HomeMy WebLinkAboutBoeing Integrated Defense Systems Specific Plan
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BOEING
INTEGRATED DEFENSE SYSTEMS
SPECIFIC PLAN
SEAL BEACH SITE
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AUGUST 2003
BOEING INTEGRATED DEFENSE SYSTEMS SPECIFIC PLAN
SEAL BEACH SITE
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CITY OF SEAL BEACH
JOHN BAHORSKI, CITY MANAGER
LEE WHITTENBERG, DIRECTOR OF DEVELOPMENT SERVICES
DOUG DANCS, P.E., DIRECTOR OF PUBLIC WORKS
MARK VUKOJEVIC, ASSIST ANT CITY ENGINEER
MAC CUMMINS, ASSOCIATE PLANNER
BOEING REALTY CORPORATION
15480 LAGUNA CANYON ROAD' SUITE 200
IRVINE, CA 92618
STEPHEN BARKER, PRESIDENT
ALAN DEFRANCIS, VICE PRESIDENT
DE DE SOTO, PROJECT MANAGER
MARK VILLAGOMEZ, DIRECTOR OF CORP. REAL ESTATE, SOUTHWEST
OWNER'S REPRESENATIVE
STONECREEK COMPANY
CLAYTON M. CORWIN, PRINCIPAL
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SPECIFIC PLAN PREPARED By:
D. BARTLETT ASSOCIATES, INC.
LAND USE AND PLANNING CONSULTANTS
DAVID E. BARTLETT, PRINCIPAL
IN ASSOCIATION WITH:
DEREvERE & ASSOCIATES
ARCHITECTURE AND PLANNING
DELL DEREvERE, PRESIDENT
T AIT & ASSOCIATES
CIVIL ENGINEERING
CHRISTOPHER HAHN P.E., PROJECT MANAGER
CLARK & GREEN ASSOCIATES
LANDSCAPE ARCHITECTURE
MICHAEL GREEN, AS LA
ELEANOR V ARGAS
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BOEING INTEGRATED DEFENSE SYSTEMS SPECIFIC PLAN
SEAL BEACH SITE
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INTRODUCTION & PROJECT SUMMARY
1.1 Purpose and InIenI I-I
1.2 Authority and Procedure 1-2
1.3 Local and Regional Context 1-2
1.4 Relationship to the General Plan 1-3
1.5 Zoning Regulations 1-5
1.6 Specific Plan Objectives 1-5
I. 7 Project Overview 1-6
1.8 California Coastal Act 1-11
PUBLIC FACILITIES AND SERVICES (cont.)
3.6 Electricity 3-9
3.7 Natural Gas 3-9
3.8 Telephone 3-10
3.9 Cable Television 3-10
3.10 Police Services 3-10
3.11 Fire and Emergency Services 3-10
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LAND USE PLAN
2.1 Development Concept
2.2 Specific Planning Areas
2.3 Planning Area I
2.4 Planning Area 2
2.5 Planning Area 3
2.6 Planning Area 4
2.7 Land Use Policies
2.8 Phasing Concept
2.9 Circulation Plan
2.10 Circulation Policies
2.11 Grading Concept
2-1
2-2
2-5
2-5
2-5
2-6
2-6
2-9
2-9
2-10
2-12
DESIGN GUIDELINES
4.1 Introduction and Theme 4-1
4.2 Site Planning 4-2
4.3 Architectural 4-6
4.4 Landscape Design 4-10
'4.5 Signage and Graphics 4-18
4.6. Site Lighting 4-25
DEVELOPMENT REGULATIONS
5.1 Purpose and Intent 5-1
5.2 Development Regulations Policies 5-1
5.3 Development Standards 5-4
5.4 Parking 5-4
PUBLIC FACILITIES AND SERVICES
3.1 Water System Plan 3-1
3.2 Sewer System Plan 3-1
3.3 Storm Drainage Plan 3-2
3.4 Water Quality 3-2
3.5 Solid Waste 3-9
IMPLEMENTATION PROCEDURES
6.\ Precise Plans 6-1
6.2 Conditional Uses and Variances 6-2
6.3 Subdivision Map Filing 6-3
6.4 Specific Plan Revisions
& Adjustments 6-3
6.5 Specific Plan Amendments 6-4
6.6 Financing 6-4
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Boeing Realty Corporation
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BOEING INTEGRATED DEFENSE SYSTEMS SPECIFIC PLAN
SEAL BEACH SITE
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LIST OF FIGURES
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FIGURE NO.
I-I
1-2
1-3
1-4
1-5
1-6
1-7
1-8
1-9
2-1
2-2
2-3
2-4
2-5
2-6
2-7
3-1
3-2
3-3
3-4
4-1
4-2
4-3
4-4
4-5
4-6
4-7
4-8
4-9
4-10
4-11
4-12
4-13
4-14
4-15
4-16
4-17
4-18
4-19
4-20
4-21
6-1
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TITLE
IDS Building 80
Vicinity Map
Aerial Photograph
IDS Building 90
Business Park Building Concept
Business Park Building Concept
Land Use Plan
Building Entry Concept
Apollo Drive Entry at Seal Beach Blvd,
Business Park Building Concept
Land Use Plan
Business Park Building Concept
Hotel Concept
Illustrative Site Plan
Proposed Apollo Court/Saturn Way
Proposed Apollo Drive
Installation of Sewer Manhole
Water and Sewer Facilities Plan
Storm Drainagerwaler Quality Plan
Water Quality BasinlRetention Concept
Building ArticulationlFenestration
Architectural Concept
Site Planning Detail at Saturn Way
Screening of Loading and Storage Areas
Architectural Concept
Architectural Concept
Architectural Concept
Architectural Concept
Coordinated Landscape Appearance
Conceptual Landscape Sections
Conceptual Landscape Sections
Shared Entry Concept
Typical Signage Layout
Wall Sign Location Examples
Entry Wall Sign
Freestanding Business Identification Sign
Freestanding Tenant Identification Sign
Side and Median Entry Sign Locations
Business Directory Sign
InformationallDirectional Sign
Temporary Sign
Conceptual Landscape Plan Detail
PAGE
1-2
1-3
1-4
1-5
1-6
1-7
1-9
1-9
I-II
2-1
2-3
2-5
2-6
2-7
2-10
2-11
3-1
3-3
3-5
3-7
4-1
4-2
4-3
4-4
4-6
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4-8
4-10
4-11
4-13
4-15
4-17
4-19
4-19
4-20
4-22
4-23
4-23
4-24
4-24
4-25
6-2
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BOEING INTEGRATED DEFENSE SYSTEMS SPECIFIC PLAN
SEAL BEACH SITE
TABLE NO,
1-1
1-2
1-3
2-1
4-1
4-2
5-1
5-2
J LlSTOFTABLES
TITLE
Surrounding Land Uses
Existing IDS Facilities
Proposed Land Uses
Specific Plan Land Uses
Wall Sign Chart
Freestanding Sign Chart
Permitted Land Uses
Development Standards
PAGE
1-4
1-8
1-8
2-2
4-21
4-21
5-5
5-6
~ SPACE PHOTOGRAPHS
Front Cover
Saturn V
Destiny Shuttle lIIustration
International Space Station
Apollo Command and Service Modules
Table of Contents
International Space Station
List of Figures
International Space Station
Section Dividers
Section One: Sea Launch, Port of Long Beach
Section Two: Space Shuttle
Section Three: Internalional Space Station
Section Four: International Space Station
Section Five: Lunar Roving Vehicle
Section Six: International Space Station
Page 1-1
International Space Station
Photographs Courtesy of NASA and The Boeing Company
Architectural images and landscape themes graphically presented in this Specific Plan are concepts to provide general
direction and are not intended to dictate a particular style or vernacular.
Illustrative plans and site plans presented in this Specific Plan are concepts intended to depict a hypothetical development
scenario for the property.
The final location and size of all proposed public utilities and facilities will be determined in connection with final
approval of Vesting Tentative Tract Map 16375.
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Boeing Realty Corporation
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1.1
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SECTION ONE
INTRODUCTION AND PROJECT SUMMARY
PURPOSE AND INTENT
The Boeing Integrated Defense Systems (BIDS) Specific Plan document
provides assurances to the City
of Seal Beach that land uses and
new development within the Specific
Plan area will be consistent with the
policies, goals and objectives of the
General Plan. The BIDS Specific Plan
establishes the planning concept,
design theme, development regulations
and administrative procedures
necessary to achieve compatible,
orderly and efficient development of
the site.
The BIDS Specific Plan has been
prepared under the direction of Boeing
Realty Corporation (BRC), a wholly-
owned subsidiary of The Boeing
Company.
The purpose of the BIDS Specific Plan
project is based on the following
underlying principle:
In 1993, Boeing was selected as the prime contractor
for the International Space Station, Boeing is
responsible for design and development, testing,
evaluation, hardware and software.
To create a quality business park campus compatible with existing Boeing
Integrated Defense Systems campus, operations and facilities.
The BIDS Specific Plan establishes the following:
Ii"I Identification, location, character and intensities of the planned
business park, hotel and commercial development activities.
Ii"I Alignment and design of the circulation system.
Ii"I Identification and location of all public and private facilities and
infrastructure necessary to facilitate the project.
Ii"I Land use and development standards for the existing Boeing Space &
Communications facilities and for the planned business park, hotel
and retail uses.
Ii"I A compatible design theme for the project area, creating continuity
within the planned business park and compatibility with existing
buildings, facilities, operations and other surrounding land uses.
1-1
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
INTROOUCTION ANO PROJECT SUMMARY
1.2
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AUTHORITY AND PROCEDURE
The BIDS Specific Plan has been prepared and established under the authority
granted to the City of Seal Beach by the State of California under the California
Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through
65457. Specific Plans are intended to be a bridge between the local General Plan and
individual development proposals. Under the authority of the above code sections,
the State of California encourages cities to adopt Specific Plans either by resolution
to establish a policy document or by ordinance to establish a regulatory document.
The BIDS Specific Plan is intended as a regulatory document and is subject to
Planning Commission review and City Council adoption by ordinance. When
adopted by City legislative action, this Specific Plan document will serve planning,
policy and regulatory functions. The BIDS Specific Plan contains standards,
procedures and guidelines to
accomplish this purpose.
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Boeing's Integrated Defense Systems operates in
Seal Beach, Building 80, above, is one of the
main buildings on the Seal Beach campus,
FIGURE 1-1
1.3
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The BIDS Specific Plan is also
authorized by the City Council
adoption of Ordinance 1193,
which created the Specific Plan
Regulation Zone and procedures
for implementation and adoption
of a Specific Plan. The Code of the
City of Seal Beach provides for
Ordinance 1193 in Article 17.
Specific Plan Regulation Zone and
Article 29.5. Specific Plans, The
BIDS Specific Plan is consistent
with the regulations and
procedures as adopted by the City
of Seal Beach,
Adoption or amendment of a Specific Plan constitutes a project
under the California Environmental Quality Act (CEQA) and the State's
Environmental Impact Report (ErR) Guidelines. An Environmental Impact Report
(EIR 02-1) with identified mitigation measures has been prepared as a companion
report to the Specific Plan.
All development plans, subdivision maps, site plans and other entitlement requests
for properties located within the boundaries of this BIDS Specific Plan area shall be
consistent with the regulations set forth in this Specific Plan.
LOCAL AND REGIONAL CONTEXT
The BIDS Specific Plan covers a 107-acre project area located in the City of Seal
Beach in the westernmost portion of Orange County, California (Figure 1-2). Both
primary and arterial roadways are adjacent to the site, providing both regional and
local access within the immediate area. A mix of developed land uses surround the
property, including industrial, commercial, residential, flood control and military
uses. Table 1-1 identifies the land uses adjacent to the site.
1.2
BOEING REAL TY CORPORA TION
BOEING INTEGRATED DEFENSE SYSTEMS
INTRODUCTION AND PROJECT SUMMARY
.
