HomeMy WebLinkAboutPC Res 97-29 - 1997-09-03
RESOLUTION NO. 97-29
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF SEAL
BEACH RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF HELLMAN RANCH
SPECIFIC PLAN AMENDMENT 97-1
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH
DOES HEREBY RESOLVE:
Section 1. In October, 1996, HeIlman Properties LLC ("Applicant"),
completed and submitted a revised Specific Plan for the HeIlman Ranch property and
adjoining properties, appropriate General Plan Amendments, and Vesting Tentative Tract
Map No. 15381 and 15402 (coIlectively "application") with the City of Seal Beach. The
Applicant seeks amendments to the HeIlman Specific Plan to allow the implementation of
the HeIlman Ranch Specific Plan, dated October 1996, on the land described in "Exhibit
A" to Resolution 97-22, incorporated by reference.
Section 2. Pursuant to 14 Calif. Code of Regs. ~ 15025(a) and ~~ II.C
and ill of the City's Loca1 CEQA Guidelines, staff prepared an Initial Study and a Draft
Environmental Impact Report, which was circulated for public review and comment from
April 8, 1997 to May 27, 1997, in compliance with the provisions of the California
Environmental Quality Act and the City's Loca1 CEQA Guidelines. A Revised DEIR was
circulated for public review and comments from June 9, 1997 to July 23, 1997. Upon
completion of the public review period, a Final Environmental Impact Report was
reviewed by the Planning Commission at a public hearing held on September 3, 1997.
Section 3. A duly noticed public hearing was held before the Planning
Commission on September 3, 1997 to consider the applications. At the public hearing,
Applicant's consultants and representatives, including Applicant's legal counsel, and
several other persons spoke in favor of and in opposition to the request.
Section 4.
The record of the hearings indicates the following:
(a) The proposed HRSP was prepared by the project proponent and
submitted to the City for staff review. The project proponent's draft Specific Plan is on
file in the City Clerk's office, and is incorporated herein by this reference.
(b) Applicant seeks to establish the foIlowing uses as part of the
Hellman Ranch Specific Plan:
c 70 detached single-family residences on 14.7 acres;
c a 107.5 acre, 18-hole public golf course:
c 23.1 acres of restored saltwater wetlands
c 9.7 acres of freshwater wetlands
c 20,000 square feet of visitor-serving commercial uses, including an interpretative
center and public facility (Krenwinkel House), on 1.8 acres;
c Dedication of Gum Grove Nature Park to the City of Seal Beach, 10.2 acres;
c Mineral Production/Future Development on 28.2 acres;
c Maintain the Los Alarnitos Retarding Basin, 34.7 acres
(c) The subject specific plan area is comprised of five (5) parcels,
comprising a total of approximately 231.3 acres. Presented below is a summary of
C.\My Documenla\RESOIHellman SpecIfic Plan 97-I.PCR docILW\09-11-97
HeUman Ranch Specific Pima Amendment 97-1
Planning CommISSIOII R..otulion 97-29
September 3, 1997
current General Plan and Specific Plan land use designations for the proposed Hellman
Ranch Specific Plan area:
HELLMAN RANCH PROPERTY
CURRENT GENERAL AND SPECIFC PLAN LAND
USE DESIGNATIONS
Current General Plan LaM Uses
Current Soecific Plan Land Uses
Low Density Residential - 75 acres,
329 single family homes
Low Density Residential - 18 acres,
113 single family homes
Multiple Family Residential - 24 acres,
660 multiple family units
Industrial (Oil Extraction)- 36.4 acres
Public Land Uses
Community Park - 26 acres
Flood Control Basin - 38 acres
Wetlands - 41.4 acres
Oil Production - 25 acres
Public Land Uses
Community Park - 17.7 acres
Flood Control Basin - 35.3 acres
Golf Course - 105 acres
(d) The surrounding land uses and zoning are as follows:
NORTH: In the City of Long Beach, the Island Village
subdivision, zoned Planned Development, Westminster Boulevard and the Leisure World
gated community in the City of Seal Beach, zoned Residential High Density-Planned
Development (RHD-PD).
NORTHWEST: Los Angeles/Orange County line.
NORTHEAST: City Police Station, Public Works Yard and other
City facilities in the Public Land Use zone (FLU); Boeing Aviation and Space Division in
the Light Manufacturing (M-I) zone.
SOUTH: Single family dwellings located in the Residential Low
Density (RLD) zone.
WEST: Pacific Coast Highway, the Haynes Cooling Channel and
the San Gabriel River.
EAST: Seal Beach Boulevard and the Seal Beach Naval Weapons
Station, in the Public Land Use (FLU) zone.
Section 5. Based upon substantial evidence in the record of the
Planning Commission hearings regarding the application, including the facts stated in ~ 4
of this resolution, and in the environmental documentation prepared in conjunction with
this project, and pursuant to ~~ 28-2600 and 28-2602 of the City's ~, the Planning
Commission hereby finds that Hellman Ranch Specific Plan Amendment 97-1 will be
beneficial to the short term and long term land use goals of the City of Seal Beach. The
Planning Commission further finds that approval of the subject applications will promote
the public health, safety and welfare. Therefore, the Planning Commission finds that the
requested amendments to the Hellman Ranch Specific Plan will be in the public interest,
and makes the following findings of fact:
(a) The proposed Specific Plan Amendment will provide a less
intensive use than is presently allowed under current Specific Plan regulations.
