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HomeMy WebLinkAboutEQCB Min 1987-02-24 , . . . . . - CITY OF SEAL BEACH ENVIRONMENTAL QUALITY CONTROL BOARD February 24, 1987 MINUTES 1. Call to Order Chairperson Gayle Knapp called the meeting to order at 7:30 p.m. 2. Pledge of Allegiance Lowell Kolb led the Pledge of Allegiance. 3. Roll Call Gayle Knapp called the roll. Present: Donald Eisenberg Ray Fortner Stephen Gavlick Gayle Knapp Lowell Kolb Also Present: Edward M. Knight, Director of Development Services Pamela G. Walker, Administrative Aide Curtis Alling, Director of Environmental Planning, Michael Brandman Associates 4. Scoping Session Gayle Knapp introduced Edward M. Knight, Director of Development Services. Ms. Knapp asked Mr. Knight to discuss the purpose and the subject of the scoping session. Mr. Knight explained that the scoping session is the beginning of the environmental review process for the amendment of the Hellman Specific Plan. The purpose of this EQCB meeting is to provide the public with an opportunity to address potential environmental impacts associated with the proposed amendment. Mr. Knight noted that a form is available for interested persons to make their responses to the project in writing. Mr. Knight discussed the timetable for the environmental review and preparation of an environmental impact report, and pointed . . . e e EQCB Minutes February 24, 1987 Page 2 out that the public will have many more opportunities for involvement beyond this scoping session. Mr. Knight reviewed the preliminary site plan for the amendment of the Hellman Specific Plan. He observed that approximately 150 acres are proposed for development by the Mola Development Corporation. The three main land uses under Mola's portion of the plan area are an 18-hole, 108 acre golf course; 660 condominiums; and 113 single family homes on 5,000 square foot lots. The site plan shows the elimination of Gum Grove Park as a park, but provides for the preservation of the eucalyptus grove. In addition, interest has been expressed in the addition of a 230 room hotel in the location shown for the clubhouse. The remainder of the site, approximately 72 acres, would remain as shown under the existing Specific Plan. These land uses are community park, oil production and flood control. Traffic circulation through the plan area is by a public road from Pacific Coast Highway to the clubhouse, continuing as a private road to Seal Beach Boulevard, and by a road connecting Regency to Westminster. Ms. Knapp asked how access would be limited on the private road. Mr. Knight explained that gates would be installed on the road where it enters the single family homes. Curtis Alling, Director of Environmental Planning for Michael Brandman Associates, consultants to the City for the preparation of the Environmental Impact Report, highlighted the environmental issues earmarked to date for further analysis. Traffic generated by residents and hotel guests, and its impact on Pacific Coast Highway and Seal Beach Boulevard will be examined. Land use and aesthetics will be another area of study, especially with regard to the compatibility of the continuing oil production and new residential area, and the views from Crestview Avenue. Geologic features, such as the Newport-Inglewood fault and liquefaction will also be reviewed, as will hydrological problems such as drainage. Additional environmental areas of concern will relate to changes in habitat values, air quality and noise level. Institutional impacts are a further point of interest in the environmental review process, which will include an analysis of the project's impact on tax revenues and public service demands, and the relationship of the proposed plan to other existing plans and policies. Mr. Knight summarized staff's presentation by reiterating that the purpose of the scoping session is to obtain public comment. . . . e e EQCB Minutes February 24, 1987 Page 3 Ms. Knapp proposed that members of the audience comment and that board members conduct their discussion following. emphasized that this meeting was not a formal hearing, but a forum for looking at various aspects of the project. Councilperson Joyce Risner, 845 Driftwood Ave., brought several areas of concern before the Board. Ms. Risner noted that this was the first public mention of the inclusion of a hotel in the plan, and that the traffic impact, in combination with the traffic associated with the hotel planned for the state Lands site, would be excessive in her opinion. Ms. Risner also expressed her deep concern for the preservation of Gum Grove Park, the City's only wilderness area. She observed that the City had contemplated the purchase of the park at one time. She also stated that she had requested the study of a possible ordinance for the preservation of historic trees and windrows of trees such as those in Gum Grove. Ms. Risner continued that the availability of public tennis courts had become a point of interest with the loss of the Zoeter School facility. She expressed her hope that Mola would open the courts shown on the site plan to the public at large, noting that over 200 citizens of Seal Beach had been tennis club members. Ms. Risner requested that the traffic impacts be carefully examined, and that access to Regency and Westminster be considered. She also noted that