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HomeMy WebLinkAboutPC Min 1987-10-07 -. .. . . . SEAL BEACH PLANNING COMMISSION MEETING OF OCTOBER 7, 1987 The Seal Beach Planning Commission met in regular session on Wednesday, October 7, 1987 at 7:35 p.m. Vice Chairman Suggs led the Salute to the Flag. ROLL CALL Present: Absent: Also Present: Chairman Covington Commissioners Jessner, Sharp, Suggs Commissioner Rullo Edward Knight, Director of Development Services Pamela Walker, Administrative Aide Ginger Bennington, Secretary to City Manager CONSENT CALENDAR The four items on the consent calendar were enacted with separate motions. A.Minutes of Planning Commission Meeting of August 19, 1987 Commissioner Sharp moved to approve as presented; Jessner provided second to the motion. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried B.Minutes of Planning Commission Meeting of August 25, 1987 Commissioner Suggs moved to approve the minutes as presented with Sharp offering second. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried C. Minutes of Planning Commission Meeting of September 2, 1987 Commissioner Sharp moved to approve with Commissioner Sharp providing second. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried D. Minutes of Planning Commission Meeting of September 16, 1987 Commissioner Sharp moved to approve as presented and Jessner offered second to the motion. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried 1 '. . PUBLIC HEARING - AMENDMENT TO HELLMAN SPECIFIC PLAN GENERAL PLAN AMENDMENT 2b-87 GENERAL PLAN AMENDMENT 2c-87 GENERAL PLAN AMENDMENT 2d-87 This item was a request to amend the existing Hellman Specific Plan to allow the construction of 113 single family homes and 660 condominium units plus a 105 acre golf course on 145 acres of land on the Hellman oil property. The request will amend the land use element to match the proposed specific plan. the circulation element would be amended to show First Street within the project area as a secondary highway and a north/south link from First Street to Westminster as a principal road. The open space element would be amended to reflect the change in the acreage for the proposed community park. Mr. Knight indicated this matter was first brought before the Planning Commission on September 2 wherein the Commission explored issues related to the proposal and received public comment. The items were then continued to the September 16, 1987 meeting at which time additional public testimony was received. The October 7th hearing was to incorporate the concerns of the public and the responsible agencies and the City responses into the Environmental Impact Report (EIR). The Commission was provided with staff responses to comments on the EIR under separate cover. Knight had explained as with the EIR and the Specific Plan, those responses have been distributed to the local libraries. . Staff recommended that the Commission consider the following actions for this meeting, i.e., 1) recommend approval of the EIR to the City Council by adoption of Resolution #1474, 2) recommend approval of the three General Plan Amendments (2b-87, 2c-87, and 2d-87) to the City Council by adoption of Resolutions #1475, #1476, and #1477 and 3) recommend approval of the amended Hellman Ranch Specific Plan to the City Council by adoption of Resolution #1478. In concluding the presentation to Commission, staff felt that the issues raised through the previous public hearings on the proposed amendment to the Hellman Specific Plan have been addressed and/or mitigated through the EIR and mitigating responses. Those mitigating responses have been detailed in the Additions to the Hellman Ranch Specific Plan which would provide the following: 1. Amend Exhibit 11.10 to show First Street as a secondary highway from Seal Beach Boulevard to Pacific Coast Highway 2. Under 11.3, Funding of Capital Improvements, list the options to be considered for the project to be fiscally self sufficient; i.e., landscape and lighting assessment district, surcharges on golf course green fees. 3. Under 111.4 prior to building permit issuance, the developer shall contact those property owners on Crestview to determine their concerns regarding golf balls entering their properties, and to . 2 . . . ~ then provide the City with list of homeowners contacted and mitigating measures to be offered. 