HomeMy WebLinkAboutPC Res 1515 - 1988-09-21
- ! "~,'lo
. -
, '.
.
.
RjSOLUTION NO. 1515
A RESOLUTION OF THE P~NNING COMMISSION OF THE CITY OF
SEAL BEACH, RECOMMEND~G AN AMENDMENT ~O THE HELLMAN
SPECIFIC PLAN TO THE ~ITY COUNCIL
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
RESOLVE:
WHEREAS, a request was filed by Mola Development corporation to
amend the existing Hellman specific Plan prepared and
adopted in December of 1987; and
WHEREAS,
WHEREAS,
. ,
WHEREAS,
WHEREAS,
the city council adopted Ordinance
covers the establishment, policies,
processing of the Specific Plan; and
No. 1258 which
regulations, and
responsible agencies that govern the enchancement,
restoration, or maintenance of wetlands have determined
that a wetlands of approximately twenty (20) acres
should be a part of this specific Plan area; and
.- ,
an amendmen~ of the Specific Plan is needed to locate
this wetlands resource and provide a description a~~;
the planning Co~mission makes the following findings:
1. The proposed wetlands was described in'the program
EIR, and a mitigation measure required the project
proponent to consult with agencies responsible for
wetlands restoration. Those agencies have
recommended that on-site wetlands restoration be
carried out on the proposed site.
2. The establishment and maintenance of these
wetlands will not be injurious or detrimental to
the surrounding neighborhood in the community.
3. The proposed wetlands is consistent with the
city's General Plan.
4. The changes to the specific plan brought about by
the addition of the wetlands do not conflict with
the established policies or regulations of the
specific plan or the goals, objectives, or
policies of the General Plan.
5. Pursuant to Section 15168 of the CEQA Guidelines,
a program EIR (87-1) has been prepared and
certified by the city of Seal Beach, and this
amendment is wi thin the scope of the certified
program EIR, which adequately describes the
general environmental setting of the project, it
significant environmental impacts, and the
al ternati ves and mitigation measures related to
each significant environmental effect, and that no
additional environmental documentation is needed.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of
the City of Seal Beach does hereby recommended approval of the
amended Hellman Specific Plan for the Hellman Ranch area, as
shown in Exhibit "A" attached, subject to the changes enclosed as
Attachment "A".
. '
~ ~ '\0
. ,
.., ", ~ ,
"
.
.
Page 2 of 2 - Resolution 1515
PASSED I APPROVED AND ADOPTED by the Planning .aommission of the
city ~f~ Beach at a meeting held on the ~l day of
~ ~ I 1988 by the following vote: .: '.
AYES: Commissioners ~f' ~IJ~I ~'W"J ~t.-
NOES:
CQmlUissioners
A~$.iAf!f:
~~$~ry,:
Co~",~.siorters
T ; I'
CP:fflJ)'issioners
Plarnin~ Comm~ssion
't4
z&wti vtlQ. ~
EdWard Knight' .. .~
Secretary to the Plan~ing Commission
."
e
e
AMENDMENTS TO SPECIFIC PLAN
Attachment A
1. Table 11-1 is amended per attached, with a reduction shown in
condominium units to a total of 600
2. Exhibit 11.1, 11.2,11.3,11.9,11.10,11.11,11.12,11.13,
11.14 are hereby amended as per attached. Exhibit 11.1 shall
show a total of 600 condominium units, with a removal of
condominium structure in southwest corner of planning area
number 1.
3. Revise II.2d Golf Course Improvement to read:
The Hellman specific Plan Golf Course
is approximately 75 acres consisting of
an 18-hole, par 60 executive course, with a
total playing area of 3,347 yards. The playing
area is accented by trees, rolling landscaped
berms and water hazards. The golf course
surrounds two residential communities.
The front nine holes are located near
Planning Area 2, the back nine holes are
near Planning Area 1. The Hellman Golf .
Course was designed by Theodore C. Robinson.
4. New section II.2f Wetlands Area
The development project area will include a restored tidal
influenced wetlands located generally in the southwest corner of
the site, with an approximate size of twenty (20) acres. The
size of the wetlands is based on a wetlands assessment and
restoration recommendation by the Department of Fish and Game in
1980, and the updated wetlands work will indicate that this is a
reasonable target size for the restored area.