The BIDS Specific Plan project
area is accessed by Seal Beach
Boulevard and Westminster
Avenue (arterial and primary
highways, respectively), through
the City of Seal Beach and the City
of Long Beach. The project is also
located in close proximity to the
California freeway system.
Freeways in the immediate
vicinity include:
Los Angeles County
Orange County
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o The San Diego Freeway (405) is
located approximately 1 mile to
the north and 2 miles to the
northwest.
o The San Gabriel Freeway (605)
is located approximately 2 miles
to the northwest
PacifIC Ocean
.
o The Garden Grove Freeway (22) is
located approximately 1.5 miles to
the northeast.
FIGURE 1-2
VICINITY MAP
Pacific Coast Highway (1), the primary arterial along the coast, is located
approximately 1 mile to the south and lmile to the west.
1.4 RELATIONSHIP OF THE BIDS SPECIFIC PLAN TO THE GENERAL PLAN
The City of Seal Beach General Plan identifies the 107-acre BIDS Specific Plan area
for Light Industrial land uses. The site has been designated for industrial land uses
since the mid-1960's, when North American Aviation initially developed the site.
The existing General Plan recommends a "well-planned industrial park offering
fully serviced, protected sites for quality industry." The BIDS Specific Plan meets the
intent of the General Plan in that a quality business park is proposed for the
property. However, the BIDS Specific Plan does require a General Plan Amendment
for the following reasons:
o To amend the Land Use Element to specifically recommend that a
Specific Plan be implemented for the BIDS property.
o To specifically permit point of sale industrial/manufacturing businesses
in all Planning Areas and hotel and commercial uses in Planning Area 4.
.
o To change the General Plan designation from Light Industrial to Specific
Plan Regulation (S.P.R.), thereby requiring the preparation of the BIDS
Specific Plan.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
1-3
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INTRODUCTION AND PROJECT SUMMARY
TABLE ]-1
SURHOUNDING LAND USES
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,
Communi
Northeast: Strip Commercial Center, Westminster Avenue, Seal
Beach Center, Seal Beach Boulevard, & the Seal Beach
Naval Wea ons Station
South: City Police Station, City Public Works Yard, various
Ci facilities, Animal Care Center
Sou Accurate Meta s, Sea Beac Bou evar
Beach Naval Weapons Station
East: Sea Beac Bou evar & t e Sea Beac
Wea ons Station
West: Los Alamitos Retarding Basin & Island Village
Residential Communi
FIGURE 1-3
AERIAL PHOTOGRAPH
1-4
BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
INTRODUCTION AND PROJECT SUMMARY
1.5
ZONING REGULATIONS
The 107-acre BIDS Specific Plan area is presently zoned Light Manufacturing (M-1).
The purpose of this designation as stated in the Code of the City of Seal Beach is as
follows:
.
.. It is the intent of the City to encourage and require all development in the
M-l zone to take place under an industrial park concept in order to insure
compatibility with surrounding land use and to preserve the general health,
safety and welfare of the community."
.
The BIDS Specific Plan is proposed under the business park planning concept with
the Specific Plan as the mechanism or tool that will assure
compatibility, preserve the general health, safety
and welfare of the community and create a
cohesive, quality design for the project.
The adoption of the BIDS Specific Plan
will supersede the existing zoning
and establish a new set of
development regulations and
design guidelines for the 107-acre a
site. The zoning designation will
change from the existing M-l
designation to S.P.R., which the
BIDS Specific Plan will implement. Building 90 on the Seal Beach campus, FIGURE 1-4
The BIDS Specific Plan permits opportunities for point-of-sale industrial!
manufacturing uses and allows for office, commercial, hotel and other land uses
currently not identified in the M-l zone. The BIDS Specific Plan also identifies a
range of conditionally permitted land uses that are compatible with BIDS operations
and the proposed business park. The BIDS Specific Plan further incorporates design
guidelines and development regulations that will assure development compatibility
with adjacent land uses.
1.6 SPECIFIC PLAN OBJEcrlvES
Project objectives have been established for the development of properties within the
BIDS Specific Plan. These objectives are identified below:
Planning and Environmental Design
o Provide for comprehensive land use and infrastructure planning, while
respecting the physical and existing BIDS operational constraints of the site.
.
o Create a cohesive identity for the Specific Plan area, and provide a consistent
project theme, development standards and design guidelines that allow design
flexibility to better respond to market needs,
o Promote high quality design and well ordered. spatial relationships among
buildings and land uses.
SPECIFIC PLAN. SEAL BEACH, CAI.IFORNIA
1-5
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INTRODUCTION AND PROJECT SUMMARY
Ii'] Unify the Specific Plan area
through the implementation of a
consistent landscape, architectural
and street scene program; and
create a
un 'l"'a e 1Si\e -
signage
system that
includes
identification,
directional
and
informational
signage,
which is
appropriate
for both the Specific Plan area and
the overall community.
.
industrial, manufacturing,
research and development,
commercial and office land uses
in close proximity to similar
existing uses.
fiscal Benefits
FIGURE 1-5
Ii'] Allow business
park uses tha t
provide point of sale
opportunities, and
provide for a
commercial
planning area
(Planning Area 4)
allowing for hotel and retail land
uses.
Business Park Building Concept. C & D Aerospace at the
McDonnell Center Business Park,
Ii'] Establish an efficient pattern of
local circulation, both vehicular
and pedestrian, which will also
provide linkage between the
project area and the surrounding
community.
1.7
Ii'] Provide for water quality
treatment of urban runoff for new
development.
Land Use and Development
Ii'] Implement the policies of the Seal
Beach General Plan for the project
site and vicinity through the
Specific Plan process.
Ii'] Increase connectivity within the
Specific Plan area, and provide a
planning framework that
responds to the physical and
market driven aspects of future
development opportunities.
Ii'] Encourage the expansion of a
range of employment
opportunities within the City of
Seal Beach by combining light
1.6 BOEING INTEGRATED DEFENSE SYSTEMS
Ii'] Encourage revitalization and
reuse within the project area in a
logical, systematic manner,
compatible with existing BIDS
operations.
PROJECT OVERVIEW
A comprehensive land use plan has
been prepared for the 107-acre BIDS
Specific Plan area. This plan
provides for development of a
business park, combined with hotel
and commercial uses, within the
framework of the existing Boeing
Integrated Defense Systems
operations.
BIDS currently has 1,150,000 square
feet of floor space, several parking
areas, and other facilities on the
developed portions of the campus, A
summary description of each
Planning Area and land use
designation follows, with additional
details provided in Section 2, Land
Use Plan.
BOEING REAL TY CORPORA TION
INTRODUCTION AND PROJECT SUMMARY
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Planning Area 1: Existing Boeing Integrated Defense Systems Campus
Planning Area 1 (PA-1) is approximately 41 acres and consists of the core BIDS
campus. This planning area is designated for the continuation of the BIDS facilities
with requirements not to exceed BIDS's existing campus-wide floor area of
1,150,000 square feet. PA-1 currently supports 805,000 square feet of gross floor area.
Therefore, up to 345,000 square feet of new gross floor area may developed within
PA-I. The existing office, research and development, manufacturing, warehouse
and distribution, and support operations land uses in this Planning Area will be
maintained,
Boeing Integrated Defense Systems, a division of The Boeing Company, is located at
the property. The property was acquired in 1996 as part of Boeing's acquisition of
Rockwell International.
Planning Area 2: Business park
Planning Area 2 (PA-2) is approximately 16 acres encompassing a range of existing
BIDS buildings and facilities. The existing uses will be preserved or replaced with
new buildings and facilities provided for in the BIDS Specific Plan. Although this
area is planned to be integrated into the new business park with new buildings,
BIDS may require some or all of the existing buildings and facilities to be
maintained. PA-2 currently supports 345,000 square feet of gross floor area and is
designated for up to 345,000 square feet of new and / or existing gross floor area.
.
Planning Area 3: Business park
Planning Area 3 (PA-3) consists of approximately 45 acres of BIDS's vacant land and
is planned for business park uses. The existing light industrial (M-1 zoning) and
permitted uses will be preserved and expanded, as provided for in the BIDS
Specific Plan. Two man-made drainage ditches will be incorporated into the
landscape and water quality plan for the project in this area. PA-3 will provide for
up to 628,000 square feet of new gross floor area.
.
FIGURE 1-6
BU.SINESS PARK BUILDING
, ">. t"" .
The Konica Corporation at
the McDonnell Center
Business Park in
Huntington Beach,
McDonnell Center Business
Park was planned and
developed by Boeing Realty
Corporation
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
1-7
I
INTRODUCTION AND PROJECT SUMMARY
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Planning Area
Description
Core Boeing Integrated Defense
Systems Campus, including
buildings 80, 81, 82, 90, 92 and
other facilities and structures
Various buildings and facilities
including Buildings 84, 85, 86,
89,91. 93, 94 and 100
3 Vacant lands
4 Unused arki lot
EXISTING FACILITIES ON 107 ACRES:
Existing Building Area (square feet)
805,000
2
345,000
o
o
1,150,000 square feet
Planning Land Use Gross Acres Rooms Maximum Description
Area Gross Floor
. Area (s . fl.)
Existing Light 41 1,150,000 Existing core BIDS facilities.
Induslrial Allows for up to 345,000 square
feet of additional building area
within PA-1.
2 Planned 16 345,000 Some or all of the existing
Business Park buildings may be maintained
and/or re~used. New business park
buildings planned for PA-2 would
require relocation and/or
demolition of existing buildings
and facilities.
3 Planned 45 628,000 Vacant land planned for business
Business Park park buildings, roads,
infrastru::ture. etc. Portions of the
drainage ditches will be used for
water ualit treameot u ses,
4 Planned Hotel 5 120 55,000 Planned hotel and commerci alland
Commercial 32,500 uses, including retail, restaurant
and similar co mmaci al uses.
Business park uses are also
ermiUed.
SPEClFIC PLAN TOTAL 107 acres 120 rooms 2,210,500
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1.8
BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
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INTRODUCTION AND PROJECT SUMMARY
Planning Area 4: Hotel! Commercial Area
Planning Area 4 (PA-4) is approximately 5 acres and consists primarily of a (unused)
parking lot at the eastern end of the property, between Westminster Avenue and Seal
Beach Boulevard. This area will be developed with hotel and / or commercial uses,
allowing for up to 120 hotel rooms and 32,500 square feet of new commercial
building floor area. Business park uses are also permitted in PA-4, if market or other
factors determine that hotel/ commercial uses are not feasible for this site.
Circulation
The on-site circulation system has been designed to incorporate existing traffic
signals to the extent feasible. Access to the proposed business park will occur from
both Seal Beach
Boulevard and
Westminster
Avenue, Both of
these locations are
developed with
existing traffic
signals and
provide access to
the existing BIDS
campus. Apollo
Drive will extend
into the business
park and may
ultimately
connect Seal
Beach Boulevard
to Westminster
Avenue, if certain
BIDS buildings
are demolished.
Two roadways from Apollo Drive (Saturn Way and Apollo Court), will provide
access to all new parcels. Both roads will cul-de-sac, providing safe and efficient on-
site circulation for day-to-day traffic and emergency vehicles.
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Seal BcacllBlvd.
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FIGURE 1-9
PROPOSED APOLLO DRIVE ENTRANCE
AT SEAL BEACH BOULEVARD
THE CALIFORNIA COASTAL ACT
The City of Seal Beach by Resolution Number 3248, approved and adopted a Draft
Local Coastal Land Use Plan (LUP) on February 28,1983, after determining it to be
in accordance with the goals and objectives of the California Coastal Act. The draft
LUP was conditionally approved by the California Coastal Commission in 1983, but
has never been certified. The draft LUP from 1983 divides the City into seven
planning areas. The BIDS Specific Plan project site is known in the draft LUP as Area
3, the Hellman-Rockwell Property.