4. Under 11.3, regarding night lighting of driving range, the developer shall provide "a night lighting study taking into consideration that only front 1/4 of range shall be lit, lighting shall be cut-off fixtures providing direct rates, screening shall be considered, hours shall not extend beyond 8:00 pm. weekdays and 9:00 p.m. on weekends, and those lights shall only be allowed after a public hearing session is held before the Planning Commission with all residents within 300 foot radius being contacted. Commissioner Jessner indicated Gum Grove Park issue had not been addressed. Chairman Covington felt that an opinion from the City Attorney should be available regarding the possessory interest of Gum Grove Park after the lease had expired and recommended deletion of the that issue until legal opinion as to City's position had been received. Staff felt that the specific plan provides the City with ability to accept Gum Grove Park as a grove with access by the public or accept as a specific use park. Knight indicated that the City Attorney would provide either orally or in writing his legal opinion as to the status of Hellman lease for the park during Council's deliberations of the issue. In discussing the mandatory findings for the EIR, the following clarification was provided for the Seal Beach fault zone. The 120 foot corridor along the fault zone wherein no structures can be built, is in full compliance with current State standards. According to information provided by staff, no quake action has occurred on that fault zone in the last 10,000 years. Chairman Covington opened the public hearing. As no persons wished to speak on GPA 2b-87, GPA 2c-87 and GPA 2c-87, Chairman Covington closed the public hearing on those issues, but allowed public testimony to occur on the specific plan. Frank Mola, applicant, thanked the staff for their assistance during this period. He explained this was the first step in the permitting process for this proposed development and that Mola was in agreement with conditions noted in the resolutions and staff report. Commissioner Sharp moved to approve Resolution #1474, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH, RECOMMENDING TO THE CITY COUNCIL THAT DRAFT ENVIRONMENTAL IMPACT REPORT (EIR 87-1) FOR THE HELLMAN RANCH SPECIFIC PLAN BE CERTIFIED AS A FINAL EIR (87-1) AS REQUIRED BY CALIFORNIA ENVIRONMENTAL QUALITY ACT; Commissioner Jessner seconds. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried 3 . Commissioner Sharp moved to approve Resolution #1475, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH RECOMMENDING TO THE CITY COUNCIL ADOPTION OF GENERAL PLAN AMENDMENT 2B-87, AN AMENDMENT TO THE LAND USE ELEMENT DEALING WITH THE HELLMAN SPECIFIC PLAN; Commissioner Suggs provided a second to the motion. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried Commissioner Sharp moved to approve Resolution #1476, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH RECOMMENDING TO THE CITY COUNCIL ADOPTION OF GENERAL PLAN AMENDMENT 2c-87, AN AMENDMENT TO THE CIRCULATION ELEMENT DEALING WITH THE HELLMAN SPECIFIC PLAN; Commissioner Jessner seconds the motion. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried . Commissioner Jessner moved to approve Resolution #1477, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH RECOMMENDING TO THE CITY COUNCIL ADOPTION OF GENERAL PLAN AMENDMENT 2d-87, AN AMENDMENT TO THE OPEN SPACE/RECREATION/CONSERVATION ELEMENT DEALING WITH THE HELLMAN SPECIFIC PLAN; Commissioner Sharp provided a second to the motion. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried Commissioner Suggs moved to approve Resolution #1478, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH, RECOMMENDING ADOPTION OF THE AMENDED HELLMAN SPECIFIC PLAN TO THE CITY COUNCIL; Commissioner Sharp seconds the motion. With the consent of the Commission, Mr. Jessner offers the following changes to be incorporated into Resolution #1478: 1) That the golf course should receive some credit for Quimby fees since it is a public facility. 2) That Gum Grove Park become part of the golf course and be improved by the developer with access to the public. After some discussion, a following conditions were agreed upon by Commission and included as follows: 3) That means be utilized to reduce the oil well noise level impacts to the lowest possible standard that can be identified. . 4 . . . ~ 4) That a future study of potential ways to assist the flow of traffic on Bolsa Avenue as it relates to the First Street connection be provided. 5) That preferential use of the golf course be provided for Seal Beach residents. Discussion ensued between Chairman Covington and the developer regarding the size of the condominium units proposed. It was pointed out that the Seal Beach Code provides for a minimum square footage of 950 for condominium units, of which that standard has been in effect for over 10 years. According to the developer's proposal, 20% of the condominiums would be 550 square feet (bachelor units), 40% would be 772 square feet (I-bedroom units), 20% would be 900 square feet (2- bedroom units) with the remaining 20% being 975 square feet. Covington felt this was a major deviation from City's code. Commissioner Sharp felt that changing lifestyles could support these type of living units and pointed out that Leisure World units begin at 550 square feet for the I-bedroom and approximately 800 square feet for the 2-bedroom units. Staff felt the range of unit size was a function of market that developer is attempting to reach. Frank Mola, applicant, indicated their development in Huntington Beach have included bachelor units which were very successful sellers. The size of the unit is a challenge to the architect to efficiently use less space. Mola's market study indicated this