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HomeMy WebLinkAboutCC Min 1980-10-15 10-13-80 / 10-15-80 ~4 of I APP=,.,P/ ~~/ May. r Attest: Seal Beach, California October 15, 1980 session at 7:30 p.m. for a joint meeting with the Seal Beach Planning I The City Council of the City of Seal Beach met in regular adjourned Commission. Chairman Covington called the regular Planning Commission meeting to order with the consent of the Commission members present, turned the gavel over to Mayor Kredell who called the City Council meeting to order with the Salute to the Flag. ROLL CALL City Council Present: Mayor Kredell Councilmembers Laszlo, Seitz, Supple, Vanderstaay Absent: None Planning Commission Present: Chairman Covington Commission Members Gilkerson, Knapp, Ripperdan I Absent: Commissioner Leibert (Mrs. Leibert arrived at 7:44 p.m.) Also present: Mr. Courtemarche, City Manager Mr. Johnson, City Engineer Mr. Thomas, Finance Director Mr. Romaniello, Planning Director Mrs. Yeo, City Clerk 10-15-80 ~~ I.~ I DISCUSSION - HELLMAN PROPERTY PROPOSED DEVELOPMENT The City Manager, Mr. Courtemarche, introduced Mr. George Putnam, Vice-President of Ponderosa Homes and potential developer of the Hellman property, Mr. Bob deAlmeida and Susan Card of the Planning Center of Newport Beach. Mr. Putnam reviewed the development plan as proposed at the previous study session, at which time it was the consensus of those members present to delete all 4,000 square foot single family residential lots to be redistributed as larger lots and additional condominium units. Mr. Putnam stated the number of dwelling units remains at 1000, the number of 5,000 square foot single family lots and single family attached units are increased and overall density has been reduced. Councilmember Vanderstaay asked about visual appearance of the oil production area. The City Manager stated discussions have indicated the oil derricks will be removed and Mr. Putnam explained that four to five foot berms will provide a total visual blockage of that area. Chairman Covington suggested the use of additional shrubbery and trees to further conceal the area. Commissioner Leibert arrived at 7:44 p.m. Commissioner Ripperdan suggested the use of decorative fencing for certain areas. Councilman Seitz noted revised location of the public park and was informed the exact location had not been determined at last study session. Consideration of a golf course was suggested for the property designated community parkland. Mr. Putnam stated golf course use has been investigated and that he has been advised the parcel is not of adequate size for that use nor would it be economically feasible. Councilman Seitz suggested a larger scope of recreational facilities be considered; the Planning Director responded that it was intent of staff to provide an area that would serve the recreation needs of the entire community. Chairman Covington suggested negotiation for surface rights and temporary public use of the oil production land in anticipati?n of the time the field will be abandoned. The Planning Director stated there has been no indication that use of the oil production land is negotiable with the Hellman estate or that they would allow public access over that site. Mr. Covington recommended pre zoning of the oil production property be pursued and stated he felt prezoning would be I I ~f:.~10-15-80 ':' ....: advantageous to the Hellman's so that they would be aware of allowable development when oil extraction ceases. The City Manager stated the Hellman's have indicated interest in developing their property at the same density level as the property under discussion when their oil to allow public use of their property. The Planning Director stated a I production ceases, have indicated concern with prezoning and are hesitant recent geologic study indicated oil production may continue in that area for at least thirty years. Councilman Supple cautioned that there is no way of accurately estimating when production of that field will cease. Commissioner Knapp asked the increase in multi-family units. Mr. Putnam responded there are now twenty-six additional units proposed over a greater area. The Planning Director described the revised concept plan as containing thiTty-five single family custom lots, twenty-six 6000 square foot 'single family lots, two hundred seventy-two 5000 square foot single family lots, five hundred sixty-seven condominium units and one hundred multi-family units. Mr. Putnam stated economics of the project requires development of no less than one thousand total units, and that the land I acquisition and off-site improvement costs for the project are estimated at $50,000,000. Mr. Putnam acknowledged that condominium units are more marketable than single family units, noting financing as a major factor. Mr. Putnam rePlied that the model complex will be constructed first, that construction and sale of all units in the development would be simultaneous. Councilman Seitz expressed concern regarding the visual effect of units constructed adjacent to Seal Beach Boulevard. Mr. Putnam explained that those single family attached units will be constructed thirty feet below the street level and surrounded by a perimeter wall. Mayor Kredell questioned the location of the custom single family lots adjacent to Marina Hill near Pacific Coast Highway. Mr. Putnam stated walls and a landscaped bluff will shield that portion of the community from Coast Highway. Mr. deAlmeida stated that particular area lends itself to the larger lot subdivision I and it was felt that location provided a better balance to the overall community plan. Mayor Kredell stated he preferred the larger lots be located behind Gum Grove Park. Discussion continued regarding location of the single family custom lots. Mr. Putnam stated a preliminary develop- 1O-15-80.:J_'":'\r. <c:J~ fw4......' ment pland has been presented to staff for review which includes roadway design for the project, and explained that the 5000 square foot single family lots would contain units up to 2400 square feet and that the condominium unit area would range from 750 to 1600 square feet. The Planning Director I explained the development will be under a specific plan concept, that the developer will propose units within the guidelines he feels are marketable, and that condominium units of 950 square feet as required by present city zoning standards, would not be economically feasible for this development. Mr. Putnam noted some affordable units within the community may be required. The Planning Director explained the density of the project is much less than any other apartment or condominium complex within the city. Discussion continued regarding the dedication of parklands and fees for the project. The City Manager explained the requirements for dedication of land or fees for subdivisions and stated this project will provide both land and fees, resulting in maximum open space for that community. Mr. deAlmeida stated dedications had been negotiated whereby Ponderosa would pay dedication I fees to develop the community park as well as dedicate Gum Grove Park. The Hellman's are dedicating twenty