the Council had not been informed about the proposed hotel component, and that she felt there should be a density trade-off by reducing the number of condominiums. An alternative trade-off would be to provide more green, open-space. Either would have to be done to accommodate a 230 room hotel. Lastly, Ms. Risner asked the Board to consider holding another scoping session. She said she felt it would be wise to continue this public comment period, although she knows there will be continuing opportunity for input. first, She rather Chairperson Knapp asked Ms. Risner what the response was to her suggestion for a tree preservation ordinance. Ms. Risner responded that staff would research the ordinances of other cities and report back to the Council. She noted that the EQCB may also wish to examine the staff report. Mr. Harlan Kelly, 1125 Catalina, stated that he felt the present site plan was better than the last. He spoke as a representative of the Seal Beach tenn'is club to express an interest in expanding the number of courts shown in the site plan. . . . e e EQCB Minutes February 24, 1987 Page 4 Board member Don Eisenberg raised a question regarding the earthquake fault, and asked to see its location on the site plan. Mr. Eisenberg inquired what impact the fault would have on housing in the vicinity. Mr. Knight pointed out the location of the fault, and indicated that the setbacks from active faults prescribed by the Alquist-Priolo Act had been observed. Mr. Eisenberg asked whether the proposed hotel would have to maintain the same setback., Mr. Knight responded that it would. Mr. Eisenberg spoke on the issue of traffic impacts, noting that through traffic between 1st street and Seal Beach Boulevard would have to be addressed eventually. Mr. Eisenberg also asked for clarification of the impact of a 25 year flood in the area of the proposed development. Curtis Alling observed that the retention basin on the north end of ,the property was designed for floods of a 25-year magnitude. Consequently, the EIR will examine the drainage and flooding implications that might arise from the Mola proposal, and specifically the impacts that the basin could have on the project. Ed Knight pointed out that the EIR would look at both the impact of the project on the environment, and of the environment on the project. Mr. Eisenberg inquired lastly as to the changes to Gum Grove Park noted on the site plan. Mr. Knight stated that this site plan was not specific on the dispos~tion of the park, but that the EIR would diagram the trees to be preserved. Board member Ray Fortner observed that specific information on the extent of public use of Gum Grove Park would help to ascertain the impact of the Mola proposal on the City's recreational resources. Ed Knight responded that staff did not have precise information on the use of the park. Mr. Knight noted further that Gum Grove was not improved as an active park and that City maintenance has been subject to vandalism. Ms. Sally Htrsch, 1325 Crestview, discussed the public use of Gum Grove Park. She stated that'she runs in the park in the early morning, and that birdwatching and dog walking also occur there. She expressed concern for the preservation of the trees, noting that she saw 27 white egrets there. She concluded that the park is abused, but that it is also used well. Councilmember children have while the City reason for its Joyce Risner, 845 Driftwood, stated used Gum Grove Park over the years. She hasn't maintained the park, that should elimination. that many said that not be a . . . . . e e EQCB Minutes February 24, 1987 Page 5 Chairperson Gayle Knapp discussed the establishment of Gum Grove Park, stating that it had been difficult to obtain the lease initially. The park's founders had envisioned setting up a nature walk through the grove, and later uses have included Zoeter School picnics, weddings, tree planing ceremonies and Indian guides. Ms. Knapp said she sees this project as an opportunity for Mola to present the City with an important resource in clearing up Gum Grove Park. Mr. Fortner stated that whether preservation of Gum Grove Park, it important issue to raise in the EIR. or not one favors the is a rallying point, and an Ms. Joyce Ross, 1109 1/2 Seal Way, felt there ought to be another meeting with notice published in the front section of the Seal Beach Journal. she also felt that Gum Grove Park should be preserved. Lastly, she proposed that if a large hotel was proposed by Mola, the project density should be lowered, since Old Town residents had been required to accept a lower density. Mr. Kirk Evans, Mola Development Corporation, 8072 Adams Avenue, Huntington Beach, spoke in response to several issues that had been raised. He noted that several developers have tried to establish a project on the Hellman property, but that none have been able to afford to do so. He stated that the present site plan is virtually the only way to develop the site due to liquefaction. That is, multi-family units are necessary because construction must be done on pilings. Mr. Evans observed that the overall density of the project is 5.4 dwelling units per acre. On the subject of Gum Grove Park, Mr. Evans noted that Mola is not certain yet on its proposal for that area, and is seeking the City's input. Over the next few days, Mola will be determining