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Home My WebLink AboutPC Res 97-26 - 1997-09-03 RESOLUTION NO. 97-26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH RECOMMENDING TO THE CITY COUNCIL APPROVAL OF HOUSING ELEMENT AMENDMENT 97-2 THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: Section 1. In October, 1996, Hellman Properties LLC ("Applicant"), submitted an application to the City of Seal Beach for adoption of a revised Specific Plan for the Hellman Ranch property and adjoining properties and related General Plan Amendments, and approval of a Vesting Tentative Tract Map No. 15381 and 15402 (collectively "application"). To achieve consistency between zoning restrictions set forth in the revised Hellman Ranch Specific Plan and the General Plan, the Applicant seeks amendments to various elements of the General Plan, including the portions of the Housing Element set forth in Section 6 below. Section 2. Pursuant to 14 Calif. Code of Regs. ~ 15025(a) and ~~ Il.C and ill of the City's Local 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 Local 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. The Planning Commission has recommended, through the adoption of Planning Commission Resolution No. 97-22, that the City Council find the Hellman Ranch Specific Plan Final Environmental Impact Report (EIR) to be legally adequate. Said Resolution is hereby incorporated by reference. Section 3. A duly noticed public hearing was held before the Planning Commission on September 3, 1997 to consider the proposed Housing Element amendments Section 4. The record of the hearings indicates the following: (a) Applicant seeks to establish the following uses as part of the Hellman Ranch Specific Plan: lJ 70 detached single-family residences on 14.7 acres; lJ a 107.5 acre, 18-hole public golf course: lJ 23.1 acres of restored saltwater wetlands lJ 9.7 acres of freshwater wetlands lJ 20,000 square feet of visitor-serving commercial uses, including an interpretative center and public facility (Krenwinkel House), on 1.8 acres; lJ Dedication of Gum Grove Nature Park to the City of Seal Beach, 10.2 acres; lJ Mineral Production/Future Development on 28.2 acres; lJ Maintain the Los Alarnitos Retarding Basin, 34.7 acres (b) If the proposed Hellman Ranch Specific Plan is adopted, the Housing element, among other elements of the General Plan, wiII need to be amended so that the Hellman Ranch Specific Plan and the General Plan are consistent. In that C'\My Docume...\RESOlHou.... memonl Amendmenl97-2.PCR docILW\09-IQ..97 Housing Etemelll Amendmelll 97-2 Plall1ling COmnusSIOII ResolUlWn 97-26 September 3, 1997 the proposed Hellman Ranch Specific Plan provides zoning restrictions for the Specific Plan area, zoning would likewise be consistent with the General Plan. 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 Code, the Planning Commission hereby finds: (a) The proposed project will provide a less intensive use than is presently allowed under current General Plan and Specific Plan regulations. (b) Approval of these applications will result in completion of a city process that was initiated in 1990. At that time, the City was not able to make the necessary findings to approve a more intensive project due to, inter alia, concerns about building residential units in close proximity to the InglewoodlNewport earthquake fault. At that time, the City Council invited the developer and the property owner to submit a different application that would address the concerns raised by the Council and residents, including concerns raised after the Lorna Prieta Earthquake. The project applicant has reevaluated the proper balance of development and public benefit for the Hellman Ranch property, and the proposed project addresses those concerns