duplexes and apartments. In the larger developments, lots have been
consolidated. Very few vacant lots remain, and some of the older units
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are being demolished and replaced with new units. The Coastal District
retains an attractive, small town character. The land use distribution
in the coastal district is as follows:
Residential 75%
Commercial 15%
Public 10% (*)
(*) Includes one linear mile of public beach.
In 1976 the City conducted a special census. The following residential
unit mix existed at that time.
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Single Family 1088 units
Duplex-fourplex 1042 units
Five or more 1320 units (including Oakwood 549 units)
Trailers 197 units
Miscellaneous ~ units
Total 3681 units
Commercial uses are generallu restricted to Pacific Coast Highway, Main
Street, Seal Beach Boulevard and Marina Drive. Most of the businesses are
retail commercial establishments serving the needs of local residents
and recreational visitors.
Primary public facilities within this district are the City Adminis-
tration Building, an elementary school, a fire station a community center,
a library and a Senior Citizen center. Recreational open space consists
of the public beach and municipal pier, three parks and one greenbelt.
A majority of the streets in the coastal district have 60 foot
rights-of-way and are designed for two-way traffic with parking. There
are some streets in the eastern portion of the coastal district and
mostly north of Electric Avenue that have 40 foot street rights-of-way
and are restricted to one-way traffic with parking. The Electric
Avenue Greenbelt is a linear park that is located in the center of the
coastal district and enhances the appearance of the district. The
Greenbelt is over half a mile long and is planted with trees, shrubs. and
turf. The Greenbelt provides an attractive setting for walking, viewing
and passive recreation. A library and senior citizen center have been
built on a small portion of the Greenbelt.
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COASTAL ZONE 80UNDARY
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CITY 0 F SEAL
BEACH
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CALIFORNIA
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The City. is building additional recreational facilities at the First
Street beach area. These include rest rooms, a snack bar, showers,
volleyball courts and a basketball court. These facilities will help ,.
make the beach west of the pier better equipped to serve the needs of .......,v.
beach visitors. Sand dunes also are located in this section of beach. '.:. ~~~:..,
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Planned Development. Future residential development will consist .>; ,':.*~.
of (1) the redevelopment lif the Seal Beach Trailer Park into a 140 ':': '-~~,~~~~~, i!; ':
space mobile home park and 80 townhouse units, (2) development of a . "~~
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35 lot single family residential subdivision, and (3) the gradual '.~~
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replacement of older beach cottages with custom single family residences,
duplexes and occasional apartment buildings.
Future commercial development will primarily be limited to construction
of a neighborhood shopping center on a 3,5 acre site located at Pacific
Coast Highway and 5th Street, and some remodeling of existing commercial'
buidlings.
The only planned future public land uses at this time are (1)
expansion of Marina Park and (2) development of a portion of the
Department of Water and Power site for recreational use.
The only public works project that is planned is the continuing alley
repair program.
Major Issues. (1) Future use of the nine acre City of Los Angeles
Department of Water and Power property, and funding if it is to be
developed for public use, (2) capacity of the Beach as follows:
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A. Carrying capacity
B. Present Use
C. Parking, traffic, public transportation,
remote parking.
D. Damage to beach by over use.
E. Suggested other nearby beaches which are
not used to capacity.
(3). Provision of low and moderate income housing in an area of high
property values, and (4) conflict in residential neighborhoods for use
of on-street parking by residents and beach visitors, (5) densities to
be permitted in the Coastal district, (6) retention of service commercial
uses on Main Street with increasing land values and rents, (7) conversion
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of apartments to condominiums, (8) 1055 of single family residences
because of redevelopment of lots with apartments or the addition of a
unit or units on lots containing single family residences and, (9) t/ate.r
quality in the San Gabriel' River.
Secondary Issues. (I) front yar~ se~backs in residential areas
coastward of Pacific Coast Highway, (2) parking when older nonconforming
commercial buildings change uses..
Items Oetermined'Not To Be Issues. (1) height of residential
development in the coastal district and (2) there is not a need for'
commercial clustering along Pacific Coast Highway because the area is
completely developed.
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AREA 2 - MARINA HILL
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Existing Uses. This area was subdivided in the 1950's. into 5000
sq. ft. lots and de~eloped with single family units. Some of the lots
were'not developed when the property was subdivided. Over a period of
approximately 15 years, custom homes have been built on these lots.
There are approximately 960 developed lots and about five vacant lots
on Marina Hill, In addition to the residential development there is
a neighborhood shopping center fronting on Pacific Coast Highway and
one public intermediate school in this area.
Planned Development. It is anticipated that the' few remaining
vacant lots will be developed with single family residences and some
remodeling of existing residences will take place.