market would reach young professionals as a starter residence. In addition to the plentiful landscaping to be provided, and the large amounts of open space to counteract the decreased size of the condominium units, Mola felt there would be a strong demand for this project. It was further pointed out that parking was provided for each unit as though it were a single family dwelling, i.e., two covered spaces per unit plus one guest space for every seven units. In response to Commission's questions, Mola further stated that adding tennis courts to the site can be discussed and considered during the tract map process. With regard to concerns about locating a structure over an abandoned well, Mola explained this had been a common occurrence with their project sites in Huntington Beach, that the company was well versed the in State regulations for abandonment of well which stipulated a solid concrete plug, welding cap and cutting off below grade. Mola indicated that with current liability laws, the company would not attempt this procedure were it not safe. Wendy Morris, Crestview Avenue, indicated support for the overall plan. However, she expressed concerns over the minimum size of the condominium units and that golf course design would be in such a way as to prevent golf balls intrusion into neighboring homes. Bruce Stark, 204 Ocean Avenue, expressed concern that golf course would be locked to public access and that Quimby fees, once collected, would be returned to the developer and not used for recreation space as had once occurred with Leisure World Presley development. In order to mitigate that concern, Covington requested a 6th condition as follows: 5 . . . 6) That any Quimby fees that are exacted as part of the project through the subdivision process shall be utilized in developing viable parkland within the area within the limits placed under State law (5 years) and with specific attention given to the 17.1 acre parkland adjoining the site. At this point, Chairman Covington closed the public hearing. Commissioner Suggs amended his motion to adopt Resolution #1478, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH, RECOMMENDING ADOPTION OF THE AMENDED HELLMAN SPECIFIC PLAN TO THE CITY COUNCIL to included those six conditions noted above; Commissioner Sharp again seconds the motion. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried At this point in time, Chairman Covington recessed the meeting to reconvene at 10:10 p.m. PUBLIC HEARING - ZONING TEXT AMENDMENT 5-87 - REGULATION FOR RECYCLING CENTERS . Pam Walker explained this amendment was due to enactment of AB 2020 (1986 California Beverage Container Recycling and Litter Reduction Act) which encouraged recycling for certain materials by redeeming those materials for monies and locating those redemption centers convenient to consumers. This creates a "convenience zone" around a supermarket that exceeds gross annual sales of $2 million per year, which for Seal Beach is the Lucky Market in the Rossmoor Center and the Safeway Market in the Seal Beach center. According to the law, a city may not deny a permit to a qualified recycling facility which is certified by the State and located on property zoned for commercial and industrial use. Although a city cannot deny a permit to operate a recycling facility, it can regulate the operation of these facilities by 1) defining recycled materials, stipulating what type of facility can occur within a specific zone, stipulating what permits are required (administrative, plan review or conditional use permit) and 4) develop criteria and standards as to where vending machines can be located, the number of those machines, where a collection facility can be located, the number of parking spaces it can QCcuPY and the times it can operate, signage and design review. Chairman Covington opened the public hearing. As no persons spoke in favor nor in opposition to this matter, Chairman closed the public hearing. . After some discussion, it was the consensus of the commission to add C l(a) wording to C3 (large collection facilities). With that modification, Commissioner Sharp moved to approve Resolution #1479, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH RECOMMENDING TO THE CITY COUNCIL ADOPTION OF ZONING TEXT AMENDMENT 5- 87, A REQUEST TO AMEND THE MUNICIPAL CODE TO ESTABLISH REGULATIONS FOR 6 . 4 . . . RECYCLING FACILITIES. ; Commissioner Jessner provided a second to the motion. AYES: NOES: ABSENT: Covington, Jessner, Sharp, Suggs None Rullo Motion Carried SCHEDULED MATTERS There were none at this time. ORAL COMMUNICATIONS There were none. STAFF CONCERNS Mr. Knight indicated that the new Planning Secretary, Joan Fillman, will be on board soon and providing recording services to the Commission at their next meeting. COMMISSION CONCERNS There were none at this time. . ADJOURNMENT With the consent of the Commission and so ordered by the Chair, the meeting of the Planning Commission meeting of October 7, 1987 was adjourned at 10:35 p.m. THESE MINUTES ARE TENTATIVE, SUBJECT TO APPROVAL BY THE PLANNING COMMISSION. . 7