1,8
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Westminster Avenue, Seal Beach Boulevard, the San Gabriel River and the Marina
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
1-11
INTRODUCTION AND PROJECT SUMMARY
.
Hill District bound the Hellman/Rockwell Area, as designated in the draft LUP. This
336-acre site is currently under the control of six interests, including the City of Seal
Beach Redevelopment Agency (Police Station and Public Works Facilities), Hellman
Properties (Open Space, Oil Production and Residential Development), State Lands
Commission (Designated for Visitor-Serving Uses), Orange County Flood Control
District (Los Alamitos Retarding Basin), Accurate Metals (manufacturing) and The
Boeing Company (existing headquarters campus for Boeing Space &
Communications Group). With the exception of Accurate Metals, adjacent to the
Boeing campus, the BIDS Specific Plan area is the only industrial development in the
City, currently providing approximately 2,500 jobs at the Seal Beach site.
The BIDS Specific Plan is consistent with the Draft LUP in that it:
. Provides development of non-noxious industry, such as commercial, research
and development and light-industry uses, in an area where such activities
will be compatible with existing land uses.
. Provides commercial uses that will minimize the use of coastal access roads.
. Provides development contiguous with existing developed areas that will not
have significant adverse effects on coastal resources.
.
Because the City's draft LUP and Local Coastal Program (LCP) remain un-certified,
development within the BIDS Specific Plan area will require Coastal Development
Permit (COP) approval from the California Coastal Commission (CCC). The CCC is
required to make findings that development of this site is in compliance with the
goals and policies of the California Coastal Act of 1976 ("Coastal Act"). The COP
entitlement process with the CCC will be initiated after the City of Seal Beach
discretionary approvals have been granted (i.e., General Plan Amendment, Zone
Change, Vesting Tentative Tract Map and Precise Plan).
The BIDS Specific Plan includes objectives, design features and other components
that are consistent with Coastal Act goals and policies. These include:
. Water quality control features to treat urban runoff.
. Maintenance and enhancement of two man-made drainage ditches for
water quality and retention purposes.
. Biological surveys indicate that there are no Environmentally
Sensitive Habitat Areas (ESHAs) located on the property.
.
Visitor-serving commercial land uses proposed near the corner of
Seal Beach Boulevard and Westminster Avenue.
.
1-12 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
I
.
.
.
INTRODUCTION AND PROJECT SUMMARY
. Public pedestrian access and connection to the Hellman Ranch open space
proposed with improvements to Adolfo Lopez Drive.
. Industrial development located contiguous to existing development
and primary arterial highways adjacent to the property.
It is the intent of this BIDS Specific Plan to identify land uses and incorporate design
features so that development will be consistent with the Coastal Act.
Boeing Realty Corporation
~.DE'ND
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
1-13
.
.
.
Boeing Realty Corporation
fi-.BDE'NG
I
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SECTION Two
.
LAND USE PLAN
2.1
DEVELOPMENT CONCEPT
.
The BIDS Specific Plan development concept provides for a planned mixed-
use business park development, that will be compatible with
existing Boeing Space & Communications facilities and operations at the site.
The proposed BIDS Specific Plan land uses are the product of extensive
alternatives analysis and assessments. The
Specific Plan establishes the general type,
location, parameters and character of all
development within the site's boundaries,
while allowing for creative design ideas on
individual projects consistent with an
overall concept.
FIGURE 2-1
BUSINESS PARK
BUILDING CONCEPT
The BIDS Specific Plan takes into account
the entire existing 107-acre BIDS Property,
southwest of the intersection of Westminster
Avenue and Seal Beach Boulevard, in the
City of Seal Beach, County of Orange. The
property was acquired through The Boeing
Company's acquisition of Rockwell International in
1996, and is home to BIDS's headquarters operations.
The 107-acre site contains approximately 1,150,000 square feet of office, research and
development, manufacturing, and support operations space. There are nine major
structures, seven minor facilities / support structures and other related facilities on
the property, The property also provides approximately 3,100 parking spaces.
Approximately 41 acres of the site are currently vacant lands. Additional new
development, new activities, re-use or restructuring of the existing Boeing Space &
Communications facilities can be accommodated by the regulations of this Specific
Plan.
.
The Specific Plan is designed to allow for development in a manner that is
compatible with the surrounding area within, and adjacent to, the City of Seal Beach.
The pToperty's existing features and proximity to regional transportation systems
make the site ideal for a variety of compatible business park land uses, and for
expansion within the main BIDS campus. The development concept has been
designed to be compatible with the existing site and current surrounding land uses,
and is consistent with the community's desire for a strong, self-sufficient economy to
attract and maintain jobs and create a more diverse economic base for the City of
Seal Beach.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
2-1
.
.
.
LAND USE PLAN
2.2
SPECIFIC PLANNING AREAS
The BIDS Specific Plan is divided into four (4) Planning Areas:
1) Business Park
2) Business Park
3) Business Park
4) Hotel/Commercial
The proposed land uses and Planning Areas are illustrated in Figure 2-2 and detailed
in Table 2-1, below.
T"III.E 2-1
IIOEII'>(; INTE(;I{,\TEIII>EFENSE SYSTE~IS
SPECIFIC PI.,\N I..\NI> lISES
PLANNING LAND USE GROSS MAXIMUM ROOMS FUNcnONI
AREA ACRES GROSS CHARACTERISTICS
FLOOR
AREAIF .A.R.
Existing cere campus of Boeing
I Business Park 41 1,150,000 Integrated Defense Systems. Mix of
uses including manufacturing, office.
Max.: F.A,R.:O.75 research arrl development. light
industrial. warehouse and distribution,
and support services. Existing building
area represents 805.000 square feet.
Additional building area of up to
345.000 SQuare feet is permitted.
Existing buildings ard facilities may be
2 Business Park 16 345,000 reused or maintained for current sse
operations. New development of this
Malt.: F.A.R.: 0.60 PA would require relocation of existing
facilities and demolition of existing
buildings. Busiress park uses include
manufacturing. light industrial,
research ani development. wareoouse
and distribllion. and suooort services.
This PA consists of a parking area and
3 Business Park 45 628.000 vacant land and is designated for the
majority of the new business pa-k. New
Max.: EA.R.: 0.60 roads and infrastructure are also
proposed. Uses include manufacturing.
light industrial, research and
development and warehouse and
distribution. and support services.
Portions of the drainage ditches will be
utilized for water quality treatment
purooses.
Planned hotel and commercial land
4 HoteV 5 87,500 120 uses, including retail, restauraru and
Commerciall similar commercial uses. Business park
Business Park Max.: F.A.R.: 0.65 uses are also permitted.
TOTAL 107 2,210,500 120
Notes: (1) Square footage may vary and may transfer between Planning Areas if intensity cfuse is consistent with the "Trip
Generation Budget" for the BIDS Specific Plan and allowed within the Planning Areas.
(2) F.A.R. indicated is maximum for each Planning Area.
(3) See Table 5-1, page 5-5 for permitted uses, and Table 5-2, page 5-6 for development standards,
2.2
BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REALTY CORPORATION
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2.3
LAND USE PLAN
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2.4
i.
2,5
.
PLANNING AREA 1
BUSINESS PARK (EXISTING BOEING SPACE & COMMUNICATIONS CAMPUS)
PA-1 is approximately 41 acres and comprises the existing core campus use of the
property. This includes Buildings 80, 81, 82, and 90, the surface parking fronting
Westminster Avenue (also known as parking lots 3-6), and other facilities and
structures. The existing office, research and development, warehouse and
distribution, manufacturing, and support operations land uses in this Planning Area
will be preserved and maintained. PA-1 currently supports 805,000 square feet of
gross floor area. To respond to potential government and business contracts,
developing communication and space technologies, and to support general business
demands, PA-1 is designated for a maximum of 1,150,000 square feet of gross floor
area (an additional 345,000 square feet). The maximum EA.R. for PA- 1 is 0.75.
PLANNING AREA 2
PROPOSED BUSINESS PARK
PA-2 is approximately 16 acres and includes a range of BIDS facilities and buildings,
including Buildings 84, 85, 86, 91, 93, 94, 96, and 100, a fire system tank farm, and an
electrical substation. The existing gross floor area is approximately 345,000 square
feet. Existing buildings and facilities in PA-2 may be maintained, reused, relocated
or eliminated, depending on BIDS business requirements. PA-2 is designated for
business park purposes with a maximum of 345,000 square feet of new and / or
existing gross floor area. The maximum EA.R. for PA-2 is 0,60.
PLANNING AREA 3
PROPOSED BUSINESS PARK
PA-3 is approximately 45 acres of vacant land. This Planning Area provides for the
majority of new development on the BIDS site. New light industrial buildings with
up to 628,000 square feet of gross floor area are designated for this Planning Area.
The maximum
EA.R, for PA-3 is
0,60.
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PA-3 will include a I
new road system
including ingress/
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Beach Boulevard
and Westminster
Avenue via Apollo
Drive, providing
access to the new industrial park and existing
facilities.
FIGURE 2-3
BUSINESS PARK
BUILDING CONCEPT
SPECIFIC PLAN. SEAL BEACH, CALIFORNIA
2-5
LAND USE PLAN
.
2.6
.
Two man-made drainage ditches will be incorporated into the water quality and
landscape plan for the project in this area. The water quality concept is to
incorporate bio-filtration, treatment areas and best management practices (BMPs) to
capture low flows and provide retention to meet the stormwater runoff and water
quality objectives of local and state agencies,
PLANNING AREA 4
PROPOSED HOTEL / COMMERCIAL AREA
PA-4 is approximately 5 acres consisting primarily of (unused) parking lot 7 at the
eastern end of the
property, between
Westminster Avenue and
Seal Beach Boulevard.
This area is planned for
hotel and / or commercial
uses, allowing for up to
120-hotel rooms and
32,500 square feet of
commercial, including
retail, restaurant and / or
other similar commercial uses. Business park uses
are also permitted in this Planning Area.
FIGURE 2-4
HOTEL CONCEPT
2.7 LAND USE POLICIES
.
2.7.1 The existing Boeing Space & Communications facilities may expand within
each Planning Area after Precise Plan Review and / or Subdivision Map
approval.
2.7.2 Office uses shall be allowed in all Planning Areas.
2.7.3 Point of sale industrial business and manufacturing uses are permitted and
encouraged in all Planning Areas.
2.7.4 Business park-related land uses, particularly light manufacturing, assembly,
research and development, warehouse and distribution, are permitted in all
Planning Areas.
2.7.5 Planning Area 4 is intended for hotel/ commercial uses. Commercially
reasonable efforts to market the property for this use shall continue for a
period of 36 months after issuance of a Coastal Development Permit. If, after
this 36-month period, hotel/commercial uses are determined not to be
feasible, Planning Area 4 may be developed with business park land uses.
2.6
BOEING INTEGRATEO DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
.
'.
.
2.8
LAND USE PLAN
2.9
PHASING CONCEPT
Development starts and occupancy is not mandated by any phasing schedule.
Development will be dictated by market demand and phased accordingly. The
conceptual phasing schedule identified below is a best estimate for planning
purposes only.
o Demolition, grading and construction of the roadways and required
infrastructure improvements to serve Planning Areas 2 and 3 of the project
are anticipated to begin by the end of 2003, after all entitlements have been
issued. These improvements would be completed by mid-2004 in a single
phase.
o Building construction may commence by early 2004 for the portion of
Planning Area 3 located adjacent to Westminster Avenue and continue in a
southerly progression.
o Building construction in Planning Area 4 may commence by early 2005,
o Occupancy is anticipated to occur as early as mid-2004, with full occupancy
expected by the end of 2006.
CIRCULATION PLAN
Access to the City of Seal Beach and The BIDS Specific Plan area is provided by Seal
Beach Boulevard and Westminster Avenue (arterial and primary streets,
respectively), through the City of Seal Beach and the City of Long Beach. The City's
General Plan designates Seal Beach Boulevard as a Major Arterial Highway with a
120-foot right-of-way. Westminster Avenue is designated as a Primary Street with a
100-foot right-of-way.