The project proponent will be responsible for preparing a
wetlands restoration plan and submitting this plan to the
responsible agencies, such as the Department of Fish and Game,
the California Coastal commission, and the U. S. Army Corps of
Engineers. This section provides a general background to this
plan; the final design will depend on a number of factors to be
determined, such as hydrology, and is subject to review and
approval by responsible agencies.
Hydrological factors play an important role in the final design
of the wetlands. Factors such as the volume of tidal flow which
can be supplied to the site and tidal fluctuations that will
occur. The wetlands area will be hydraulically connected to the
San Gabriel River via the existing siphon which passes beneath
the intervening cooling water channel and empties into the river
through a tidal gate. This connection will result in tidal and
muted tidal fluctuations at the restored wetlands.
-" ,
e
-
Page 2 - Mola Development- Amendment to specific Plan - Exhibit A
Habi tats of a tidal wetland can be described in terms of the
tidal zones, i.e., the frequency of inundation of various
portions by the tidal waters. For the Hellman property wetlands
we envision three basic zones or areas.
The lowermost zone will be the subtidal area. This area will be
at an elevation such that it will always be under water, i.e.,
below the extreme low tide. On the Hellman property this zone
will most likely take the form of relatively narrow channels
which radiate into the various portions of the marsh. This
subtidal zone may support beds of Eel Grass and serves as a
breeding area for some types of fish. It provides a potential
foraging ground for birds which feed on these fish, including the
endangered California Least Tern and diving ducks.
The middle tidal zone is that which ranges from the extreme low
tide to the lower of the two daily high tides. In other words,
this zone is inundated for a large portion of every day, and is
exposed during the low tides. This zone is usually characterized
by mud flats, since it is subjected to extremes of water and
temperature, to which most plants cannot adapt. In the restored
Hellman wetlands, we envision this zone as a relatively narrow
band of mudflat which borders the subtidal channels. This area
supports invertebrates, which bury themselves in the mud, and
provides a foraging ground for many wading birds such as Herons,
Egrets, and Sandpipers.
The uppermost tidal zone ~s the actual salt marsh, which ranges
from the lower high tide range to the extreme high tide. This
zone supports a variety of salt tolerant plants, ranging from
Cord Grass at the lower elevations (if a sufficient tidal prism
exists) to Salt Grass in the higher areas, but is perhaps best
characterized by the familiar Pickleweed. This area will
constitute the largest single component of the restored Hellman
wetlands. The salt marsh provides habitat to a large variety of
birds, including many of the long legged wading birds as well as
perching birds such as the endangered Belding's Savannah sparrow.
5. section III.6b Permitted Uses
7 . Wetlands
6. section III.3
If the proposed wetlands shown in the Land Use Development Plan,
for whatever reason, is found to be infeasible or abandoned to
its primary use, it shall be converted to the allowable golf
course use. Further, the oil extraction areas along Seal Beach
Boulevard and the northeast corner of the single family homes
shall also convert to a golf course use upon abandonment.
".
e
e
Page 3 - Mola Development -Amendment to specific Plan - Exhibit A
\'
7. Page 1-3
(113 single family and 600 multiple family).
8. Page 11-12
The project proponent shall work with the City to develop a final
plan defining the configuration features and jurisdictional
responsibility of Gum Grove Park. The size of the Park area
devoted to the grove and passive uses will be a minimum of 6.8
acres.
EMK:jf/h.13
ih
i
I
..
I
~
i I i
I ! il
!l
~
e
It
:i
a:
C
~ i
C III U U
III t: ii: ::J
a: '" a CD
C w::2
~ ~ ll; ~
~ a CJ ~
U a: ~ ...
~ : c ~
w .... ::IE I
i ll; i ,Il! ~
~rnillEt TIll
w
en
a:
::J
('1)8
~
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
:f
l'lI
.6
i
~
.=
!)
,...
,
NOfIJOO;
';..oca_
w....w
~a~i~i
I}II P III ~
Ii 818' i
libfiJI~
hi
..Ill......
Ii
11..
..
A'lfMHe>IH .LS'lfOO OI:ltO'\fcl
:1
~J
c:
,gJ
a..
