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Home My WebLink AboutPC Res 97-23 - 1997-09-03 I t RESOLUTION NO. 97-23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH RECOMMENDING TO THE CITY COUNCIL APPROVAL OF LAND USE ELEMENT AMENDMENT 97-1 THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: Section 1. In October, 1996, Hellman Properties LLC ("Applicant"), completed and submitted a revised Specific Plan for the Hellman Ranch property and adjoining properties, appropriate General Plan Amendments, and Vesting Tentative Tract Map No. 15381 and 15402 (collectively "application") with the City of Seal Beach. The Applicant seeks amendments to the General Plan to allow the implementation of the Hellman Ranch Specific Plan, dated October 1996, on the land described in "Exhibit A" to Resolution No. 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 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 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 Fmal 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 Plannmg 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) Applicant seeks to establish the following uses as part of the Hellman Ranch Specific Plan: c 70 detached single-family residences on 14.7 acres; c a 107.5 acre, IS-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 Alamitos Retarding Basin, 34.7 acres (b) 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 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 C'\My DoeunwolalRESOlLand v.. Amoudmenl97-I.PCR docILW\09-1G-97 ; ~ Land Use Amendment 97-1 Plnnnmg CommISsion Resolution 97-23 September 3, 1997 Current General Plan Land Uses Current SJ)('cific 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 (c) 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-1) zone. SOUTH: Single family dwellings located in the Residential Low Density (Rill) 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 fi 4 of this resolution, and in the environmental documentation prepared in conjunction with this project, and pursuant to fifi 28-2600 and 28-2602 of the City's ~, the Planning Commission hereby finds that General Plan Land Use Element 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 General Plan Land Use Element of the City of Seal Beach will be in the public interest, and makes the following findings of fact: (a) The proposed General Plan Amendments, Specific Plan Amendments, and Redevelopment Plan Amendments will provide a less intensive use than is presently allowed under current General Plan and 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. 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. Laud u.. Amcndmcot 97-1 PeR.doc 2 ~ lAnd Use Amendment 97-1 Planning CommLSSlOn Reso/utwn 97-23 September 3, 1997 (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 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 E1R 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 Land Use Amendment 97-1 as set forth below: 1. Page 10 of the land Use Element is revised to read as follows: "2. MARINA HHLDlSTRIcr 2.1 Parcel ofland between Gum Grove Nature Park and the !.'tJl'th .fmel'ican R'8ek:.vell BMingfacilities /Js]Jf;, What are the future land use possibilities for this land? Potential: This parce1 of land, located in 11 Cetlnt}. island north of Gum Grove Nature Park, is presently being utilized for oil products extraction. The life expectancy of this use is approximately 10 to 15 years. Of primary environmental concern for future development of this area is the existence of the Seal Beach Fault (an active fault trace). The design for any use in this area will have to compensate for possible land movement due to the fault trace. " 2. Page 15-16 of the land Use Element is revised to read as follows: "SUMMARY TABLE of EXISTING and PROPOSED LAND USES in ACRES Change is 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, 2010-1985. Land v.. AmondIllOn197-I.PCR doc 3 , Land Use Amendment 97-1 Planning Commission Resolution 97-23 September 3, 1997 The following table depicts the existing and proposed land use acreage for each land use category in the General Plan. Proposed! Desilmation Developed Undevelo.Ped Total Residential Low 670.5 ~ 0.0 670.5739.8 Medium 639.5 0.0 639.5 High 161.0 0.0 161.0 Commercial Limited Commercial 2.3 0.0 2.3 Professional Office 0.0 0.0 0.0 Service SS.8~ 0.0 SS.8~ General 149.6 18.0 167.6 Industrial Light 126.2 0.0 126.2 Oil Extraction 28.2 36:4 0.0 28.236:4 Quasi-Public Golf Course 258.5 +.H:Q 57.0 315.5 ~ Wetlands 32.8 4h4 0.0 32.8 4h4 Public City Parks 72.2 7.0 79.2 City Schools 13.4 0.0 13.4 Flood Basin 34.7~ 0.0 34.7~ Beaches 52.0 0.0 52.0 Police Station 1.5 0.0 1.5 Fire Stations 1.0 0.0 1.0 Civic Center 0.6 0.0 0.6 City Yard 3.0 0.0 3.0 P.E. R/W 8.2 0.0 8.2 MilitaJy 5.000.0 Jl..Q.. 5.000.0 TOTAL: 7311 7,281.4 82.0 7,3937363.1" 3. Page 17 of the Land Use Element is revised to read as follows: "2. LOW DENSITY RESIDENTIAL PROPOSALS (Minimum lot area of 5000 square feet per dwelling unit) This density classification allows for the typical subdivision patterns found throughout Southern California. 