No major public works projects are anticipated.
No major or ,secondary. coastal issues exist in this area.
AREA 3 - HELLMAN/ROCKWELL AREA
Existing Uses. There are approximately 360 acres In this area I'~'
which are owned by six.interests: These are:
1. Hellman Estate - A portion of the land is used for oil
extraction and a park. A large portion of the land is. vacant (185 acres).
2. Rockwell International - A portion of the site is used for
light industrial research and development and the remainder is vacant.
(109 acres).
3. Orange County - The County operates a flood control retarding
basin (32 acres).
4. City of Seal Beach - The City's Police Station and City
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Corporation yard are located adjacent to Seal Beach Boulevard. (7.3 acres)
5. State Lands Commission - This site is vacant and located at
The northwest corner of Pacific Coast Highway and First Street. (2.7 acres).
6. A neighborhood shopping center is located at the southwesterly
corner of Seal Beach Boulevard and Westminster' Avenue. (2.5 acres).
Planned Development. It is anticipated that the vacant Hellman
property will be developed with residential uses and recreational uses.
'. .A comprehensive development plan for the
Hellman property should be completed in the next several DIDnths. The
oil extraction co~ld continue for the next te~ to.twent~ years. The
remainder of Rockwell International's property is now zoned for development
with light industrial uses. A portion of the flood control retarding
basin may be used for recreational purposes.
Major Public Works. First Street may. be extended to connect
Pacific Coast Highway and Seal Beach Boulevard and a new street will be
built to connect the First Street extension and Westminster Avenue.
Major Issues. (1) provisio~ of major recreational facilities on
Hellman land, (2) development of the vacant Hellman land, (3) future
use of the State Lands Commission property, and (4) provision of low
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and moderate income housing in the area.
AREA 4 - SEAL BEACH NAVAL WEAPONS STATION
Existing Use. The Naval Weapons Station contains approximately
3280 aCI'es within. the coastal zone boundaries. The Navy has operated
the Weap~ns Station at this location since the early 1940's. All
indications are that the Navy will remain at this location indefinitely.
Approximately 1200 acres of the Weapons Station has been desig~ated as
a National Wildlife Refuge.
The County. of Orange operates a public small .boat harbor (Sunset
Aquatic Park) at one corner of the Weapons Station. This harbor has
ocean access vi a Anaheim Bay. .-
Planned Development. The only planned development envisioned at
this time is the enlargement of Sunset Aquatic Park_
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Najor Publ ic Horks. Enl argement of Sunset Aquatic Park. Additional'
boat slips \'lould be provided, a campground ~lould be developed and
two Least Tern nesting arcas would be created. No major coastal
issues exist in this area.
Major Issue. Expansion of the Sunset Aqu~tic Park.
Item Determined Not To Be An Issue. Lack of public access to
National Wildlife Refuge.
AREA 5 - SURFSIDE COLONY
Existing Uses. This area is a private community of single
family residences located adjacent to the beach. T~ere are approximately
230 single family dwellings located on three parallel rows. The lots
in this area 'are very small, with the minimum lot size of 25 ft. x 35 ft.
Approximately 90% of the lots are developed. Any access into
Surfside Colony is restricted to residents and their guests.
Orie small commercial development is located adjacent to Pacific Coast
Highway and Anderson Street. The Sunset Beach l'later TO'ller is also
locate~ near this intersection in Seal Beach.
Planned Development. Future development in Surfside will consist
of replacing older beach cottages with custom thr~e story sipgle family'
resi~ences. The Sunset Beach Water Tower will be refurbished and
maintained by a public agency. It is proposed that the City of HuntingtC?n
Beach dedicate the to\'/er and land unEler the tm'ler to .the City of Seal
Beach. The County of Orange will then refurbish the tower and the City
of Seal Beach will maintain the Water Tower.
No major public works are anticipated or planned in this area.
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Major Issue. (1) refurbishing and maintenance of Sunset Beach
Water tower, (2) provision of visitor parking and public restr.ooms near
Phillips Street outside the Colony gate, and (3) provisions of public
park facilities. adjacent to Phillips Street on property now under the
control of the U.S. Navy.'
Secondary Issue. (1) refurbishing and maintenance of Sunset
Water Tm'ler, and (2) the build-out of R0\1 "A" \'lith decks projecting over
Colony owned property.
Itcm Detcrmined Not To Be An Issue. He'ight-limit for construction
in Surfside Colony. '
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PART 2 - EVALUATION OF COASTAL ACT POLICIES
This section of the Issue Identification' Report is intended to
evaluate the City's existi~g plans and regulations in terms of the
policies contained in Chapter 3 of the California Coastal Act of 1976.
