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HomeMy WebLinkAboutPC Res 1475 - 1987-10-07 , . e . . 'f RESOLUTION NUMBER 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 AREA THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: WHEREAS, the Land Use Element of the General Plan was adopted in October, 1973; and WHEREAS, the Land Use Element was amended in June, 1981 to incorporate the Hellman Specific Plan; and WHEREAS, a proposal by the Mola Development Corporation to develop a portion of the Hellman Specific Plan Area requires amendments to both the General Plan and the Hellman Specific Plan; and WHEREAS, General Plan Amendment 2b-87 proposes an amendment to the Land Use Element incorporating Molals concept (see Exhibit B, attached); and WHEREAS, General Plan Amendment land use goals of surrounding properties, range of housing types General Plan buffered by 2b-87 is compatible with the the community, and with the as the amendment provides a at densities approved for the a golf course; and WHEREAS, General Plan Amendment 2b-87, will not result in any significant environmental impact after implementation of the mitigation measures contained in the Hellman Ranch Specific Plan Environmental Impact Report (SCH No. 87022510); and WHEREAS, General Plan Amendment 2b-87 will not the health, safety and welfare of community, and should be granted. adversely affect the surrounding NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Seal Beach does hereby recommend to the City Council adoption of General Plan Amendment 2b-87, as shown in Exhibit A and Exhibit B, attached. PASSED, APPROVED AND ADOPTED by the Planning Commission of the ~ty of Seal Beach at a meeting thereof held on the ,~ day of ~~___ , 1987 by the following vote: NOES: Commissioners ~{/-~~_J'~ ~ JLUlY ~ _~to AYES: Commissioners ABSTAIN: Commissioners ABSENT: Commissioners ~ 1f-g~ ~ ~g Co.mlission . . . e e EXHIBIT A SUMMARY TABLE OF EXISTING AND PROPOSED LAND USES IN ACRES Change 1s expected to occur within the City, mainly in the Coastal District where the impact of a beach attraction for visitors and an inviting residential environment exist. The remaining portions of the City are considered to be stable and of a high quality so that no substantial change is anticipated within the life span of the Land Use Element, 1990. LAND USE TABLE The following table depicts the existing and the proposed land use acreage for each land use category. Residential Low Medium High Commercial Professional Office Service General Industrial Light Oil Extraction Quasi Public Golf Course Public City Parks Special Use Recreation City Schools Flood Basin Beaches Police Station Fire Stations Civic Center City Yard P.E. Right- of-Way Militarv Vacant TOTAL Existing Acres -.-- 656 639 161 Additional Proposed Acres (-54) (-22) 6 Total Acres 602 617 167 o 54 196 (-26) o 54 170 Existing Acres -- 126.2 37 Additional Proposed Acres Total Acres 126.2 36.4 (-0.6) 208 105 313 56.2 (-0.4) 55.8 10.5 18.4 38 52 1.5 1.0 0.6 3.0 (-3) 10.5 18.4 35 52 1.5 1.0 0.6 3.0 8.2 8.2 5000 ~ 7271. 6 5000 7271. 6 . . . e e RESIDENTIAL LAND USE RESIDENTIAL LAND USE: INTRODUCTORY REMARKS Residential uses take many forms, varying from single family houses and row or townhouses to apartment houses. The major environmental differences relate to how the units are arranged as well as to how many units there are on a given parcel of land. Residential Lot Areas: Terminology IILot Areall is the relationship between the lot area in square feet and one dwelling unit. As the lot area per dwelling unit decreases, the number of dwelling units in any given area will increase. The following residential proposals indicate the range of lot area per dwelling unit from the relatively small lots of the Coastal Area to the larger lots of College Park East and West. LOW DENSITY RESIDENTIAL PROPOSALS (Minimum lot area of 5,000 square feet per dwelling unit) This density classification allows for the typical subdivision patterns found throughout Southern California. Existing Low Density Marina Hill, College Park West, and College Park East are all very stable good quality low density residential neighborhoods. Due to the stability and excellent quality of these residential neighborhoods, it is not expected that there will be any significant change in these areas during the life span of the Land Use Element. Propose~ Low Densitv Residential ~o additional low de~sity_res~denti~l use is proposed for the City. MEDIUM DENSITY RESIDENTIAL PROPOSALS (Minimum lot area of 2500 square feet per dwelling unit) (Minimum lot area of 2500 square feet per dwelling unit in District 1 south of Pacific Coast Highway) The medium density classification allows for a number of housing types: single family housing in clusters, townhouses (i.e., a group of dwellings with common walls), two family housing arrangements on single lots, and other similar forms of multiple family housing. e . Page 2 Exi~!j~.Medium Density ~~sidential There are five existing medium density areas in the City: Leisure World, Suburbia, and the residential neighborhood located between the Coast Highway, the Pacific Electric Right-of-Way, Seal Beach Boulevard, and Twelfth Street. The medium density residential neighborhood in the Coastal Area is less stable, experiencing at the present time a transition from fairly low densities to higher residential densities. This transition is due mainly to the combination of rising land costs, older structures, and a tremendously inviting beach environment. The fourth area is the 7.85 acre parcel located on Lampson Avenue in College Park East. A minimum lot area of 2500 square feet per dwelling unit was required for this parcel. The fifth medium density residential area is approximately 3 acres of land previously utilized as the City Yard. Upon relocation of the City Yard to a more centralized location, this site was redeveloped with residential units that are compatible with those found in Bridgeport. Proposed ~ediu~ Den~ity Resid~ntial At present, there are three areas of proposed new medium density residential development and private rehabilitation within an established medium density neighborhood in the Coastal Area bounded by the Pacific Coast Highway, Seal Beach Boulevard, the Pacific Electric Right-of-Way, and Twelfth Street. This area is proposed to remain as medium density with a minimum lot area of 2500 square feet per dwelling unit. This lot area will facilitate