C2S
.!@
a.~
,gl!!!Jl
-
'U@
~c:::!I
cn~
.cl!!!Jl c
g (?!k) ~
ca ...
a:~ +
c~ :i
ca~._
~~ ~
:!@ \U:
-
c:
~
a.
.Q
(I)
6)
c
CD
CI)
::l
'C
c:
!I
. 'I. .
e
e
SECTION II
LAND USE DEVELOPMENT PLAN
11.1 LAND USE DISTRIBUTION AND LOCATION
The development plan for Hellman Specific Plan divides the project site into eight
planning areas. Each planning area is associated with its own specific land uses.
Primary land uses within the Hellman Specific Plan include single-family residential,
multiple-family residential, golf course, community park, flood control basin and oil
production. Table 11-1 indicates acreage of the various land uses, and permitted
number of dwelling units for each of the eight planning areas. Section III of the
specific plan sets the precise development standards for planning areas I through 3,
and general development standards for planning areas 5 through 8.
The general location of all principal land uses is shown on Exhibit 11.1, land Use
Development Plan and depicted in schematic form in Exhibit 11.2, the Illustrative Site
Plan. I All construction within the specific plan area shall conform to Exhibit 11.1 and
to the development standards established in Section III herein.
TABLE II-I
AMENDED t-ELLMAN SPECIFIC PLAN USES
Planning Area Land Use Acres Allowable Units
I Multiple-Family Residential 26.2 -6'6tr ~Oo
2 Single-Family Residential 19.0 113
3 Golf Course 75.3 0
4 Wetlands 20.0 0
5 Community Park 17.7 0
6 Flood Control 35.3 0
7 Oil Production/Future 1.9 NA (Determined in
Development Future Amendment)
8 Oil Production/Future 20.6 NA (Determined in
Development Future Amendment)
First Street 9.0
Total Project 225.0 ~ 11~
Source: Mclarand, Vasquez & Partners, 1988.
I The connector road between First Street and Regency Avenue is not shown on Exhibit
11.2 pending precise alignment, but is incorporated into the Land Use Plan.
II-I
JBX/270SP05A I
-'.
Iii
i
;
..
I
~
i i i
I ! ;1
~
~
e
e
c
W
II:
C
Z Q
~ ~
cwo 0
W ... ii: :r
II:u;lJal
c w"
zt) ....
c wen....
~ a " ~
CJa:!:~
u:..z..
lJ eel!
w ... :I Ji
51 lls i ~ IS
mIIJillLJ TIll
w
en
a:
::)
('1')8
g
I
I
:E
~
2
iil~
~
~
~C!&I!C!qtD
..UlO.1!!II
ClI........ :E
~a'a~5
II~ P IP I
d 151 81 i
11111
.......
il
IL.
..
..
A'dMHe>IH lS'dOO OI:llO'dd
~J
c
jg
a..
C25
.!@
a.~
.gl!!!!l
-
(i@ID
~d
CI)~
.cl!!!!l
U({@
C
tal!!!:,
D:@
C
ta~
SI?
-=
:!@
-
C
~
0-
.Q
CD
a;
C
CD
U)
:J
'C
C
~
..
III
i
i
.... .
I
\
\
'.
e
e
~ ~
w .
w =
II. ...
g ii
10 i
)(
III
:.
o
1ft
N
ffi1
),
./
/
I
~
C2
.!@
Q.~
()
.- [!!b!]
....
.u@
~ '~d
0: (/) ~
CD .c [!!b!]
~ gC?@
CD a:ca [!!b
> ~
.-. c Q;
+-- '
~ ~~
1;) .- [?
:]' -~
_: CD,,~
=: ::c~
..e e i ...
id
~
.. i
III
0
~J
--
j'
I
I
.-
/
/
--
I
I
l -,
\ ,
\ ,
,
.,
, ,
,
"
,
, " '
'\
> > \
c.i c.i \
0 0 \
0 0 \
0 0
.; ~
1Il ..
.. ..
I- :I \
:;) \
0 ii:
~ ~ "', C25
II: II: , .!@
"
\ a.~
.2 [lI!!)
II: -
0 .u @ID
~ ldJ
Q
w cn~
i
2 .c[ll!!)
it
; ! 0 O@J)
! c C
~ as asl!!b
:I l- i 0: a:@
:;)
ii: 0 C
Cl CD
z ClIl1J c ftI~
1&1
51 ~. ..::: . =a II?