This policy evaluation will be organized on the basis of six (6) policy
groups contained in the Coastal Act.
POLICY GROUP I:
PUBLIC ACCESS
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Coastal Act Policies related to public access can be summarized ."
as follows:
--Development shall not interfere with the public's right of
access to the sea.
--Public access to the coast shall be provided in new development.
--Public facilities shall be distributed throughout an area
to prevent overuse or over crowding.
--Low-cost visitor facilities and low cost housing shall be
preserved. and where feasible. provided.
Consistency of City' Plans and Regulations. In Area 1 (coastal
district) beach access is provided at 13 dedicated street stubs. at
3 beach parking lots containing approximately 590 parking spaces and
via Seal Way walkway. a dedicated public walk between the Seal Way'
residences and the beach (see map 2). Public transportation is provided
by three bus companies providing six routes into the area.
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If new subdivisions are proposed adjacent to the beach. public
access will be provided at street stubs or through the project site in
compliance with provisions of the Subdivision Map Act.
The City has attempted to distribute public facilities throughout
the area in order to prevent overuse and over crowding. To this end.
the City h~s constructed beach related facilities at the First Street
beach par~ing lot. The effect of these new facilities is to encourage
family use of the First Street beach area which is the widest stretch of beach
in the City.
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With respect to low cost visitor facilities and low cost housing.
the City permits visitor serving facilities, motels and hotels. by
zoning. but has not actively solicited these types of development. The
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municipal pier provides an opportunity for people to fish, walk and vie\~ ..... ,:';;::
the coast. Low cost housing has been provided by two means; through the' :" ,t~,
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City \~i11 evaluate all existing programs aimed at low cost housing as .' ";:~''':'t:::;;
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a part of the Local Coastal Program. . ~:~~
, Potential Conflict. Overuse of Seal Beach main beach which can
result in environmental damage to sand dunes, pollution of the water
and general degradation of the beach due to litter. To evaluate
beach use. the State standard of one person for each 100 sq. ft. of beach
will be utilized to determine the capacity of the beach. .
The other factor that should be evaluated is available parking as
\~ell as public transportation systems.
POLICY GROUP 2: RECREATION
Coastal Act policies related to recreation are summarized as
follows:
--Coastal areas suited for water-oriented re~~~ation over private
development.
--Visitor-serving
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where feasible.
--Increased recreational boating use of coastal waters shall be
encouraged.
Consistency of City Plans and Re~ulations. 'The Land Use Element. Open
Space/Recreation/Conservation Element a~d the Zoning Ordinance show all
beach areas and the Sunset Aquatic park as public land use and permits
only public recreational type uses.
Although visitor serving facilities are permitted by zoning, there
are no specific provisions to give visitor serving priority over other
type of development. The concept of providing priority for visitor
serving projects will be explored in the work program for the Local
Coastal Program.
facil ities \~ill
support coastal
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have priority over private development.
recreation shall be reserved.
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There: are no current policies which reserve upland areas Tor support of
coastal recreation. This subject will be explored in the work program
for the local Coasta.l Program. The city's land Use Element'and Open
Space/Recreation/Conservation Element provide for an enlargement of
Sunset Aquatic Park to further encourage recreational boating in
coastal 11aters.
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Potential Conflicts. The ability to provide significant additional..
visitor serving facilities in the coastal district or upland areas.
It will be necessary to evaluate the capacity of the main beach to
determine if any other visitor serving or upland support facilities
shculd be provided. .To evaluate capacity of the beach. the following
will be considered: size of the beach. State standards on persons/area
of beach. present usage of beach, possibility of damage to the beach
(sand dunes. etc.). available parking (on street and in lots), public
transportation systems and services available on the beach (rest rooms.
lifeguards. drinking water. showers. etc.);
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POLICY GROUP 3: MARINE ENVIRONMENT
Coastal 'Act policies related to the marine environment are
su~marized as fo11ows:
-- Marine'resources shall be maintained. and where feasible
restored.
-- Biological productivity and quality of coastal Haters .shall
be maintained. and where feasible restored.
-- Diking, fill ing or dredging shall be permitted in accordance
with regulations.
-- Facilities serving commercial fishing and recreational
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boating shall be protected.
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-- Construction on or over coastal waters shall incorporate the
best mitigation measures available.
Consistency of City Plans and Regulations. The city's Open
Space/Recreation/Conservation Element to the General Plan specifically
requires that the Seal Beach National Wildlife Refuge be protected
in its present form and encourages restoration of the marshlands.