The project is also located in close proximity to the California freeway system.
Freeways in the immediate vicinity include:
. The San Diego Freeway (405) located approximately 1 mile to the north and 2
miles to the northwest.
. The San Gabriel Freeway (605) located approximately 2 miles to the
northwest.
. The Garden Grove Freeway (22) located approximately 1.5 miles to the
northeast.
. Pacific Coast Highway (1), the primary arterial along the coast, located
approximately 1 mile to the south.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
2.9
LAND USE PLAN
.
The Land Use Plan and Illustrative Site Plan illustrate the general alignments and
locations for streets within the BIDS Specific Plan.
Internal circulation for the existing campus is currently provided by a network of
private streets and drives that meet the requirements of current BIDS operations at
the site. New primary access locations into the project area will be from Westminster
Avenue and Seal Beach Boulevard (Apollo Drive). Apollo Drive may ultimately
connect Seal Beach Boulevard and Westminster Avenue, with the demolition of
buildings and facilities in Planning Area 2. Apollo Drive access points have been
located and designed to provide full turning movements at existing signalized
intersections, Two roads from Apollo Drive (Saturn Way and Apollo Court) will
provide access to the new parcels and will cul-de-sac. The roadway system will
adequately serve the projected traffic volumes for the Specific Plan area.
The circulation system will accommodate the build-out of the Specific Plan area.
Initial street construction and future phased construction or reconstruction will be
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PROPOSED APOLLO COURT/SATURN WAY
completed in advance of occupancy of new facility-phased construction. The
Director of Development Services and the Director of Public Works shall approve
phasing plans for street improvement construction, consistent with development
construction phasing and implemented through the Precise Plan Review and / or
Subdivision Map process.
2.10 CIRCULATION POLICIES
2.10.1 Saturn Way and Apollo Court are proposed to accommodate a public right-
of-way of 60 feet.
.
2.10.2 Upon development of Planning Area 2, and in coordination with the City
Engineer, Apollo Drive may be extended to connect Westminster Avenue
with Seal Beach Boulevard.
2-10 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
.
.
.
LAND USE PLAN
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PROPOSED APOLLO DRIVE
2.10.3 Apollo Drive is proposed to accommodate a public right-of-way of 60 feet.
2.10.4 Final right-of-way design for public streets within the BIDS Specific Plan
area will be determined in connection with final approval of Vesting
Tentative Tract Map 16375.
2.10.5 Project entries may include a larger cross-section to accommodate full
turning movements, medians and tTaffic signals as determined by the
Director of Public Works.
2.10.6 Pedestrian sidewalks shall be incorporated into the right-of-way for Apollo
Drive, Apollo Court and Saturn Way. Sidewalks shall be installed to best
accommodate pedestrian needs adjacent to new development within the
Specific Plan area.
2.10.7 Other existing ingress / egress to Westminster Avenue and Seal Beach
Boulevard to the BIDS campus shall be maintained.
2.10.8 Adolfo Lopez Drive shall be improved adjacent to the project. Access to the
adjacent lot{s) from Adolfo Lopez Drive shall be permitted.
2.10.9 Landscaped parkways for public streets are permitted between the curb and
sidewalk.
2,10.10 On street parking shall not be permitted anywhere in the project area.
2.10.11 The "Trip Generation Budget" identified in E.I.R. 02-1 shall be reviewed
with each individual project request at the time of Precise Plan Review and/
or Subdivision Map submittal.
SPECIFIC PLAN. SEAL BEACH, CALIFORNIA
2-11
.
.
.
LAND USE PLAN
2.11 GRADING CONCEPT
Site grading will require cut and fill to create building pads that are slightly elevated
to match existing, developed conditions, and to facilitate adequate sewerage and
drainage. final grading plans will be approved by the City Engineer, prior to
issuance of a grading permit.
Boeing Really Carporallon
(....DC,lND
2-12 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
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SECTION THREE
PUBLIC FACILITIES AND SERVICES
The public facilities plans identify existing and proposed infrastructure, storm
drain, sewer and water facility improvements to serve development within
the Specific Plan area. Existing private utilities and facilities within the BIDS
campus will continue to be the responsibility of the property owner. The sizing and
location of public facilities identified in this section of the Specific Plan have been
estimated for planning purposes only and are subject to refinements in the final
design of the project. The final design is subject to the approval of the City Engineer.
3,1
WATER SYSTEM PLAN
An adequate water supply is necessary to serve new development within the
Specific Plan area. The City of Seal Beach Public Works Department currently
provides domestic water service to the property. Existing water lines and
facilities will be extended and new facilities will be constructed with new
development (Figure 3-2, Water and Sewer Facilities Plan).
Currently, the City of Seal Beach provides water to its service area from four
wells that have a total pumping capacity of 11.46 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 OC-35 connection. The City's combined capacity is 15.36 mgd
(10,500 gpm),
The maximum daily demand, peak hour demand and fire flow requirements
of development within the Specific Plan area can be met with the City's
existing supply capacity, All water mains are proposed to be dedicated to the
City through easements and / or through public dedication for road right-of-
way purposes.
3.2 SEWER SYSTEM PLAN
FIGURE 3-1
Sewer Manhole Installation
The provision of adequate sewerage
facilities is an important prerequisite to
development. The sewerage facilities in Seal
Beach are composed of shared, public
pipelines and related facilities which collect
and transport water-borne wastes away
. from individual homes or businesses, treat
, ,
the waste and then dispose of it in a manner
, that is not detrimental to the public health
or to the environment. Collection and
SPECIFIC PLAN. SEAL BEACH, CALIFORNIA
3-1
PUBI.IC SERVICES AND UTILITIES
.
3.3
'.
3.4
.
treatment of sewerage in Seal Beach is accomplished by a combination of City
and County facilities. This includes pipes, pump stations and treatment
plants, all of which have the capacity to serve development of properties
within the BIDS Specific Plan area. Local wastewater is collected and
conveyed through Seal Beach facilities to the Orange 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 BIDS Specific Plan is located within District 3 of the Orange County
Sanitation District. Existing BIDS facilities connect into the City's lift station
at Westminster Avenue. New development will include additional sewerage
facilities, including service lines, force mains, lift stations and / or
modifications to the existing City lift stations (Figure 3-2, Water and Sewer
Facilities Plan).
STORM DRAINAGE PLAN
The BIDS Specific Plan area is developed with a series of private catch basins,
storm water pipes and man-made open drainage ditches that convey runoff
from the undeveloped and developed portions of the site to the adjacent Los
Alamitos Retention Basin (LARB). The LARB is a 35-acre regional flood
control facility owned and operated by the Orange County Flood Control
District (OCFCD). The LARB provides for collection and storage of storm
water runoff from a 5,OOO-acre watershed, prior to being pumped into the San
Gabriel River.
The BIDS Specific Plan project includes use of. and extensions to, existing
facilities to continue to control storm water on the site as well as construction
of new facilities (Figure 3-3, Storm Drain and Water Quality Concept Plan).
The ultimate location and sizes of the proposed storm drain lines may vary
from that shown on the plan.
WATER QUALITY
Water quality in California is primarily regulated by the National Pollution
Discharge Elimination System (NPDES), under the federal Clean Water Act.
The State of California Water Resources Control Board (SWRCB) and the
Regional Water Quality Control Board (RWCQB) administer both State of
California and NPDES regulations.
Locally, the County of Orange has developed a Drainage Area Master Plan
(DAMP) and the City of Seal Beach has adopted a Storm Water Quality
Management Plan (SWQMP). The SWQMP requires implementation of. and
compliance with, all local, state and federal regulations regarding water
quality. The BIDS Specific Plan provides for provisions to be consistent with
all local, state and federal regulations.
BOEING REAL TY CORPORA TION
3.2 BOEING INTEGRATED DEFENSE SYSTEMS
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.
PUBLIC SERVICES AND UTILITIES
The water quality management concept for the BIDS Specific Plan is to:
.
(a) Implement a variety of structural and non-structural Best Management
Practices (BMPs); and, '
(b) Establish certain maintenance procedures and other management
practices to prevent and / or reduce the pollution of downstream
receiving facilities (i.e. the Los Alamitos Retarding Basin).
Typical elements of such a BMP program will include the use of City-
approved catch basin filters and may also include the use of oil and grease
traps, bio-filtration, local detention basins, vegetation filter strips and inlet
separation devices. The intention is to use, expand and enhance the central
and southern drainage ditches for storm water runoff and water quality
purposes (Figure 3-3, Storm Drain and Water Quality Concept Plan).
A final Water Quality Management Plan for the Specific Plan area will be
prepared prior to issuance of any grading permit.
Other public services and utility providers that service the BIDS Specific Plan area
are identified below.
.
3.5
SOLID WASTE
Solid waste generated by the BIDS Specific Plan will be disposed of at county
landfills, Within the City of Seal Beach, solid waste is currently picked up and
recycled and/ or disposed of by a private company selected by the City. Based
on service projections and anticipated demand increase, an adequate level of
service will be maintained for the Specific Plan area. No solid waste disposal
facilities are planned to be located in the Specific Plan area.
3.6 ELEcrRICITY
The BIDS Specific Plan area is currently located within the service area of the
Southern California Edison (SCE) Company. Existing transmission and
distribution lines are adequate to service current and potential future needs.
Individual development projects may require relocating existing facilities,
including the on-site sub-station, concurrent with other improvements. All
new services will be provided underground.
3.7
NATURAL GAS
Natural gas service in the Specific Plan area is currently provided by the
Southern California Gas Company. Development projects will require
extensions and possible relocations of natural gas facilities.
.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
3.9
.
.
.
PUBLIC SERVICES AND UTILITIES
3.8
TELEPHONE
Telephone service in the Specific Plan area is currently provided by General
Telephone (GTE). Coordination with GTE will be required for relocation of
existing facilities and installation of new service. All new services will be
provided underground.
3.9 CABLE TElEVISION
Cable television service within Seal Beach is currently provided by Adelphia
Communications. Coordination with this company will be required for the
installation of new service. All new services will be provided underground.
3.10 POLICE SERVICES
The City of Seal Beach Police Department currently provides police services to
the BIDS Specific Plan area. The Department currently has thirty-seven police
officers, sixteen civilian employees, eight reserve police officers, and forty
senior volunteers providing quality service to the City of Seal Beach.
3.11 FIRE AND EMERGENCY SERVICES
The Orange County Fire Authority (OCFA) currently provides fire
prevention/ suppression and emergency services to the City of Seal Beach.
Stations serving the City of Seal Beach include Station 44 at 718 Central
Avenue and Station 48 at 3131 Beverly Manor Road.
Boeing Realty Corporation
(~.DrIMD
3-10 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REALTY CORPORATION
.
.
.
Boeing Realty Corporation
?J-HDE'NO
SECTION FOUR
.
DESIGN GUIDELINES
4.1
INTRODUCTION AND THEME
.
FIGURE 4-1
BUILDING ARTICULATION
AND FENESTRATION
The BIDS Specific Plan is a planned community for existing and planned light
industrial business, research and development, office and commercial uses.
The design guidelines in this
document define the general criteria
for implementing coordinated design,
organizational unity and overall visual
identity for the new areas to be
developed, while maintaining
opportunities for specific needs and
creativity for each
project. Included
are parameters for
integrated site
planning,
architecture,
landscaping and
exterior lighting, as
well as procedures
and requirements
for design submittal and review. The
intent of these guidelines is to establish a
consistent design concept that produces a clear image and a sense of prestige,
efficiency and integrity.
The BIDS Specific Plan has an overall coordinated design character that emphasizes
a clean, contemporary, straightforward and quality image. This image is expressed
in site planning, architecture, landscaping, lighting, and signage. Architectural
design is to be compatible in character, massing and materials throughout the BIDS
Specific Plan area, while allowing for individual identity and creativity in each
project.