of the City in a manner which provides for appropriate development on the subject properties. (c) A number of objectives are considered to be essential in achieving acceptable 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 project will allow for the attainment of the above stated objectives of the City. (e) The proposed project 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. Section 6. Based on the foregoing, the Planning Commission hereby recommends that the City Council approve Housing Element Amendment 97-2 as set forth below: 1. Table 16 - Seal Beach Acreal!e bv General Plan Land Use Desifmation is revised to read as follows: "TABLE 16 Seal Beach Acreal!e bv General Plan Land Use Desil!nations Designation Proposed./' Develooed Undevelooed Thl!ll. Residential Low Medium High 670.5 ~ 639.5 161.0 0.0 0.0 0.0 670.5739.8 639.5 161.0 Boo,"" EIolllOnI AmendmcnI97-2.I'CR d.. 2 HousIng Etem.nt Am.ndm.nt 97-2 PitJnning Commission Ruolulron 97-26 S.pl.mb.r 3, 19W Designation ProposedSt' Develqped Undevelooed Total Commercial Limited Commercial Professional Office Service General 2.3 0.0 2.3 0.0 55.8~ 149.6 0.0 0.0 18.0 0.0 55.8 S4:e 167.6 Industrial Light Oil Extraction 126.2 28.2*& 3&4 0.0 0.0 126.2 28.2*& 3&4 Ouasi-Public Golf Course 258.5 -lM-:Q 57.0 315.5 ~ Wetlands 32.8 4+:4 0.0 32.8 4+:4 ~ City Parks City Schools Flood Basin Beaches Police Station Fire Stations Civic Center City Yard P.E. RIW MilitaJY 72.2 7.0 79.2 13.4 0.0 13.4 34.7 3&-e 0.0 34.7 38:Q 52.0 0.0 52.0 1.5 0.0 1.5 1.0 0.0 1.0 0.6 0.0 0.6 3.0 0.0 3.0 8.2 0.0 8.2 5.000.0 Jl..!l.. 5.000.0 7311 7,281.4 82.0 7,393 7,363.4 TOTAL: . .~r{Jp86<<l jiglM es i.teItItIe 1M .'lellllttlll Rand. Ept!elfte .n1a1t JlrtI}..-1!f n!uah .'tar l1eMJlll8JitM8tlllutl mY lie etHMItl.! TN (8ee Se8lt8..5.2.1.2..1;J ... POrtions <U this acnage may JJ. appropriDR for rtsrtklUlal rrt/e"./opment when 011 producllOn use. temanate. Acconflngly, /he portion of /he H.Uman Randl prt..nt/y tkSlgMl.a for oil prodw:tion/j'ulurt tkve/opm<'nJ IuJs bet!n induJed In /he HOUSIng E/mrenJ as a potenIJal arta for rtsrtkntial use. (se. p. 62) 2. Table 17 - Vacant Site Analvsis is revised to read as foUows: "TABLE 17 Vacant Site Analvsis Name Acres General Plan! Zoning ~ 1. Hellman Ranch (M6Ia Prtljeet) (Hellman Ranch Specific Plan) 149 231.3 Specific Plan (RLD,329 7ODUson~ 14.7 acres, 11.1 32.8 acres of wetland) PftlJIese6 Specific Plan ".ppIieaIi8llfor Residential UsesElIhlftitted Approved- Hauling Element Amondmon197-2 I'CR doc 3 Housing Element Amendment 97-2 Planning CommISsIOn Resolul1On 97-26 September 3, 1997 3. The last paragraph of Table 17 - Vacant Site Analvsis is revised to read as follows: "Based upon their existing general plan designations and zoning, the vacant residential and non-residential sites listed in Table 17 have a capacity to permit the development of up to ~ 70 detached and 100 multi-family dwelling units. Of these two vacant sites, one, representing the potential for up to ~ 70 dwelling units, is already f)f6jl6flell approved through an application for a specific plan amendment, development agreement and a vesting tentative tract map. It should be noted that public facilities and services are available to all of these vacant sites. " 4. Paragraph 8 of Table 18 - Analvsis of Sites With Residential Redevelooment Potential is revised to read as follows: "TABLE 18 Analvsis of Sites with Residential Redevelooment Potential ~ Acres Existing Desil!:nation 8. Hellman Remainder 49 28.2.' Specific Plan (Oil Extnlction) * Ponions of this aCrtJage may be appropriate jiJr resuJellllal redevelopment w/u>n 011 production uses Iemunate, assunung thnJ the existing 011 produchon .ite is enviro_ntaUy acaptable jiJr residendal developme1ll. Accordzngly. tile portton of the Hellman Ranch