.. . "" .... as 'ii=
..
CJ :c@
:~. ~ ~ ~
: : I I,
:1 I- \I
: : I
[ I
.
. ~
: -- ,\
jl .:;; ::.
. ~ ;.~;
il d:~ ~1: K) ;
,
... ,..:'
;! '~.:i :. .:!.:i ~ : .
-!I"':-l: '"'I'''
. ...'~ . ~'i:' f'
. "
, .
:~. . ~ :~
\
~! li~~ ;;:;~ ~;! ~j1~~! .; j
~
11 ; ;~;~;f~:l ! ~j: :li!~kjiij I j:~
!
!
i
I
i
i
i
i
i
~
-i
~ ~ e
i '<Ill"
:'\:.~ ~..!
e
j
~
~11
~
~.
.~
~~
~~
~~
L
~.
. ~ ' ~
.
~::
~5~
.l: ~:!!
~u
:':'~
+~-::
! -
,1,
. ..
I :;: fH);~~:~ ! <. .'; !:: 1 )!Il! l ilj;~j~ill ill!
[2[] .
IseJJ
'-
;25
c:a:CSJl
Cd ~
_ CJ
a.:;:&!!1
Q) "u @'Q)
fij-Q)d
(.) a.
UJ(I)~
"O.cl!!!!!
c: CJf)~
~ C ~(J
as
(ija:l!!b
.a c@
g.ClS~
g~l?
o Q)=
oxCSJl
.,
I
I
L
/
) /'-. ...,--; '.
I,. ){:."<~ ~
I:' . '. ... ~(t
,'.' ( -', \ t.,. ~
') \ \ '- '.
~.' r :/.' ......:.....,......
Itt \ ': '. fv~l
I" \ , J' 'e - ("" 1Ili:...
I:j;/ .:!~.':'.!.....; .':... ..'
/ '. h _.... . .
/ -' ... -Ii ~.~; l
.' J- 'l I ,:.:. . ~~::~~.
A .~. -.
J t .'.", ::'.!." ~.~
r ,'.. . .i:..~;..~. ~. ~....'i
. . .' '. ) (' - .:-~~~... i'
r.......~~ t . '~~:\ !
~.._ . ..... "1/:... . .
....~.~.. ...;. .... \~~:;~..
.~. \ '. .......
J ':.> ..' ...~:~ ./
~.... ," ~.:..~
~. . "....., t~..
',\. l \\ . .~.:j;...
~, \ ",
/' I: :-~j t.'J.
/ jii ;:.."" -~( '. .f'.:::;
: ."\ "', -
, : t,~ -::. c"'. ......... ....._
, : ',' , -=-" .' ~ '" -./
,: ,-~. "<'~ ,/
~I ~\:[i; :
:/ ) .i..~!
.: \
/~.. . .I" ~ '
~.." ~o\'"'' .
~;~ ."'\ ~.\... .J
.f,~ .
/ .'
:..~' \'
/.;.... . \'. .
.1 ",. I.'
~! "
J{
..
.
/
i I
, . l,
, ,
, ,
-\
, .
C25
.. \ .!!!@
a.~
,2[!!!!]
-
~ c:;@
CD
c::. a.d
I ~ rn~
,
i .c[!!!!]
en g@
--- .SR
:t::! as I!!b
= a:@
CJ 0
If C
~ m~
-C=
1ii 'i =
'3: :c @
,
. ., I
I': \ I
, 'j (I
I /
)./ "
).,
, \
,
.. ' ,
<..
/
~.,., /
II . I .'
. ;Yl, i L
,
'.
,
,
/'
<
)
I
,
.
.
.
, .
. "
~:
:~r
i. \
\
\,
\
\
""
"
,
"\
,
,
\
,
\ ./
./
ml
'-~ '
:-..~ -' ~\.>
'I r~/
. . /
( :'('
'.\
...
...
..