The city's policies regarding the Wildlife Refuge marshland help to
encourage biological productivity of the immediately adjacent open
ocean water area.
The city does not regulate any diking. filling or dredging in
a~ ocean. bay. marsh or river area. All such proposals are referred
to the Army Corps of Engineers. Fish and Game~ Flood Control or other'
responsible agency.
Two facilities exist in the city which serve recreational
fishing and boating. (No commercial fishing exists' in 'Seal' Beach.)
The Seal Beach Pier. a city owned facility. provides recreational
fishing opportunities by pier fishing. barge fishing and sports fishing.
The city's General Plan and zoning ordinance recognize the pier as
serving an important recreational fishing need and calls for
preservation and maintenance of the pier. The Sunset Aquatic Park
(operated by Orange County) provides a facility devoted to'recreational
boating. The city's General Plan recognizes the Park as'a regional
small boat facility with the potential for expansion to provide
additional recreational boating in this section of the.County.
The city neither encourages nor permits private construction
on or over coastal waters.
Potential Conflicts. There appears to be no conflicts between
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Resolution Number
the city's policies and the Coastal Act regarding the marine environment.
POLICY GROUP 4: LAND RESOURCES
Coastal Act policies related to land resources are summarized
as follo~'s:
.__ Environmentally sensitive habitat areas shall be protected.
-- Where development would adversely impact archaeological and
paleontological resources. mitigation measures shall be required:
Consistency of the City's Plans and Regulations. The city's
land Use Element. Open Space/Recreation/Conservation Element and zoning
ordinance all recognize the Seal Beach National Wildlife Refuge as
an environmentally sensitive habitat area which needs to be protected.
The land is zoned Public Land Use. PlU. which specifically precludes
any private development. The Wildlife Refuge was created by an Act
of Congress. is wholly owned by the United States of America. is within
a Federal military reservation (Seal Beach Naval Weapons. Station) and
is administered by the Department of the In~erior. It is the stated
objective of the Federal Government to permanently protect and preserve
this refuge.
There is one area in Seal Beach which contains known archaeological
sites. the vacant Hellman land. These sites have been noted and
referenced in several Environmental Impact Reports prepared for projects'
in the city. Any proposed development of the Hellman property must
include consideration of preserving or properly excavating the
archaeological sites as required by the California Environmental
Quality Act and present State law.
Potential Conflicts. No significant conflicts with this policy
have been identified.
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Resolution Number
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POLICY GROUP 5: DEVELOPMENT
Coastal Act policies related to development are summarized as
follows:
-- New development shall be located contiguous to existing
developed areas.
-- Scenic and visual qualities of coastal areas shall be
considered and protected.
-- The location and amount of new development should enhance
public access to the coast.
-- Development shall minimize risk to life and property in
areas of high flood. fire and geologic hazard.
-- Development shall minimize energy consumption and vehicle'
miles traveled.
-- Where existing or planned public works facilities can
accommodate a limited amount of development, visitor serving
facilities shall not be precluded by other development.
-- Coastal dependent developments shall have priority over
other developments on or near the shoreline.
With' regard to development, two categories should be discussed;
subdivided land and vacant land.
Subdivided Land. The downtown area, Marina Hill and Surfside
are all subdivided. Any new construction in these three areas will
be restricted to existing lots and will constitute infilling consistent
with surrounding development. The provisions of the General Plan
and zoning ordinance insure compatibility with surrounding development.
Vacant Land. All non-subdivided vacant land is located behind
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the Marina Hill single family residential area. The location of the
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. Resolution Number
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land precludes any impact on (1) scenic and visual qualities. of the
coast. and (2) public access to the coast.
This land is contiguous to existing developed areas. Any'
development in this area must include assurances that no flood. fire
or geolog~c risk will result from the development (Alquist-Priolo
Geologic Special Studies. Seismic Safety-Safety Element to the
General Plan).
Any development must comply with the latest energy conservation
requirements. The location of the vacant land provides access to
Pacific Coast Highway. Seal Beach Boulevard and Westminster Avenue.
Existing or planned public works facilities can accommodate
all anticipated development of all types.
No developments are planned on or near the shoreline.
Potential Conflicts. There appears.to be no conflict between
the city's policies and the Coastal Act regarding development.
POLICY GROUP 6: INDUSTRIAL DEVELOPMENT
Coastal Act policies related to industrial development are
summarized as follows:
-- Coastal dependent industrial facilities shall be encouraged
to locate or expand within existing sites and shall be permitted
reasonable long term growth.
Consistency of City Plans and Regulations. There are no coastal
dependent industrial facilities in the City of Seal Beach.
Potential Conflicts. No conflicts have been identified.
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