presently designated jiJr 6iI mineral p1'OdJ<clton/jUlure developmentllos been Induded," the HOUSIng Element os a potellllal area jiJr resuJendal uses (see p. 62)" S. Table 19 - Land Use Desil!:nations is revised to read as follows: "TABLE 19 Land Use Desilmations Percent of Total City Minimum Actual/Net Total Potential Acreage Land Use Lot Area Allowable Net Acres No. of Minus Categot)' Per Unit Density Desie. DUs Military LOW DENSITY Marina Hill 5,000 8.0/8.0 121 969 College Park W. 5,000 8.0/8.0 38.5 3(17 College Park E. 5,000 8.0/8.0 206 1,649 HeIlmanlMela 5,000 4.4/8.0 *'814.7 ~7O Gold Coast ~ 8.0/8.0 8.4 67 Subtotal ~ 398.3 3,3213,001 -I9:e16.6% MED. DENSITY Bridgeport 2,500 13.6117.4 12.9 176 Old Town 2,500 17.4/17.4 84.5 1,470 CPE Condos 2,500 8.3/17.4 7.2 60 Leisure World UQQ 15.5/17.4 425.0 6.608 Subtotal 529.6 8,314 22.4% 8au,"" m.....,1 Amendmolll 97-2 PCR doc 4 HouslIIg Element Amelldment 97-2 Plaruung Commission Resolution 97-26 September 3, 1997 HIGH DENSITY Old Town 2,178 20.0/20.0 186 3,720 Riverbeach 1,350 20.5/32.3 10 205 Rossmoor Condo 960 26.5/45.4 13.3 352 Surfside ...1Y.A 38.61 N/A 6.8 -2M Subtotal 216.1 4,541 9.2% 1,194.4'" 16,176u 54Ui'lt 1,144.0* 15,856*. 48.2" . ThisjigllTt! represents IIel residenlulllond, not I1Iclutbng load publIC SIrens and paries .. 71us jigure Includes exJSnng UlUts and anndpa/ed bUlIdoUl of under-UII/w!d resrdellliaJ/y 1.Oned prope~s. 6. Subsection 5.2.1.2, Programs, subparagraph A., and subparagraph B., are revised to read as follows: "A. Program: Utilhe the City's General Plan and zoning ordinance to provide adequate, suitable sites for new housing construction. Anticipated Impact:. Provision of adequate sites for the construction of up to 500 250 new market-rate residential units over the next five years. Impact Area: Citywide, with emphasis on Census Tract 995.04. Responsible Agencies: Seal Beach Planning Commission and City Council. financing: Planning Department budget. Schedule: Ongoing. With regard to the Hellman Ranch Specific Plan Area Mala ]lltfee1, the City acted in lllle 1989 te appf6'1e a Speeilie P1M, 8e','ei6fllfteJIt IIgreelflent 8118 tenlMi'/e stibtii'/irB.BII Ift8p far the de','elepllleJIt ef 329 hemes 611 71l1E:fes, resteMell ef 41.4 aeres ef wetlafl8S 8118 the tlevel6pftleflt ef 26 aeTe! ef plIfks; 8118 tile Cal:ifefflia CeaMftl CeftlmisrB.6I1 1Ippf6, eft a Ceas!tll. De';e!eplftel1t PerRlit 8118 f1eee!lS8fy VO'eU8I18S restefllliell pRlgf8Rl ill early 1999. The City appre',tis '.VeTe set 89ide BY a e6l1ft enter ill early spring, 1999, as a restilt ef liligaft6l1 ill v/hieh the eetlft PUled that the City hlld failed te lIjlE!lIle its I18l1!1i1lg Element 611 a lilftely _s. The City Mlieipates fee8I1si8eftlliell ef the Speeifie P1M, 8eo/el6pftlent IIgreelf1e11t M8 tefllMi'/e SlI!ltii'..;.siell R18p faf tile lIelbfl8l1 Mela plIfeel 811fiflg late Sflrillg ef 1999 late 1997 to approve a revised specific plan, development agreement and tentative subdivision map for the development of a maximum of 70 homes 01\ 14.7 acres, restoration of 32.8 acres of freshwater and saltwater wetlands, the development of a 107.5 acre public golf COUJSe, the dedication of Gum Grove Nature Park to the City of Seal Beach, and the development of commercial and recreational facilities at Pacific Coast Highway between the San Gabriel River and First Street. B. Program: Conduct public hearings to detennine the appropriateness and benqus of redesignating the Hellnum Remainder Parcel for uses including both single family detached ma'*et rate residences and either medium or high density multifamily o,ffordable housing units, to promote a more balanced housing inventory within the community. HOIIIIIIB E1cmcD1 AmcOOmclll 97-2 PCR doc 5 Housmg Elemenl Amendmenl 97-2 Plimnmg CommISSIOn Reso/uhon 97-26 