Iii
i
o
. .. ~
I
I
I
.1_
"
"
i
III
>-
l-
i
II:
C!I
ugz" -
H=! ~.... ~ -
a ~ ti .~ ". ....,.+1&0... Iii
... au II /?:".~.. .... r~ Jt- ti
'" ~ / ) ..' ~ ...........~
, .' " '-... ... .., Ii
, I I ,-' '. _ '-.:.. ... e ::I
, , I \. - .. '\ ' ~" ...... ~~6'h... l!i ~Q,
\/.......... ,"~ >
..<....., ~ t-
", "'" ......:' ...... D III
'. """ :t,'" ::I;
"-. .', ........./} ........~ " i
.... .............. "IL
..... I # ...... ""
.. . ~'1/0.,. "
,,/~ .. ~
, ,
, ,
/
,. /
/
r--'
i
-.......,.
/
,/1
"
,
\
\
\
\
\
\
'r' ( I
"
\ ':-:-_".. '._,
'..... ",...'..
\
\
""
\
\
\ "
..' '
\ \"
f (
/
I /
, J /
/
\ ' r
" ~ . .. I
" 11",' '1
\, ' " I
;
I
-, I
":;-...
. \...#. .-
'. I
f ;'.-'
,i' " , I
I, : l
I .' ., / ,
\,
'\ ...
,
,.'
(
\. "
"
, '
'I . ~ I t
" ,
I r
.,;
/"
/
/> '
(. ,~
/' " . ( :',
,.. \':f
, I
, I
I
(
~ /1
I
/ .', n '"') l
\. ,\ 1
\' I
. \ I \
, ,
: ,
'.. I ,
',", :. "--..
" ,
, ,
, .
, .. ~;
;,' ~..
,
('
\
\
\
\
)
- " ", ,
...; ~ y-~ -" ' . .t".
/t r'" '-
\ . ,,' ..
"
..'
,
/
"
, . '
. , ,
\\"- :
I
, /
/
.--'
. '
\ /"
,,/ ',.'
/ '\'.
..... '.',
, .
, .
,
,-'
I
I
,
\
\-
Iii
III N
... :;;
g~
. I
o
o
'"
ml
C8
.!!@
a.~
u
:;:::lYYJ
'u@i)
&d
U)~
cn.cl!!!!!
~ g(?@
o ~ l!!b
If C@
... as ~
Q) E (}=
;: =c::::I
Q) 1>>1.'1\\
UJ :c~
e
". ..
I
II
II
1/
---- --
J /:"
, .
/
,
/
. .: (1 (r-~ ~ .
I' \ t: '
! . ~v",-,<,,< . '_.
I' ~ ~"""" -
...' --------
'" .'
i
I
I'
(
f---\
\ '\
,
\ \
'\'..
...J . ~ "
\ ...
s(~'- /:::~---
,: - ~ i "/ ,J__
,"," ; /
'- r~. "
~I ( /
'I (:;P
"
,
~Ii
'ii
.1
~t
:c C25
it :c .!@
~ i I ~ D.~
II: of it .!:!l!n!l
u % i
:J E of -
ID i 'u @'9)
ii! iii of
I ~ I !i I ld
Ul Ii: i fa CI)~
Ie Ul l! .cl!n!l
! K II j 0: g<?@
a ... irnmrnllIJl\1 c ~I!!b
.2 c@
-
J! ca~
::J il?
u
.. 15=
<3 X@:
I
(" '( ,
- -f=' _.:.~5.) {
~ ". '!' 'i;
....... ,,' c,
, "('\ \ '- '
j \.'\ '''''-
. \:\ \)
/ I(~) ~~(~-
~ ' ~~~~ ,~
I : ,........~ ,,,) ,.---,,,"
/ ); '-.,.-0f~~''''''''''-'' //
. / 0 . :'.>i!ir~~~
.I )- ~"~ "-
I ' ",',; . -. - '
/ "'. ,1. u - -
,.~ ,~\. \..... ....:~{ ~~
/' / .... , I.;, .J . "-.' 'i) ,
~. ,,' 'r' -' " )
, _' '--,', ' , (,' _" I \
/' ,'~' ,/ - '...~ \' ./ ,'I \ ' '
/. ,'\",. " ....,. , ...'
... I :~.~.. ',I /" /" ~-
\ (' I)' ' "" 1 , 'J,;".l,(:\': ':': ',}
... .I'''..' . " " r . I'" ,",/ ..... :~) 1
" ,:~..! II I, ( ........ '. "'/... i"'.