.
The design guidelines have been developed to be "guidelines" as opposed to
"development regulations" identified in Section 5, and should not be interpreted to
require stringent compliance with any particular element. To promote the quality of
design planned for this project, the design guidelines given in this document
establish criteria that enhance the coordination, organization, function and identity
of the site, while maintaining a compatible relationship with the surrounding
development of the BIDS Specific Plan.
SPECIFIC PLAN. SEAL BEACH, CALIFORNIA
4-1
DESIGN GUIDELINES
resource for the community, the
4.2 SITE PLANNING following site planning policies will
. be utilized by the City in reviewing
Site planning guidelines for the BIDS Precise Plan applications for
Specific Plan development within
have been the BIDS Specific Plan
developed to area,
create visual
consistency and 4.2.1 Building
promote the Locations
image of a Buildings are to be
quality business located on each site in
park. Site a manner that is
planning is to be efficient, appropriate
developed in a to site conditions,
manner that consistent with the
emphasizes a overall architectural
clean, pleasant composition and
and contemporary environment. The compatible with nearby projects and
goals of the site planning guidelines development throughout.
are to control building placement,
enhance entry effects, organize . Buildings should be located to
. vehicular and pedestrian circulation, enhance project visibility and
address future expansion for identity, while maintaining
buildings and parking, and lessen the compatible relationships with
influence of disruptive elements such adjacent properties and street
as service areas. frontages.
To facilitate the development of the . Buildings should enhance the
BIDS Specific Plan into a unique characteristics of the site.
. Buildings should take
advantage of local climate and
achieve optimum energy
efficiency.
. Buildings should be oriented
so that loading and service
areas are not visible from the
street, and are screened from
public view and residential
. FIGURE 4-2
ARCHITECTURAL CONCEPT
Building Entry
4-2 BOEING INTEGRATED DEFENSE SYSTEMS BOEING REALTY CORPORATION
DESIGN GUIDELINES
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FIGURE 4-3
CONCEPTUAL SITE PLANNING DETAIL AT SATURN WAY
areas to the extent feasible. Additional screen walls and landscaping should
be considered to reduce potential visual and noise impacts.
. Buildings should be arranged to provide convenient access to entrances and
efficient on-site circulation for vehicles and pedestrians.
. Multiple buildings on a single site should be oriented to promote efficient
auto and pedestrian circulation. Buildings should also be arranged to permit
development of usable outdoor spaces.
4.2.2 Parking
. Parking areas are to be landscaped to provide a pleasant appearance.
. Any parking beneath buildings or in parking structures shall be screened by
architectural design or landscaping.
.
· Parking areas for motorcycles and bicycles are to be designed for orderly,
uncluttered parking. Bicycle parking areas are to be provided with racks and
locking capabilities.
SPECIFIC PLAN' SEAl. BEACH, CALIFORNIA
4-3
.
.
.
DESIGN GUIDELINES
. Designated spaces shall be provided for handicap, carpool, motorcycle and
bicycle parking, as required by the State of California and the City of Seal Beach.
4.2.3 Pedestrian Circulation
Safe, clear pedestrian circulation shall be provided between buildings, parking areas
and entries. Americans with Disabilities Act (ADA) compliant pedestrian circulation
shall be provided from parking areas to building entries and to streets.
4,2.4 Service Areas
Service, storage, maintenance, loading and refuse collection areas should be located
out of view of residential areas, public roadways and buildings on adjacent sites, or
screened by dense landscaping and / or architectural barriers to the extent feasible.
Service areas should be located so that service vehicles have clear and convenient
access that does not disrupt vehicular and pedestrian circulation or create "blind
spots" for vehicular traffic. Loading and unloading is prohibited on public streets.
v_ di~u'(ld by "'i"/ ';. /:.., ,-.. , o.
lands09pe screen ! If - ,
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FIGURE 4-4
CONCEPTUAL SCREENING OF LOADING AND STORAGE AREAS
4.2.5 Grading and Drainage
. Grading and drainage shall be designed so that surface drainage and soil
erosion does not flow off the BIDS Specific Plan area.
. Treatment areas for water quality purposes, including BMPs, shall be
incorporated into final plans.
. Drainage shall be directed away from building entrances and pedestrian walks,
On-site grading shall be designed to be compatible with streetscape grades.
4-4 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
DESIGN GUIDEI.INES
. The grading concept shall be designed to avoid ramps from the public sidewalk
to the site and from the parking lot to the building.
.
. Concrete swales in parking lots shall not be located in the center of the drive
aisles, but should be located at the edge of the parking spaces and / or curb.
4.2,6 Utilities
. New building utility systems, including water, electricity, gas, sewer and storm
drains shall be installed underground. Necessary above ground equipment such
as back-flow preventers, transformers and irrigation controllers should be
located away from the street frontage-landscaping zone, When possible, locate
all meters and appurtenances in one general location,
. Utilities should be located in a common trench where possible and in accessible
locations, Incoming utilities should be sized for possible expansion when
appropriate.
.
. To provide visibility at intersections, pedestrian safety, and a high quality
appearance, any necessary above ground equipment (such as double detector
check assemblies, backflow pre venters for the domestic water meter, and
transformers) should be located behind the streetscape hedge and screened, if
possible.
4.2.7
Walls and Fencing
Walls, when used, should be designed as an integral part of the overall architectural
or landscaping design concept. No walls are permitted along streets within
landscaping setback areas, except for security purposes. Refuse enclosures should be
equipped with self-closing gates, All walls should be built of materials and finishes
that are compatible with adjacent buildings.
Fences are not permitted in the areas to be developed except for security purposes,
screening and adjacent to the LARB and water quality treatment areas.
.
4.2.8 People Places
Forecourts to buildings should provide an introduction, a drop-off area, and a pause
before guests enter buildings. The design should discourage the use of this area for
lunch and coffee breaks. People gathering areas should be oriented such that they
are protected from the prevailing winds and in the hot season sheltered from sun
exposure. Trees, walls and overhead structures may be used for climate mitigation.
Site furnishings are encouraged to provide intuitive destinations for people to sit
and participate in the gathering areas.
SPECIFIC PLAN. SEAL BEACH, CAI.IFORNIA
4-5
DESIGN GUIDELINES
ARCHITECTURAL
The objective of the architectural design guidelines is to establish a consistent
aesthetic theme throughout the development of the business park. Each project,
however, should be responsive to the context in which it is located. All
considerations should be made relevant to climate and weather conditions, as well
as the existing, natural and architectural context. Individual creativity and identity
are encouraged, but care must be taken to maintain design integrity and
compatibility among all projects in order to establish a clear, unified image for the
BIDS Specific Plan area.
4.3
.
.,.... .
. I
. ~
~."
FIGURE 4-5
ARCHITECTURAL CONCEPT
Contemporary Architectural Style
The following guidelines present
parameters for architectural
character, building form and
massing, fac;ades, fenestration,
structure, entries, materials, colors,
details, service areas and mechanical
equipment for the business park.
4.3.1 Architectural Character
The architectural character should
be determined as the result of both
the natural and architectural context
of each specific site. While the architecture should respect local and regional
influences, the overall result should still remain contemporary in nature. An
acceptable character should remain clean and simple in a manner that is both
progressive and timeless,
.
Appropriate Treatment:
. Contemporary, classic, technical style
. Clean, smooth, efficient lines and forms
. Distinctive, but compatible image
Inappropriate Treatment:
. Trendy or historical styles
. Complicated, arbitrary forms
. Sharp contrast with surrounding environment
. Non-responsive to region or climate
4.3.2 Building Form and Massing
The design should incorporate clean, simple, geometric forms. Whenever possible,
function should be identified through the form of the structure. Similar forms
should identify similar functions throughout the project. A definite sense of human
scale should be incorporated through sensitive massing and forms. Compositions
.
4-6 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORATION
I.
.
.
DESIGN GUIDELINES
FIGURE 4-6
ARCHITECTURAL CONCEPT
Clean, Simple, Geometric Forms
should be coordinated to produce an overall sense of unity throughout each new
project. Massing should always respect both the natural and architectural context of
the site. Care should be taken to transition larger forms and masses from pedestrian
areas.
Appropriate Treatment:
. Straightforward geometry
. Unified composition
. Expression of structure
. Expression of function and programmatic elements through form
. Delineation of human scale
Inappropriate Treatment:
. Complicated forms
. Arbitrary, inconsistent composition
. Monolithic blocks
4.3.3 Fa~ades/ Fenestration
Building fat;ades should reflect a coordinated design concept. Reinforcing the
massing and form of each project, the fat;ades should express building function,
structure and scale. Fenestration should strive to delineate building uses while
remaining sensitive to existing architectural context. Fenestration should be
designed to optimize energy efficiency.
SPECIFIC PLAN' SEAl. BEACH, CALIFORNIA
4-7
.
.
.
DESIGN GUIDELINES
FIGURE 4-7
ARCHITECTURAL CONCEPT
Building Materials Variety
Appropriate Treatment:
. Straightforward, maintainable, functional design
. Expression of structure
. Unity and scale reinforced through an integrated grid module
. Surface delineation through expression of reveals, mullions, recesses, and
structure
. Appropriate balance of wall and glazed surfaces
. Functional and energy conscious use of glass and glass patterns
. Shading devices and elements
Inappropriate Treatment:
. Arbitrary, inconsistent forms and decoration
. Inappropriate decorative glass patterns
. Overly exaggerated setbacks or reveals between materials
4,3.4 Entrances
Building entrances should be clearly defined and easily recognizable. Whenever
possible, entrances should be enhanced through massing and fenestration. The
entry should always be an integral part of the overall composition of the building.
Overhead protection as well as security should always be addressed. Entries may
provide opportunities for signage, color, and accent lighting.
4-8 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REALTY CORPORATION
DESIGN GUIDELINES
.
Appropriate Treatment:
. Articulation and color for identity and recognition
. Light, open and inviting
. Recessed, protected doorways
. Integration with overall building form, site organization and entry sequence
. Coordinated landscaping
. Sensitive to regional and climatic conditions
Inappropriate Treatment:
. Exaggerated, overscaled forms and color
. Dark, confined, or hidden entries
. Abrupt entry sequences
4.3.5
Exterior Materials
Building materials should enhance the overall form and massing of an individual
structure. Materials should be appropriate for local climate conditions, easy to
maintain, and appropriate for the function of the facility. The use of enriched
materials should be encouraged in areas where they will provide the most visual
impact. Care should be taken to choose materials that are sensitive to sustainable
building objectives.
.
Appropriate Materials:
. Materials which enhance building form
. Easily maintained highly durable materials
. Sustainable materials
. Clean, finished, and contemporary materials
. Materials which are appropriate to function
Inappropriate Materials:
. Highly industrial materials, unless appropriate to function
. False or simulated materials
. Materials not suited for the environment in which they are being used
. Highly reflective materials
. Experimental, untested, unproven materials
4.3.6 Exterior Colors
Colors should be used to enhance forms and masses. Whenever possible, color
should be inherent to the materials. Natural stones, concrete, and metal are
encouraged to be used whenever possible. Color should always be used as an
integrated design feature.
.
SPECIFIC PLAN. SEAL BEACH, CALIFORNIA
4-9
DESIGN GUIDELINES
.
Appropriate Treatment:
. Colors which are integral to the material
. Colors which enhance design features and building massing
. Colors which express the regional nature of the facility
. Timeless, classic color palettes
Inappropriate Treatments:
. Garish use of color
. Arbitrary patterns or stripes
. Trendy colors
. Primary colors
4,3.7
Mechanical Equipment
All exterior mechanical equipment, including HVAc, electrical equipment, storage
tanks and satellite dishes, should be screened from adjacent public streets.
Whenever possible,
mechanical screening
elements should be
integrated into the
architectural composition.