September J, 1997 Anticipated Impact: The possible redesignation of approximately 3:5 28 acres of the Hellman Remainder parcel to residential and other appropriate land uses, to permit the development of lip te 289 2S9 llllits ef additional low density housing on such parcel, and the redesignation of approximately 5 acres to medium and/or high density residential (17 to 25 units/acre). If redesignated, the 5-acre portion of the Hellman Remainder site will be developed during tile fifst a future phase of the Hellman Remainder's development with 25 very low, 50 low and 50 moderate income dwelling units. In the event program D is implemented prior to Jltlle, 1993, development being proposed on the Hellman Remainder parcels, and provides very low, low and moderate income dwelling units, in partial satisfaction of the needs identified in Table 15, these goals may change. The development and maintenance of such housing in these proportions and income categories will be encouraged and facilitated through application of Programs 5.2.2.2(A), 5.2.2.2(B) and 5.2.2.2(C). Impact Area: Census Tract 994.04. Responsible Agencies: Planning Department, Planning Commission, City Council, Redevelopment Agency. Financing: Planning Department budget, Redevelopment Agency budget (not to exceed the funds available in the 20% housing set-aside program). Schedule: Applications for General Plan Amendment, Specific Plan and rezoning are anticipated to be filed with the City by 2010, and that processing of these applications could require up to 18 months. Applications for tentative subdivision maps could, at the discretion of the applicant, be processed concurrently with the General Plan Amendment, Specific Plan and rezoning, or be processed upon the completion of processing of the other approvals. If applieatisft3 far CeAeml Plan f..ffiefuhflent, Speeit-ie Plftft and f'e.!6sing life Ilet filed fef Jll'6eeailillg with the City by JlIIle 39, 1993, tile City skllil e6ft:ritler lI~g leEIe-Jelapment t&:x ifterement set uae feVefttteS geAef8.teEI ffelfl tlte IleHlfIl1fl Malll Jlllfeei te IleEjllire II S Ilefe jl8rti811 af the IIeHftlllll Reffillilleef Site fef reElesiglllltiell te lfIedilllfl llIIe/ef high Eien9ity reili6e1ltitll. uses 16 pE6 ;ide -.wy 16"1.", la";w' and ffie6efftte ifte6ffie tIr.,."eHisg 118M, MEt selieit pF6jl8:ll11.s fef the 8e-/eleplflellt ef Sllell h8llilillg -""tit the g6ftl af 8eellpllfley af 911eh lIIlits by Jlllle 39, 1994. Due to the presence of a major earthquake fault and the preservation of wetlands and parldands, the number of residential units planned for current development of residential units has been reduced from 329 to 70. Accordingly, the redevelopment tax increment set-aside revenues generated from the Hellman parcel, if any, will be substantially less. In lieu of the prior goal to acquire a S-acre portion of the HeUman Remainder Site for redesignation to medium and/or high density residential uses to provide very low, low and moderate income dwelling units, the City is in the process of developing a program to use existing and future tax increment set-aside revenues generated from other areas of the City to develop such housing in other parts of the City. The City's internal deadline for establishing that program is December 31, 1997.. PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal Beach at a meeting thereof held on the 301 day of Sca>tember ,1997 by the following vote: Hauling E1emeDl AmendmeDl 97-2 FCR.doe 6 AYES' Commissioners NOES: Commissioners ABSENT' Commissioners HOIL'lUlg Ekmenl Amendmenl 97-2 PlannUlg CommISsIOn Resolution 97-26 September 3, 1997 Brown, Hood, Larson, Law, and Yost Whittenberg, Secretary Planning Commission BOIl,"" Element AmenchllOnl 97-2 PCR doc BriM~'~ Chairman, Planning Commission 7