the consolidation of lots so that a combination of one and a half lots will allow a duplex or two-unit structure. A small portion of this residential neighborhood is designated as high density (standards discussed in the following section), the frontage lots along Electric Avenue and Twelfth Street. The second medium density residential area is the Department of Water and Power parcel in the Coastal District. This parcel due to its unique location has generated intense interest within the community and due to the unique location, it is felt that further study is required to determine the exact portions of uses for this parcel. The recommended uses include medium density residential, commercial, and parkland. Since this parcel is critically located both for private development and for public use, a planned unit concept with strict design standards should be applied by the City to assure a high quality development. e e Page 3 The third medium density residential area consists of approximately ~ acres located west of Seal Beach Boulevard between Gum Grove Park and the Police Station/City Corporation Yard facility. This site is proposed to be developed through the Specific Plan Concept and yield ~13 sing~~ family homes at approximately ~ dwelling units per acre with an anticipated population of approximately 396. HIGH DENSITY RESIDENTIAL PROPOSALS (Minimum lot area of 1350 square feet per dwelling unit) (Minimum lot area of 2178 square feet per dwelling unit in District 1 south of Pacific Coast Highway and Marina Drive) (Minimum lot area of 960 square feet per dwelling unit in District VI, consisting of the Rossmoor Business Center) This density classification allows for the highest density considered appropriate for Seal Beach. The intensity of developments at this density requires detailed consideration of traffic circulation, relationships of larger buildings to each other and to open spaces, and the provision of usable outdoor living areas for residents. , It has been determined that the concept of high rise development and the densities associated with such structures is not in accord with the goals of the community. This residential classification will allow for the development of a one unit on the average lot in the Coastal Area. Existing High Density Residential High density residential exists in three locations in the City: the area directly adjacent to the Rossmoor Center, Surfside, and the Coastal Area. The residential developments located behind the Rossmoor Center are fairly new and very stable and should remain so for some time. The Surfside residential neighborhood is presently undergoing a constant rebuilding of old structures to update them, and in some cases, to entirely replace them. The only remaining high density area is the Coastal Area where there is a constant rebuilding going on. This rebuilding can be attributed to three main reasons: rising cost of land, the deterioration of older structures, and the extremely inviting beach living environment. . e e , . Page 4 Proposed ~~gh Densi-1Y-Residentia1 The Coastal Area is where the greatest residential change is taking place. As previously discussed, this area is subject to a continuing transition from the older single and multi-family residential units to new high density units. It is anticipated that some of the existing single family units and most vacant lots will be recycled into custom single family residences and a few apartments in the time frame of this plan. A slight population growth 1s anticipated in this area. Outside of the Coastal Area, one additional area is proposed for high density residential. A 24 acre site located northeas~ of the State Lands Parcel and between the First Street Extension a~d Marina .H;l~ is proP9sed.~or 660 cond~minium.units. This project will generate approximately ~,18~ persons and will be developed through the Specific Plan process. INDUSTRIAL LAND USE OIL EXTRACTION Exi~ting Qi1 Extraction Use Oil extraction use has been shown on the Hellman properties is expected to continue for at least the time span of this Land Use Element. As part of the Hellman Specific Plan process, the oil production areas will be consolidated into approximately 25 acres in various controlled drill sites to facilitate implementation of the ~mended He11ma~_~anch Specific Plan QUASI - PUBLIC USES The quasi - public designation on the Land Use Element map provides land areas for those uses that are privately owned, but serve a public need. Existing Quas;-public Uses The only quasi-public use designated on the Land Use Element map is the private Old Ranch Country Club. It is recognized that this golf course, while being private, does provide a valuable open space and recreation resource for the community. Proposed Quasi-Public Uses An are~ measuring_approxima~ely 105 ~cre~loc~~~~. north of.Mari~a Hill and extending from First Street to Seal ~each Boulevard is . " ~ . e .. . . Page 5 prop~~ed for .de~~~opm~~t as an 18 hole public gQlf ~ourse. This project.. will incorporate G~m Grove Park, ~~ich will remain ~c~~ssi~le t9 t~e p~blic. .Developm~~t will ~ccur throuah the Specifi~ Plan process. PUBLIC LAND USE Public uses involve a wide range of places, buildings, activities and services rendered by public agencies in behalf of the general public. Administrative, educational, cultural, recreational and protective activities are the usual public uses included in this land use category. The primary public land uses designated on the Land Use Map for Seal Beach are Parks and Open Space, Schools, Civic Center, City Yard, and the Pacific Electric Right-of -Way. PARKS AND OPEN SPACE ~xi~ting ~arks and Open. ~pace The City has developed Heather Park in College Park East to help alleviate the park deficiency in that neighborhood. Through conscientious design methods, the City created very desirable and usable park spaces at the present park sites for the College Park neighborhoods. Another proposal for parks and open space is to convert the present County Flood Control Basin for park purposes. The County of Orange has agreed to allow joint use of this facility as long as the City can afford to run the program. Development of the Flood Control Basin will take place as part of the Amended Hellman Ranch Specific Plan process. Adjacent to and south of the Flood Control basin is a proposed 17.1 acre community park to be developed as part of the amended Hellman Ran9h Speci~ic P~a~ process.