~!.-t'I-~
FIGURE 4-8
ARCHITECTURAL CONCEPT
Technical Style
.
Appropriate Treatment:
. Rooftop equipment screened from off-site view by building parapet or
mechanical screens
. Mechanical screen fully integrated into architectural composition
. Ground equipment screened by walls or landscaping, or covered in multi-
story projects
. Screen walls of same or similar building materials as adjacent building walls
Inappropriate Treatment:
. Isolated rooftop screen "hat" which is not integrated into the building form or
mass
. Exposed rooftop equipment
. Contrasting screen material
4,4 LANDSCAPE DESIGN GUIDELINES
The primary objective of the Landscape Design Guidelines is to promote a pleasing,
responsive, and unified environment within the project area. All landscaping is
designed to:
.
. Promote a pleasant, distinctive, environment.
. Augment internal cohesion and continuity.
. Enhance the structured design concept of the project area.
4-10 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
DESIGN GUIDELINES
.
.
4.4.1
.
. Promote water conservation.
Thus, the landscaping design concept is focused toward:
. Providing a clean,
contemporary visual
appearance.
. Coordinating the landscaping
treatment along arterial and
surface streets within the
circulation system.
. Coordinating streets capes to
unify its general appearance.
. Coordinating on-site
landscaping design continuity
among individual development
sites.
FIGURE 4-9
COORDINATED
LANDSCAPE APPEARANCE
The following guidelines present parameters for general landscape design, water
conservation, and on-site landscaping.
Irrigation and Water Conservation Measure
All landscape areas are to be provided with a complete, automatic irrigation system.
This system shall conform to all requirements of the City of Seal Beach. Landscape
design should consider the following conservation measures:
. Site analysis of macro and microclimates, solar exposure, prevailing wind
conditions, seasonal temperature patterns, soils and drainage, and grades and
slopes.
. Use of historical evapo-transpiration rates and weather station (CIMIS) data.
. Use of planting zones coordinated according to plant type, climatic exposure,
soil condition and slope to facilitate use of zoned irrigation systems.
. Use of low water or California natural plant species.
. Landscapes with "climate adaptive" schemes that once established can be
weaned from irrigation systems or use minimal supplemental water. Invasive
vegetation shall not be permitted.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
4-11
DESIGN GUIDELINES
Irrigation system design should consider the following water conservation
measures:
.
· Audit of water use and certification by a licensed landscape architect of the
irrigation system.
. Use of "state of the art" irrigation technology to maximize efficient use of
water, including multi-program electronic timers, rain shut-off devices,
remote control valves, drip systems, pressure reducing valves, and matched
output sprinkler heads.
. Use of gate valves to isolate and shut down mainline breaks.
. Designs to deeply soak the root growth zones while avoiding flow rates that
exceed infiltration rate of soil.
. Designs to prevent over-spray or discharge onto roadways, non-landscaped
areas or adjacent properties and building surfaces.
. Timing of irrigation cycles to be set at night when wind, evaporation and
people activities are at a minimum.
.
. Use of reclaimed water systems if practical and available,
4.4.2
On-Site Landscaping
On-site landscaping is to be coordinated in a manner that enhances overall
continuity of development in the BIDS Specific Plan, while providing for the
individual identity and needs of each project within. On-site landscaping shall be
consistent and compatible with that for the street-side landscaping setbacks. In
addition, on-site landscaping shall enhance the building environment, screen
parking and service areas, and provide protection from exposure to the sun and
wind. The landscape architect, when preparing concepts and designs, should
consider the following:
.
Functional Considerations:
. Solar orientation of exterior areas.
. Views,
. Separation of functional uses and creation of exterior spaces such as
courtyards for employees.
. Reinforcement of the vehicular and pedestrian circulation system with
plantings.
. Climatic mitigation of pedestrian spaces and corridors,
. Shelters from traffic noise and hazards.
4-12 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
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DESIGN GUIDELINES
.
. Plant selection to maximize long-term ease of maintenance and optimize
water conservation.
. Plant material selections that are appropriate to the planting spaces available
and the proximity to the constructed elements such as buildings, paving and
walls.
. Compatibility with size and type of existing planting on site or adjacent to the
site,
. Integration with building design.
. Accommodation of future expansion.
. Use of native plant material to the extent practicable.
Aesthetic Considerations:
. Design compatibility with the perimeter landscape concepts.
. Creation of a central landscape focus in relation to the heart of the
development (building entry, central courtyard, etc,).
. Special lighting in public open spaces.
. Use of plants and design elements for color in the landscape.
4,4,3
Project Entry
The entry zone is the area between the street and the main building entry. It
generally includes the on-site entry road, parking access points, visitor parking, and
building entry area. The entry zone should be treated with special landscape
elements, which will give
individual identity to each
project.
.
The objectives of the landscape
design for entry areas will be to:
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.
Establish a unique image
for the development.
. Clarify the visitor path to
the front door.
FIGURE 4-12
SHARED ENTRY CONCEPT
. Establish a sense and
sequence of entry from the public street to the more private realm.
.
4,4,4 Parking Areas
The parking areas include parking spaces, drive aisles, parking aisles and other
associated vehicular areas on-site. The objectives of the landscape design for parking
areas will be to:
. Communicate flow of circulation.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
4-17
.
.
.
DESIGN GUIDELINES
. Visually reduce large paved areas with landscaping.
. Maximize distribution of landscaping.
. Create tree groves in orderly patterns establishing and organizing "parking
rooms."
. Integrate site lighting with the parking aisles and landscape.
. Use minimum size trees and quantities for parking lots of one (1) twenty four
(24") box tree per ten (10) parking stalls. Additional trees may be planted in
between stalls.
4.4.5 Building Perimeter
Building perimeter landscaping will provide opportunities for a variety of design
approaches, depending on parcel location and building siting,
Landscape design objectives will be to:
. Enhance the building architecture at ground level.
. Allow for landscape expression at the building edge.
Where landscape setbacks are required, landscape areas shall be provided along the
building face.
4.5 SIGNAGE AND GRAPHICS
The Signage and Graphic Design Guidelines identify a framework in which
advertising a place of business, providing directions or information can be
accomplished without detracting from the overall design quality of the project area.
The Signage and Graphic Design Guidelines also contribute to the overall project
area design theme. Design, color, materials and placement are all important in
creating signs that are architecturally attractive and integrated into the overall
project area design. The intent is to create and promote a quality visual environment
by allowing only signs which are compatible with their surroundings and which
effectively communicate their message.
This section sets forth general criteria for new signs within the BIDS Specific Plan
area. New signs shall be designed to be architecturally compatible with the colors
and materials of the adjacent building. A sign plan, consistent with these guidelines,
shall be submitted in accordance with the procedures concurrent with Precise Plan
4-18 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REALTY CORPORA TION
DeSIGN GUIDELINES
.
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FIGURE 4-13
TYPICAL SIGNAGE LAYOUT
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FIGURE 4-14
WALL SIGN LOCATION EXAMPLES
Dimensions of X and Y varies. X times Y is not greater than 100 sq. ft. for industrial
projects and 150 sq. ft. for commercial projects.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
4-19
.
.
.
DESIGN GUIDELINES
Review, as required under Section 6.1 of the BIDS Specific Plan. All new signage
shall comply with the following policies:
4.5,1 Wall Signs
To ensure consistency throughout the BIDS Specific Plan, wall signs shall conform to
the following:
----... -- -
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FIGURE 4-15
ENTRY WALL SIGN
Dimensions of X and Y varies.
X times Y is not greater than 10 sQ.f1.
· Wall signs and logos attached to the building shall be individual letters and
surface mounted.
. No signs shall be boxed with internal lighting and attached to the building.
· Wall signs shall be located on the building for optimum visibility from the
adjacent street or parking area.
· Wall signs shall not exceed an area equal to one square foot for each lineal
foot of building frontage.
· The maximum sign size for a building fac;ade adjacent to a street or parking
area shall be one-hundred (100) square feet for office and industrial projects,
one-hundred (150) square feet for commercial projects.
4-20 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TlON
.
.
.
DESIGN GUIDELINES
TABLE-I-I
WALL SIC1\' CHAin
Land Use
Maximum
Number
Maximum
Area Per Sign
Other
Commercial
IlBuilding face
150 sq, ft.
Below roof line
Office llBusiness 100 sq. ft. Raceways not
permitted
Channelleners
Bu siness Park 2lBusiness/street 100 sq, ft, only
fronta e
'["'\III.E -1-2
FREEST,\NI)[NG SIC:\' CIlAIH
Land Use Maximum Maximum Area Maximum Other
Number Per Sign Face Height
Commercial 1/250 ft. 100 sq. ft. 7ft. Multi-tenant
panels are
permitted
Business Park
and Office
1lbuilding
50 sq. ft.
7 ft.
Multi-tenant
pane I s are
permitted
NOTE: (1) Entry signs, information/directional signs and temporary signs are subject to separate regulations.
(2) Existing signs within the BIDS campus are deemed permitted and may also be relocated or modified.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
4-21
.
.
.
DESIGN GUIDELINES
4.5.2
. Wall signs shall be internally illuminated or non-illuminated.
. Wall signs shall be limited for secondary tenants to a maximum of one (1)
sign per tenant. In no event shall there be more than four (4) secondary wall
signs permitted per building and no more than two (2) per building elevation.
Freestanding Signs
Buildings may have freestanding signs for project identification subject to the
following policies:
. Freestanding signs for business identification shall be limited to perimeter
locations adjacent to existing arterials and shall be of a monument design.
These signs shall not exceed seven (7) feet in height, as measured from the
adjacent grade, and not more than fifty (50) square feet in area for industrial
and office uses and one hundred (100) square feet for commercial uses.
~,'.:u:ml.lll l' "'~Ir.,'1
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FIGURE 4-16
FREESTANDING BUSINESS IDENTIFICATION SIGN
· Freestanding signs for tenant identification may be installed within or
adjacent to a private entry driveway. Entry signs shaH be located and sized to
not interfere with vehicular visibility and I or movement. Entry signs shall be
limited to thirty-two (32) square feet and shaH not exceed four (4) feet in
height. Entry signs may be placed on a berm not exceeding eighteen (18)
inches in height. Entry signs shall include the building address.
4-22 BDEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
I
.
.
.
DESIGN GUIDELINES
r.
4' Msunum HQighl
18" Maximum !rom ground line
t" tQp 01 00rrn
FIGURE 4-17
FREESTANDING TENANT IDENTIFICATION SIGN
. Center identification signs may also be installed at key intersections, in
landscaped areas within the right- of-way or landscaped street medians.
Center identification signs shall be limited to thirty-two (32) square feet and
shall not exceed four (4) feet in vertical height, and shall only identify the
overall business park,
All freestanding signs shall be of a
monument design, including:
business identification, business
directory, and information/
directional identification signs.
Street side signs, at access
driveways, shall be used to identify
a building address / tenant, and to
direct traffic to that building, Freestanding signs may be illuminated using
City-approved directional lighting.
.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
IlJ
4-23
DESIGN GUIDELINES
4.5.3 Business Directory and Information Signs
Business Directory and Information Signs are permitted subject to the following
. policies:
. Business directory signs that are freestanding shall be located near the
primary entry and access drive. These signs shall be limited to identifying the
building address and tenants, and shall be visible from the intersection of a
private driveway and an adjacent street. These signs shall not be allowed
elsewhere within the landscape setback area or along street frontages,
I.la.......m 3. ._1_
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FIGURE 4-19
BUSINESS DIRECTORY
SIGN
FIGURE 4-20
INFORMATIONAL/DIRECTIONAL
SIGN
.
. Business directory signs shall not exceed a maximum area of twelve (12)
square feet per face, may be double faced adjacent to a street front and single
faced adjacent to a building, and shall not exceed three (3) feet in vertical
height. Signs shall be limited to one sign per building. More than one
building address and tenant may be identified on one sign. Signs shall be
consistent with the overall building architecture.