\. I'" : It II .!"', .......... i
\: r i. : I!l ; , J
\\' \ ,,': I " i ,'1, ~{<~'~
, '. .-- 1 ,: ' ;i 'I: J (
\, ",', ' '.11
/,,' :'
\,,, .. '''..''
\:-.
'-, ..
.... .
--
I
I
\L _
- --."
\
'.
"
w w
~ lc
a: a:
! w !
i ~ i
!:i ! ~
~ ~ ~
!:i I
ii~ i_ ~
I a: ..
~ l!l ~ ffi
:: i .. >
alii (5 ts
ImOEi
~~ a
e
e
,
,
\
\
\\
'~"
I
. 'I \
I!. 'I "
, 1:1
Ll, ..'. t
--,\
',.. "~I l
i \
, '
',''] ,
,
,
r'" f.
. \
" . \ ,_ ,,~. t.,
'\, " '...... -iI, 1-
...," ,,"
',' .
, ! ;',<.
\ ' ,,::. ~..
, '
'\. l ..
\ \'.' I "
"I' /' '
" ~I"''''''' \."
,I \! ~ ~ ' ,
\. ' ,,:, "
\ ,\,
'\\,::,. ..
'. ",'
\~>" I
\,"
\ ' -^\
\.// " \ ..
,: ? '
. :." ~~ ..~
'....... 1
; \... ..'.
.. ".'
I
"
\
\
\
)
__I
r/
, I
' .
\', '
\(.J
o
m,
C8
.!!@
Q.~
.g~
-
en .U@
~ ~d
~CI)~
_ .c!!!!!l
"0 g fl!iJ
CIJ as
o a:l!!!:.
.- 6'
OJ c~
.Q as~
e E(?
"C ==
>- CD"",
:I: :c ~
'J. '
I
I
.1
\
"
II!
II:
i i i
::I :c G
m s ~
I illEJUJ
'. ( " .
" ,
I :
\. .:, .:-
\'" ,
\~'" , - '~, '
\\ ~ ... :' - ....,
\-, "-, ~I
\ . " \ ''''~ ~,
" ,+-:- r'
'-- ~[
"i,: ~
~,~. .., \
a.. .,
:: \ ;;'
" :. \ ' ,I ~ ,,,,"
'a . J I
"'~~! ", \,,~' ~:\,,'
, ,
, ,
,
--
,
'r
I'
/,
/
I
i
(-- -.....
I
/
.'
'.
,
,
.\.....,
\
\
\.
~
"
,
'I .\
" I'
!, 1\ I)
L' .: ,'." ;...
~-- . ,J ' " , 1\,.1 l
; ~ "', \ .. . I (
... ,........ I \
.":>~" ,,,,~""'" \ \..,
,'" ''', .... .. > , I "
I '-.
-
r," ",
:' ,>::--- .
','J "~
" . \. -~,.....,.
"
.
.
j.:
,'III
~ "
j : r
. .
: ..--
.- ..',,"iCE '
',-' 0: -,
. m:
,1' IIIIf'
f; .::
\ I ,(-:
I Ie:
., .. E .
/ ~>;-"- '/
/ j , "
, ,
....~
,'I.
/
,/ ~ ...
/ . .
.,
,
"
'M
o
III:
II!:
....
I .Ie
.'
'11
,"
. ,
.. : '.'
, , ,
, "
. '
... \, '...',
~e15 \"", I.'
IL III \,' .
1CIQ1> .......IIi!..
IIIZii! \,~..
III::::J..I ,;: ",
Ii! III ,Ar. "',',
olliE ~ll!.", ",,'
a: ~ ID '. / " .
ILiC ''','
. III /i / \'
. /.' z "
'i' ~ /. '/ 0 " '
N 25 ia/. '/ IL I; ..
'- ~'/ I;; -: '
~ \,
'.
e
C>
m,
-\
/ " \
.. cg
\ .!!@
\ D.~
.s![!!!,!]
-
CC:;@Q)
\ .m Q)d
a. Q.
/ tnCl)~
/ .m .c [!!!,!]
i :t::: u<?@
,- .U c
.f!l!!b
I GtC@
C)as~
as E
.i -!:=
.J -=
...CD@
eX