(b) This proposal will result in completion of a city process that was
initiated in 1990, based upon denial of a previous development proposal by the City.
Hcllman Spoeific Plan 97-1 PeR doe
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HellnuJn Ranch Specific Plan Amendmelll 97-1
Planning Comnllsswn Reso/unon 97-29
September 3, 1997
That denial set forth specific findings enumerating the reasons for denial. Evidence
presented during the public hearing indicates that the project applicant has reevaluated
the proper balance of development and public benefit for the Hellman Ranch property,
and the proposed Hellman Ranch Specific Plan addresses those concerns of the City in
a manner which provides for appropriate development on the subject properties.
(c) The City has identified a number of objectives which are considered
to be essential in achieving sustainable development on the Hellman Ranch property.
Those goals are: wetland restoration; preservation of Gum Grove Nature Park and
dedication to the City; preservation of cultural resources, to the extent feasible;
preservation of open space, to the extent feasible; minimal traffic and air quality impacts;
and, development of commercial and recreation facilities
(d) The proposed Hellman Ranch Specific Plan will allow for the
attainment of the above stated objectives of the City.
(e) The proposed Hellman Ranch Specific Plan will allow for a
reasonable number of additional residences on the subject property, recognizing the
various site constraints discussed in the ElR and the Hellman Ranch Specific Plan, with
the provision of open space and recreation uses to address the identified objectives of the
City.
(f) The proposed Hellman Ranch Specific Plan, and the necessary
General Plan Amendments will not be detrimental to the short term or long term goals or
objectives of the City of Seal Beach and are in the interest of the public health, safety and
welfare.
Section 6. Based on the foregoing, the Planning Commission hereby
recommends that the City Council approve Hellman Ranch Specific Plan Amendment 97-
I, rescinding the "Hellman Specific Plan", adopted by City Council Ordinance 1258 on
December 7, 1987, and adopt the full text and exhibits of that document entitled "Hellman
Ranch Specific Plan - Seal Beach, California", dated October 1996, a copy of which is on
file in the office of the City Clerk of the City of Seal Beach, revised as set forth below:
1. Section 7.3.5.4., Building Height, be revised to read as follows:
"4. Buildinl! Height: 16 feet, one story."
2. Section 7.4.3.6., Building Height, be revised to read as follows:
"Building Height: The maximum building height shall be
36 25 feet and shall not exceed Utfee two stories. "
3. Section 7.4.3.7., Front Yard Setback, be revised to read as follows:
"Front Yard Setback: Minimum front setback for dwelling
shall be 18 feet. One story building elements may encroach
into front setback 8 feet. Front on garages shall have a
minimum setback of 18 feet frem gtU'lIge lieer Ie bllek ef
sicle'Jlttlk. Side entry garages sha1l have a setback of 10
feet. All setback distances shall be measured from the
property line. .
4. Section 7.4.3.8., Side Yard Setback:, be revised by revising the second sentence to
read as follows:
"Minimum side yard setback shall be zero feet for garages
located III within the rear ftftIf third of the lot, without
HelJmao Spee.fic Plan 97-1 PCR.doo
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HellmDn Ranch Specific Plan AmelJlJnunl 97-1
Plannmg CommISSIOn Resolutwn 97-29
September 3, 1997
windows, doors, or openings along the interior side lot
line. "
5. Section 7.4.3.10., Rear Yard Setbacks:, be revised by revising the second sentence
to read as foIlows:
"Minimum rear setback shall be zero feet for garages
located within the rear third of the lot, without windows,
doors, or openings at interior lot lines. "
6. Section 7.4.3.8., Side Yard Setback:, and Section 7.4.3.10., Rear Yard Setbacks:,
be revised by adding the foIlowing concluding sentence:
"All garages located closer than 5 feet to a side or rear
property line shall be separated from the residential living
unit by a 3 foot separation. No exterior openings are
permitted in walls located within 3 feet of the side or rear
property lines. "
7. Section 7.4.3.11., Coverage:, be revised to read as foIlows:
"Coverage: Maximum blot area coverage by buildings or
structures shall not exceed 69 45 percent of the total lot
area. Open patio covers are permitted which do not exceed
5 pereent of the total lot area. "
PASSED, APPROVED AND ADOPTED by the Planning Commission of the City
of Seal Beach at a meeting thereof held on the 301 day of SeDtember , 1997
by the foIlowing vote:
AYES: Commissioners
Brown, Hood, Larson, Law, and Yost
NOES. Commissioners
ABSENT: Commissioners
Ju.
Brian rown, M.D.
Chainnan, Planning Commission
.
~~
Whittenberg, Secretary
Planning Commission
Hellman Speeifi. Plan 97-I.PCR cIoc
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