. Information/ directional signs shall be used to provide direction to on-site
automobile traffic or pedestrians and shall not be visible from off-site areas.
Informational/ directional signs shall be limited to six (6) square feet per face,
double faced. These signs shall not exceed three (3) feet in vertical height.
. Informational/directional signs shall be limited to the identification of
function and / or service and shall not contain the name of the business,
company or corporation providing the function and / or service. When
appropriate, such signs shall contain a directional arrow and provide
direction to functions and / or services or information such as Authorized
Vehicles Only, Handicapped Parking Only, and Loading Zone.
.
4-24 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
4.5.4
DESIGN GUIDELINES
.
.
4.6
.
Temporary Signs
Temporary signs are permitted subject to the following policies:
. Temporary signs shall be allowed to provide information and facilitate
information during the construction and marketing process. Such signs shall
be limited to one per lot, with a maximum of thirty-two (32) square feet and
seven (7) feet in overall height.
. Temporary directory signs shall be permitted on construction sites, and
limited to one (1) for all contractors. The sign shall not exceed thirty-two (32)
square feet, unless legally required by government contracts to be larger. The
sign shall not exceed seven (7) feet in overall height and shall be located no
less than ten (10) feet from any property line. These signs shall be removed
upon completion of the project.
~
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FIGURE 4-21
TEMPORARY SIGN
: '.tumJT1
. Future tenant signs may be placed on vacant or developing property to
advertise the future use of the property and where further information may
be obtained, Such signs shall be limited to one per street frontage and to a
maximum of thirty-two (32) square feet in area and seven (7) feet in overall
height. These signs shall be placed no less than ten (10) feet from the property
line. Any such sign shall be removed upon occupancy of the project.
SITE LIGHTING GUIDELINES
Lighting is intended to create a nighttime character that reinforces the image of the
BIDS Specific Plan as a quality business location. All exterior lighting is to be
generally consistent in height, spacing, color and type of fixture throughout the
BIDS Specific Plan area. Exterior lighting is to be provided to enhance the safety and
security of motorists, pedestrians and cyclists. Exterior lighting includes lighting for
parking areas, vehicular and pedestrian circulation, building exterior, service areas,
landscaping, security and special effects.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
4-25
DESIGN GUIDELINES
4.6.1 General On-Site Lighting Parameters
Lighting shall meet all requirements of the City of Seal Beach. The following
. elements should be considered:
. All exterior on-site lighting should be shielded and confined within site
boundaries. No direct rays are permitted to shine onto public streets or
adjacent lots,
. Lights mounted to the roof parapet are not permitted. Wall-mounted light
fixtures used to illuminate parking lots are not permitted.
. Lighting shall create a sequence of varying illumination levels leading up to
the building entrance, This would include the orchestration of light from
parking lighting, to pedestrian lighting, special feature lighting, and lighting
from within.
4.6.2 Vehicular Circulation and Parking Area Lighting
All vehicular circulation and parking lot lighting should have zero cut-off fixtures
(i.e. lens is not visible from an angle),
Pole height should be as follows:
.
.
Vehicular Circulation: twenty-five (25') feet maximum
Parking Area: twenty (20') feet maximum
.
4,6.3 Pedestrian Lighting
Pedestrian walkways and building entries should be illuminated to provide for
pedestrian orientation and to clearly identify a secure route between parking areas
and points of entry to the building. Walkway lighting should have zero cut-off
fixtures mounted at a uniform height no more than sixteen (16') feet above the
walkway. Building entries may be lit with soffit, bollard, step or comparable
lighting,
. Step or bollard lighting should be used to clearly illuminate level changes and
handrails for stairs and ramps.
. Courtyards, arcades and seating areas should be lighted to promote
pedestrian use and safety. A variety of lighting may be used to create interest
and special effects in coordination with the character and function of the area.
.
. Pedestrian lighting shall be subdued warm-white mercury or incandescent
lamps.
4-26 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REALTY CORPORATION
DESIGN GUIDELINES
.
"Lighting shall create a sequence of
varying illumination levels leading up to
the building entrance. This would
include the orchestration of light from
parking lighting, to pedestrian lighting,
special feature lighting, and lighting
from within"
4.6.4 Security Area Lighting
Service area and security lighting should be visible only within the limits of the
service area. Wall-mounted, security-type, service area lighting fixtures may be used
only in screened service areas and only if direct lighting and glare is kept within
these areas. In all other areas, wall-mounted service lighting should consist of cut-
off type fixtures, Service area and security lighting may not be substituted for
pedestrian, architectural or parking area lighting.
.
4,6.5 Accent Lighting
Unique lighting may be used to feature architectural elements, landscaping, entries
and pedestrian areas, provided it is compatible with all other lighting. Accent
lighting used in landscaping and pedestrian areas should employ light sources such
as metal halide, quartz or mercury lamps in order to accurately render plants and
lawn colors,
4.6.6 Architectural Lighting
All exterior architectural lighting should utilize indirect or hidden lighting sources.
Acceptable lighting includes wall washing, overhead down lighting and interior
lighting that spills outside. Entry areas should be lit so as to provide an inviting
glow from the interior.
. Boeing Realty Corporallon
(~.Dr''''D
SPECIFIC PLAN. SEAL BEACH, CALIFORNIA
4-27
I
.
.
.
Boeing Realty Corporation
~DEIND
SECTION FIVE
.
DEVELOPMENT REGULATIONS
5.1
PURPOSE AND INTENT
These regulations are the standards for development within the BIDS Specific
Plan area and will act as the controlling mechanism in implementing
development. Implementation of the provisions set forth in this section will
ensure that the project will proceed in a coordinated manner, consistent with the
goals and policies of the BIDS Specific Plan and the City of Seal Beach General Plan,
as implemented by this document.
The regulations are pursuant to Article 8, Authority and Scope of Specific Plans of
the Planning and Zoning Law of the Government Code and are in compliance with
the provisions of Sections 65450 of the Government Code, and Chapter 28, Article
29.5 of the Code of the City of Seal Beach.
5.2 DEVELOPMENT REGULATIONS POLICIES
The following policies shall apply to all developments and land uses within the
BIDS Specific Plan:
.
5,2.1 Unless otherwise specified, all development within the BIDS Specific Plan
area shall comply with the Code of the City of Seal Beach. Terms used herein
shall have the same meaning as defined in the Code of the City of Seal Beach
unless otherwise defined herein. .
5.2.2 Any standards, uses, details or issues not specifically covered by the BIDS
Specific Plan shall be subject to the regulations of the Code of the City of Seal
Beach. Wherever there is inconsistency between the development standards
of the Code of the City of Seal Beach and the development standards of the
BIDS Specific Plan, those in the Specific Plan shall control, pursuant to Section
28-1702 of the Code of the City of Seal Beach.
5.2.3 Development standards, regulations and procedures in the BIDS Specific Plan
that reference the Code of the City of Seal Beach shall be those in effect on the
date the application for Vesting Tentative Tract Map 16375 has been
determined to be complete pursuant to Section 65943 of the Government
Code.
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5.2.4 Whenever a use has not been specifically listed as being a permitted use in a
particular Planning Area of the Specific Plan, it shall be the duty of the
Planning Commission to determine if the use is consistent with the intent of
this Specific Plan and compatible with other permitted uses,
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
5.1
DEVELOPMENT REGULATIONS
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5.2.5 Permitted land uses also include accessory buildings and uses that are
customarily incidental to, and located on the same site with, the main
building,
5.2.6 The Planning Commission may determine that other conditional uses not
specifically identified are conditionally permitted uses. The conditional use
permit process is described in Section 6.2.
5.2,7 All construction within the boundaries of the BIDS Specific Plan shall comply
with the provisions of the Uniform Building Code and the various
mechanical, electrical and plumbing codes adopted and locally modified by
the City of Seal Beach, as established by Section 5 of the Code of the City of
Seal Beach.
5.2,8 If any regulation, condition, program or portion thereof of this Specific Plan is
for any Teason 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.
5.2.9 An EIR (02-1) 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 hereby.
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5.2.10 Request for expansion and / or new construction of Boeing Space &
Communications buildings and facilities within Planning Area 1 for BIDS-
related uses shall be regulated by the Precise Plan Review process as
described in Section 6.1.
5.2.11 Planning Area 4 is planned for commercial lodging and retail land uses that
provide commercial and visitor-serving services. For these uses, PA-4 is
regulated by design guidelines, development regulations and requirements
identified for Planning Area 4. If, after 18 months from the adoption of the
BlDS Specific Plan, such lodging and commercial land uses are determined
infeasible, this Planning Area may be developed with business park land
uses.
5.2.12 Temporary buildings required for BIDS uses shall be permitted subject to
review and approval by the Planning Commission under the Precise Plan
Review process as described in Section 6.1.
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5.2.13 All structures, facilities and uses in existence within the Specific Plan area at
the time of adoption of the Specific Plan shall be deemed to be in
conformance with the development regulations, land use plan, public
facilities and services plans, design guidelines and other applicable
provisions of this Specific Plan.
5.2 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORATION
DEVELOPMENT REGULATIONS
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5.2.14 The overall intensity for the Specific Plan area has been established with a
maximum Floor Area Ratio (EA.R.) The EA.R. for each Planning Area is
identified in Table 5-2.
5.2.15 EA.R. is defined as the ratio between the amount of gross floor area
permitted to be constructed on a legal building lot and the size of the lot. In
computing gross floor area of a building, the gross area confined within the
exterior walls of the building shall be considered as the floor area of each
floor of the building. This includes space devoted to hallwavs, stairwellf,
elevator shafts, lobbies, light courts and basement storage. Gross floor area
does not include covered parking floor space with necessary interior
driveways and ramps thereto, space within a roof structure or penthouse for
the housing of equipment or machinery incidental to the operation of the
building, and space for loading and storage of helicopters.
5.2.16 Large-lot subdivision, for the purpose of financing or conveyance, may be
approved provided the Subdivision Map related thereto includes a
declaration that the lots created are not building sites. Installation or bonding
of infrastructure improvements shall not be made a condition of approval of a
large-lot subdivision unless for financing or conveyance purposes
infrastructure improvements are necessary to provide required street frontage
access.
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5,2.17 Permits and approvals required from other agencies may necessitate
revisions, adjustments and / or amendments to the BIDS Specific Plan. The
City of Seal Beach shall not unreasonably withhold approval of any revision,
adjustment or amendment that is mandated by conditions of approval
imposed by any other governmental agency.
5.4 PARKING
All developments will be required to meet the minimum parking standards as
established by the City of Seal Beach Municipal Code.
In addition, the following parking standards outlined on the page 5-4 shall apply:
1. Standard parking stall size shall be nine (9) feet wide by nineteen (19) feet deep in
Planning Areas 1, 2 and 3. In Planning Area 4, standard parking stalls shall be (9)
feet wide by twenty (20) feet deep. Parking stalls may be reduced to provide a
wheel stop at seventeen (17) feet and eighteen (18) feet, respectively, with a two (2)
foot overhang to expand the landscaping. This additional landscape area will not
be credited toward the required landscape percentage.
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SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
S-3
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DEVELOPMENT REGULATIONS
2. A compact parking stall size of eight feet zero inches (8'-0") wide by seventeen (17)
feet deep may be proposed for up to a maximum of twenty five (25) percent of the
total required parking spaces in each Planning Area.
3. Shared parking may be permitted for combined office, research and development,
commercial and industrial uses. A shared parking program may allow for a reduction
of required parking by up to twenty five (25) percent, based upon a shared parking
analysis. Shared off-site parking facilities may also be permitted for adjacent office
and industrial uses. A shared parking program may be approved under the
provisions of the Conditional Use Permit process as described in Section 6.2.
4, Handicapped accessible parking spaces shall be provided as required by law.