acres within the development for park use. In return the developer was granted two hundred twelve units more than current zoning 'would allow. The City Manager recalled direction had been provided from meetings held several years ago by the Planning Commission and Parks and Recreation CODDllission for housing and park needs, which was also addressed in the city's General Plan. It was pointed out that pursuant to the city's current zoning regulations for residential areas, seven dwelling units per acre are allowable, or a possible twelve hundred dwelling units on the total Hellman property if that property were zoned for total residential development. The plan as proposed provides one thousand dwelling units, therefore a much lower density. It was clarified park dedication fees will be used to develop the community park area at an I- estimated cost of $2 per foot. The Planning Director stated it is anticipated the park will contain various facilities, including a soccer field, baseball diamonds, tennis courts, a clubhouse and parking area. It was suggested a swimming pool might also be considered. Chairman Covington suggested that parking for the park facility be negotiated D.c:".Q1 0-15-80 ........"'(7 . .-"'" for placement on the oil production land. The City Manager stated the Hellman heirs are reluctant to allow surface rights without some guarantee they will be allowed to develop that area in the future consistent with the present proposed development. It was noted all facilities and park- ways in the community will be maintained through homeowners agreements. I Mr. Putnam asked if the Council and Commission members had any comments on the plan as proposed, particularly the density or street locations. Chairman Covington inquired about effect on the school district. The City Manager stated this matter has been discussed with the district and he had been informed the district is capable of absorbing the estimated children from the proposed development and any new naval family housing that may occur, without need of additional school facilities. In response to Chairman Covington, the Planning Director stated school districts are hesitant to accept any school land dedication under the restrictions prescribed by state law. The Planning Director asked if Councilor Commission members could provide direction to the staff and the developer at this time regarding the concept plan as proposed. I Councilman Seitz stated his reluctance to approve the concept plan until specific surface rights are resolved and until detailed layout plans for the community are presented. Mayor Kredell stated the developer was requesting a consensus to proceed with the plan as proposed and noted however, that action would not obligate the Council to approve the final plan as presently proposed. Mr. Putnam stated he could not justify additional expenditures for detailed layout and site plans if substantial modifications are anticipated during later considerations. Discussion continued. Chairman Covington stated he was not in complete agreement with all~elements of the plan, however he felt it was in the best interest of the city to accept the concept plan and proceed to the development of the specific plan. Mr. Covington also recommended require- ments be imposed to remove the oil derrick structures and that extensive landscaping around the oil production sites be imposed as a matter of I approval. Mr. Covington suggested further that the Council direct the Planning Commission to conduct public hearings to consider use and zoning of the State Lands Commission site at First Street and Pacific 1O-15-80~""6 ,.,_ ~;::1 Coast Highway. Commissioner Gilkerson agreed that the concept plan was reasonable, suggested the landscaping requirements around the oil production area be imposed and stated his feelings that the'.:custom lots should be moved behind the Gum Grove Park area. Commissioner Knapp I concurred with Mr. Gilkerson. Councilmember Vanderstaay agreed and Councilman Supple stated he would accept the concept plan in principal on the presumption that the plan is based on marketing surveys. Councilman Laszlo concurred with the concept, stated however he may have additional future requests of the developer. Councilman Seitz stated he felt there should be joint effort to resolve use of the oil production zone, expressed some concern with the single family attached proposal, noted however the city's need for the development and revenues derived there- from. Mayor Kredell restated his preference for map designation #1 being moved to map designation #3 and noted the City Manager's attempts to negotiate land use with the Hellman estate. The Planning Director explained public hearings will be held by the Planning Commission and I the City Council, amendments to the General Plan may be necessary, as will ultimate adoption of a specific plan and environmental studies. Mr. Judson, a member of the Seal Beach School Board, stated the school district could easily be adjusted to accommodate up to two hundred fifty new students and inquired if oil extraction could be expanded. The City Manager explained the Hellman interests do not plan to expand their oil extraction activities, however have been performing some redrilling in the area. Chairman Covington requested that the possibility of subsidence in the area not be overlooked. The City Manager stated and the City Engineer agreed, that would be an item worthwhile for con- sideration. The Planning Director stated a full geologic and environmental report will be presented for consideration prior to any approval of the project and that those reports may indicate further study necessary. I Councilman Supple responded to the inquiry, stating subsidence is eliminated or reduced in production areas through water injection, and the City Manager affirmed that drilling can not be pursued without City Council approval. Councilman Laszlo suggested the Planning Commission study the use of the Marina Palace site, and the Planning Director 26~jlO-15-80 suggested it may be advisable to await response to the letter that was directed to be forwarded to State Lands regarding that property. The City Manager advised those present of recent communication with State Lands and the principals of the proposed recreational complex, and that he had been informed they are contacting other developers I interested in the site with an objective to propose a project more in line with Council and Commission interests. Laszlo moved, second by Kredell, to direct the Planning Commission to conduct public hearings and study the best and most acceptable use of the State Lands Commission site located at First Street and Pacific Coast Highway. AYES: Kredell, Laszlo, Seitz, Supple, Vanderstaay NOES: None AYES: Covington, Gilkerson, Knapp, Leibert, Ripperdan NOES: None Motion carried ADJOURNMENT Laszlo moved, second by Supple, to adjourn the joint City Council/ I Planning Commission meeting at 9:58 p.m. AYES: Kredell, Laszlo, Seitz, Supple, Vanderstaay NOES: None AYES: Covington, Gilkerson, Knapp, Leibert, Ripperdan NOES: None Motion carried ex-offi io clerk of City Council App=od, aVe'~ '7 Ma or Attest: I