2.1 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 neigh~orhoods, it is not expected that there Land U.. Amendmcnl97-I.PCR.doc 4 ... Land Use Amendment 97-1 Pkmnmg CommISSIOn Resohmon 97-23 September 3, 1997 will be any significant change in these areas during the life span of the Land Use Element. The Hellman Ranch Specific Plan provides an additional 14.7 acres of Low Density Residential development immediately to the north of Marina Hill, south of the Police Station, and along Seal Beach Boulevard. 2.2 Proposed Low Density Reside1llial No additional low density residential use is proposed for the City. All IlfeIl ef 1Ippf611iftlitlely 7S aeres leeateEl lIefth ef Marillll Hill IlIItI ellteftding ff6ft1 PifSt Skeet te Seal. BelleI1 Bettle'llll'6 is Jlf6fl6gel1 fer tlt;'Iel6flffieftt ItS single flllRily resi6efttilll. lels. " 4. Page 27-28 of the Land Use Element is revised to read as follows: "2. OILEXIRAcrJON 2.1 EXisting Oil Extraction Use Oil extraction use has been shown on the Hellman properties and 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 ~28.2 acres in various controlled drill sites to facilitate the implementation of the l.ftIended Hellman Ranch Specific Plan. " S. Page 29 of the Land Use Element is revised to read as follows: "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. 1. EXisting Quasi-Public Uses The tlIIIy quasi-public uses designated on the Land Use Element map is are the private Old Ranch Country Club and the Hellman Ranch Reserve Golf Course. It is recognized that tilts these golf courses, while being private, does provide a valuable open space and recreation resource for the community. 2. ."rtJ]J6Sefl."tIJJJie f:81j C8Nrx flae An area ffie8:3t1ftng apprt>>timately 195 aeres leeated Herth sf MlIi.f111 IIilllllltl eltteftdiag freftl PifSt Skeet te SelII. BelleI1 BetileVllfd is Jlrepese6 fer de'.-elel'ftIeftt ItS 11ft 18 kale Jlllblie gelf e8tlf3e. Thi3 I'ftljeet Viii} iRe6fJ'6Htte Ctlm Cftf'1e Park, "Jlkiek ";AlI felllllift aeeessible te die Jlliblie. Dt;"le1ejlftleftt "Mil eeellf threllt;klhe Speciiie PlIIft preeess. " 6. Page 30 of the Land Use Element is revised to read as follows: Laad U.. AmcIIdmelll97-I.PCK.doo 5 l.. Land Use Amendment 97-1 Planning CommISsion ResolullOn 97-23 September 3, 1997 "1.2 Proposed Parks and Open Space l.nether A 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 Il joint use of this facility as long as the City can afford to run the program. Development of the County Flood Control Basin will take place as plU't sf the lIellRltlll 8Jleeifie PlBft Jlreeess detennined appropriate by the City and the Flood Control District. I.djaeellt Ie IlRtI setHh sf the Heed CSllkel. Bilsill IS II Jlrepesell !\eO;' 17.7 1Ie1'e e6lf1lf1t1ftilj JlIlfk Ie be tie. elspeEi II:S jlllrt sf the llIf1elltleE1 lIelllflllll 8Jleeifie PlIIfi Jll6eeSS llIIe ill eeertI:ifllHisll -uith 6jleR 9flIlee 1IgeS 611 tile Heed Cllfllrel Btiin site. " 7. Page 30 of the Land Use Element i'l revised to read as follows: "1.3 Proposed Wetlands Approximately 4h4 32.8 acres located in the southwest corner of the Hellman property will be devoted to Il restored tidal influenced wetlands and freshwater wetlands. The exact location, size, and restoration process will be reviewed and approved by the agencies that have control over the State's wetland resources. Although the City supports this project, it is not envisioned that the City will either own or maintain the wetlands areas. A fuller description of the wetlands is provided in the amended Hellman Ranch Specific Plan. Appf6ximately 26 aere:; sf land is de.16ted t6 e8ftlffiHl1ity JlftI'klllIIe illeltldillg the CIlIfI Cre'/e Park 1lfeIl. " PASSED, APPROVED AND ADOPfED by the Planning Commission of the City of Seal Beach at a meeting thereof held on the 3n1 day of Seotember , 1997 by the following vote: AYES. Commissioners Brown, Hood, Larson, Law, and Yost NOES. Commissioners ABSENT: Commissioners M. Brian . Brown, M.D. Chairman, Planning Commission Whittenberg, Secretary P1anning Commission Land U.. Amendmenl97-I.PCR.doc 6