5. Any existing BIDS required surface parking in Planning Area 1 removed for new
development, shall be replaced on a one for one basis concurrent with such new
development. If new development requires a greater number of parking spaces,
the increase shall also be provided,
6. The parking standards for self-storage uses are not defined in the City of Seal Beach
Municipal Code. Parking standards for this use shall be 1 space per 5,000 square
feet of single story development, plus 1 additional space per 2,000 square feet for
second story development. In addition, the management office shall provide a
minimum of two spaces.
5.3 DEVELOPMENT STANDARDS
The development standards for the BIDS Specific Plan are established to provide a
quality business park in conjunction with the potential for hotel and
commercial uses, within the context of existing BIDS operations and facilities.
All Planning Areas are permitted to be developed with business park land uses.
However, PA-4 provides additional flexibility for commercial uses, including hotel,
retail, restaurant, and other commercial land uses. The permitted and conditionally
permitted land uses are in Table 5-1. Table 5-2 identifies the development standards
for each Planning Area.
5-4 BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
DEVELOPMENT REGULATIONS
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TABLE 5-1
BIllS SPECIFI(, I'LAN 1.....nIlTTEIl LAND USES
I 1 I 2 I 3 I 4
BUSINESS PARK
Boeing Integrated Defense Systems, including all existing ..; ..; ..; ..;
buildings. facilities am operations, and associated
governmental facilities
Manufacturing ..; ..; ..; ..;
Warehousing and Distributio n ..; ..; ..; ..;
Light Industrial ..; ..; ..; ..;
Research and Develonment ..; ..; ..; ..;
Point of Sale IndustriaIlManufacturinl! ..; ..; ..; ..;
Self Storal!e Facilities (indoor) ..;
Laboratories ..; ..; ..; ..;
Communication Facilities ..; ..; ..; ..;
Parking Structures ..; ..; ..;
OFFICE I ..; I I
COMMERCIAL
Banks and other Financial Institutions ..;
Prescription Pharmacies ..;
Restaurants ..;
Hotels and Motels (with or without conference facilities) ..;
General Retail and Commercial Services ..;
USES SUBJECT 'I () ,\ (,ONIlITIO:-:.\L USE PER;\IIT PLr\)'.;NING AnEA
LAND USE
PLANNING AREA
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LAND USE
Heli Its Maintenance and Service Facilities
A utomobile service center
Medical Facilities
lee skating, ice hockey. gymnasium. and ot~r similar
facilities for s rts related activities
Conference facilities
Restaurant
On-sale and off-sale Ii uor establishments
Restaurants offering drive-in service, outdoor dining and/or
entertainment
Commercial/retaiJ services with drive-in service
Offices
I
..;
2
..;
3
4
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
..;
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Parkin structure
Retail uses associated with warehouse/showroom v' v' v'
NOTES: (1) Self-storage is a permitted land use only within Plaming Area 3 on lot 6 of Vesting Tentative
Tract Map 16375.
(2) AUDmotive service center is a conditionally permitted land use only within Planning Area 3onlot
6 of Vesting Tentative Tract Map 16375.
(3) Business Park land uses are penniued within Planning Area 4 if, after thirty-six (36) months from
the issuance of a Coastal Devehpment Permit. such lodging and commercial land uses are determined
infeasible.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
5-5
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DEVELOPMENT REGULATIONS
T.\BLE 5-2
DE\'ELOI'i\IENT STANDARDS
STANDARDS PLANNING AREA
1 2 3 4
Minimum Lot Size (so. It,) 10,000 10,000 10,000 7,000
Minimum Lot DepthlWidth 100'/1 00' 100'/100' 100'/100' IOO'nO'
Maximum Building Height, Main Building 75' 75' 75' N/A
(10 acres orlarger site)
Maximum Building Height
(less than 10 acre site) 40'. 40'. 40'. 40'.
Maximum Intensitv (F,A,R.) 0.75 0,60 0,60 0,65
Maximum Lot Coverage 70% 70% 70% 60%
Minimum Setback
Front 25' 25' 25' 15'
Interior Side 10' 10' 10' 15'
Exterior Side 15' 15' 15' 15'
Rear 10' 10' 10' 15'
Adjacent to Westrninster Avenue/ 35' 35' 35' 35'
Seal Beach Boulevard
Minirnum Landscaoe 10% 10% 10% 10%
Minimum Perimeter Landscane
Front 15' 15' 15' 10'
Interior Side 5' 5' 5' 5'
Exterior Side (street side) 10' 10' 10' 10'
I nterior Rear 5' 5' 5' 5'
. NOTE: Architectural projections aRi screening of mechanical equipment are permitted. These features shall not
exceed seven (7) additional feet.
Boeing Realty Corporation
(....6IDrlND
5-6
BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORATION
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Boeing Realty Corporation
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6.1
SECTION SIX
IMPLEMENTATION PROCEDURES
PRECISE PLANS
The BIDS Specific Plan shall be implemented through the use of Precise Plans,
Precise Plans establish development guidelines for proposed structures or
improvements for each planning area within the Specific Plan for the
following reasons:
1. To ensure consistency with the adopted BIDS Specific Plan.
2. To encourage continuity in design and development.
3. To promote the highest contemporary standards of site design.
4. To assure substantial long range compliance with the City of Seal
Beach General Plan.
Procedures for review of Precise Plans shall be in accordance with the provisions of
Article 29 of Section 28-2900 through Section 28-2910 of the Code of the City of Seal
Beach, as established by Ordinance 948. Exceptions are noted below:
1. The fee for the Precise Plan review shall be in accordance with the
current comprehensive fee resolution of the City of Seal Beach.
Additional funds may need to be deposited with the City of Seal Beach
at he request of the Director of Development Services. This may be
required to ensure full cost recovery of City services in reviewing
Precise Plans and other discretionary land use requests.
2. Along with the supplemental requirements of Article 29, Section 28-
2903, at the request of the Director of Development Services, the
developer shall submit:
a) A preliminary landscape plan, addressing streetscape and project
landscaping themes, including proposed size and quantities of all
proposed landscape materials.
b) Architectural elevations and floor plans drawn to scale, including
samples of exterior materials and textures.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
6-1
IMPLEMENTATION PROCEDURES
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6.2
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c) Detailing of exterior hardscape materials and textures.
d) Precise sign plan locations, size, colors and letter type of all
proposed signage.
e) Preliminary grading plan, showing areas of cut and fill, location
and elevation of all pads, and height of cut and fill.
f) Such other information as may be needed and deemed appropriate
by the Department of Development Services (e.g., traffic studies,
noise studies, water quality management plans, etc.).
Precise Plans shall be required prior to
obtaining building permits for all
Planning Areas within the BIDS Specific
Plan. Precise Plans shall be processed
concurrent with discretionary
approvals to the greatest extent
practicable,
~$TIllh~TP ,l.VE"'UE
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Authority for approval of Precise Plans
shall rest with the Planning
Commission. Precise Plan approval
shall be valid for a period of two (2)
years. If construction of a project does
not commence within that time period
and proceed with due diligence
thereafter, the Planning Commission
may grant a time extension of up to two
years. If, after 4 years from the date of
initial approval of a Precise Plan,
construction does not commence, the approval of the Precise Plan shall terminate
and additional review and approval will be required by the Planning Commission.
In the event of litigation, time periods for approval shall be tolled for the period of
time litigation is in existence,
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ii1'""~C~~'~~~O
FIGURE 6-1
CONCEPTUAL
LANDSCAPE PLAN DETAIL
CONDITIONAL USES AND VARIANCES
Applications for all conditional use permits within and variances from the BIDS
Specific Plan shall be prepared and processed in accordance with Article 25 of the
City of Seal Beach Municipal Code.
6-2
BOEING INTEGRATED DEFENSE SYSTEMS
BOEING REAL TY CORPORA TION
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IMPLEMENTATION PROCEDURES
6,3
SUBDIVISION MAP FILING AND REVIEW PROCEDURES
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6.4
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All subdivisions within the BIDS Specific Plan must comply with Chapter 21 of the
City of Seal Beach Municipal Code and the State of California Subdivision Map Act.
SPECIFIC PLAN REVISIONS AND ADJUSTMENTS
6.4.1 Administrative Revisions
Revisions to the Specific Plan which serve to implement the intent of the
Specific Plan are permitted through the administrative revision process.
This section grants authority to the Planning Commission'to act on requests
for administrative revisions to implement the Specific Plan pursuant to the
Consent Calendar Plan Review process set forth in Section 28-2407.B of the
Seal Beach Municipal Code.
The following types of revisions are permissible through the administrative
revision process:
o The addition of information to the exhibits or text which serve to
clarify, but do not change, its meaning or intent.
o Modifications to the alignment of the Planning Area boundaries to
coincide with specific development plans, as recommended by the
Planning Commission.
All administrative revisions are to be reviewed for compliance with the
purpose, intent and objectives of the BIDS Specific Plan.
6.4.2 Administrative Adjustments
Minor adjustments to development standards that constitute a reasonable
use of property and do not endanger the public health, safety or welfare are
permitted through the administrative process. This section grants authority
to the Planning Commission to act on requests for administrative
adjustments to implement the Specific Plan pursuant to the Consent
Calendar Plan Review process set forth in Section 28-2407.B of the Seal
Beach Municipal Code. Administrative adjustments may allow the
following:
1. A decrease of not more than 10 percent of any required building
setback.
2. A decrease in not more than 10% of the required parking spaces,
with a parking study approved by the Planning Commission.
3. Zero-lot line development for interior side and interior rear yards.
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
6-3
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IMPLEMENTATION PROCEDURES
6,5
6.6
SPECIFIC PLAN AMENDMENTS
The procedures for amending the BIDS Specific Plan will be in accordance with
Government Code Section 65453 and Article 29.5 of Chapter 28 of the Seal Beach
Municipal Code. Prior to approving any amendment to the BIDS Specific Plan, the
City Council shall make the following findings:
1. The amendment is compatible with the purpose, intent, spirit and
goals of the BIDS Specific Plan.
2. The amendment is consistent with the City of Seal Beach General
Plan.
3. The amendment is consistent with the City of Seal Beach Local
Coastal Plan, as certified by the California Coastal Commission (if
applicable).
4. The amendment is compatible with adjacent land uses.
In the event that an amendment to the BIDS Specific Plan would render a Precise
Plan inconsistent with the amended Specific Plan, such previously adopted Precise
Plan shall be concurrently amended to be in conformance with the amended Specific
Plan.
FINANCING
In order for the project to be fiscally self-sufficient, the following options can be
considered for implementation.
1. A lighting and landscape district can be implemented in order to defray the
costs associated with street maintenance and street light costs.
Additionally, a variety of other financing options can be considered by the City of
Seal Beach for financing facilities and services to be provided within the BIDS
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.
6-4
BOEING REAL TY CORPORATION
BOEING INTEGRATED DEFENSE SYSTEMS
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IMPLEMENTATION PROCEDURES
3, Benefit assessment financing (generally reserved for drainage,
flood control and street lighting).
4, Integrated financing districts (i.e. landowner assessments that are
contingent upon development).
All special district financing mechanisms must have approval of the City Council
prior to adoption. As conceived, establishment of a district would enable the City to
levy a special tax, and to issue bonds for the financing of the improvements and
services. Among the facilities that potentially could be financed are flood control,
drainage and utilities, street improvements and other infrastructure and related
facilities, The district provisions for those services would cover all phases, including
planning, design, acquisition, construction, operations and maintenance. These
assessments would only affect the BIDS Specific Plan area. BIDS and / or other
landowners within the Specific Plan area will retire the debt incurred.
Boeing Realty Carporallon
(....Dr'AlD
SPECIFIC PLAN' SEAL BEACH, CALIFORNIA
6-5
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BOEING
INTEGRATED DEFENSE SYSTEMS
SPECIFIC PLAN
SEAL BEACH SITE
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Boeing Realty Corporation
rz1-BOEING~
www.boeinl!..com
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