which of the eucalyptus trees are diseased. Mr. Evans observed that many of the homeowners along Crestview oppose the preservation of the park. Mr. Evans stated also that the layout of the proposed golf course would be critical to its financial feasibility. Mr. Evans also said that the golf course was an attractive feature to Hyatt, as the hotel had only recently approached Mola to propose inclusion in the site plan. Mr. Evans observed that the hotel on the Hellman site would be constructed in lieu of the State Lands hotel, and is a logical choice as the State Lands property is small and costly to improve. Instead, Mola would advocate the landscaping of the State Lands parcel as an entryway to the project. . e . . EQCB Minutes February 24, 1987 Page 6 . Mr. Eisenberg asked whether Mola would consider including some public tennis courts on the state Lands site. Mr. Evans said he thought tennis courts would fit in nicely, however, Mola did not control that property yet. Mr. Evans discussed the traffic issue further. He suggested that many homeowners in the Hill area would oppose an arterial highway through the project area due to noise and aesthetics, and that an arterial would worsen traffic congestion at First Street. He also .noted that residents of the proposed condominiums could access the project area. In response to a question from Mr. Eisenberg, Mr. Evans stated that the roadway access to Regency was not a part of Mola's proposal, but rather part of the existing Specific Plan. Mr. Knight explained the City's interest in the circulation on the entire site as part of the total Specific Plan. Mr. Evans also expressed his willingness to meet again with the public, and informed the Board that Mola would be conducting a mailing to nearby residents shortly to inform them of the status of the project. Chairperson Knapp clarified the status of area 10, designated for community park use. This area is not part of Mola's proposal, and may not be developed for another 15 to 25 years. Ms. Knapp discussed options for the future of Gum Grove Park. Mr. Evans noted that the City's lease on the park states clearly that the City must purchase the land if it wishes to obtain it, and that the many options for the park will be discussed in the EIR process. Mayor Frank Clift, 4489 Dogwood, stated for the record that the Council had not reviewed the site plan presented this evening which includes a hotel. Board member Lowell Kolb noted that the Board, too, and the staff preparing the Initial Study checklist, had not had an opportunity to review the proposed hotel. Mr. Kolb clarified several of the responses on the Initial Study, drawing particular attention to soil conditions. He expressed concern that staff review the possible presence in the soil of hazardous materials such as radon in the EIR. Mr. Eisenberg confirmed that a fiscal impact analysis would be a part of the EIR, and would address the financial ramifications of the golf course. . . . . . . . e e EQCB Minutes February 24, 1987 Page 7 Chairperson Knapp highlighted the environmental issues that had been brought to her attention previously. These included fish and wildlife habitats, an item that the Fish and Game Department would add~ess, noise from active oil wells, and soot from the steamplant in Long Beach. Ms. Knapp also asked whether the proposed condominiums conformed to the minimum unit size specified in the zoning ordinance. Mr. Knight answered that Mola would be creating their own zoning for the site. Ms. Knapp reiterated the concerns regarding the City's tennis courts, and the future of Gum Grove Park. Councilmember Risner, 845 Driftwood, asked who had prepared the Initial Study. Mr. Knight replied that the City had prepared the study with Michael Brandman Associates as consultant. Ms. Risner took exception to the Initial Study position that unique plant life would not be endangered, as the eucalyptus trees in Gum Grove Park were at risk under the plan. Ms. Miriam Kelly, 1125 Catalina, asked to know which property was owned by the City. Mr. Knight responded that the City owns property along Regency, and does not own Gum Grove Park. Chairperson Knapp observed that the EQCB should decide whether to continue the scoping session. Mr. Eisenberg proposed that rather than hold another scoping session, City staff should make the response forms widely available. If public opinion indicates another session is in order, the EQCB should call a special meeting. Mr. Eisenberg expressed his position that another scoping session would not result in a different discussion. Mr. Fortner supported Mr. Eisenberg's position. Chairperson Knapp noted that the,next meeting of the EQCB would be on March 24, 1987, at which time the scoping session may appear on the agenda. Ms. Knapp directed staff to prepare a press release for the Journal informing the public of the availability of response forms. Mr. Knight noted that information could be mailed directly to residents of the Hill area if Mola were to provide a mailing list. . 'e . . .. .. . . .. e EQCB Minutes February 24, 1987 Page 8 e 5. Adjournment By the unanimous consent of the EQCB, the meeting was adjourned at 8:50 p.m. THESE MINUTES ARE TENTATIVE, SUBJECT TO ENVIRONMENTAL QUALITY CONTROL BOARD. Respectfully submitted, ~~~ Pamela G. Walker Administrative Aide PGWpv APPROVAL BY THE