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LEAGUE OF WOMEN VOTERS
City of Seal Beach
Index of all Measures
|Information shown below: Summary | Yes/No Meaning | Impartial Analysis | Arguments | Full Text|
|Arguments For Measure M||Arguments Against Measure M|
|This referendum overturns a zoning change made to
benefit the Bixby Ranch Company. Greedy city officials hatched the
plan in private and arrogantly approved it, despite overwhelming
public opposition. They "thumbed their noses" at the public, a
terrible precedent. The financial windfall goes to Bixby, but the
costs falls upon the residents. That's why 2,300 of your neighbors
signed this referendum.
Bixby's rezoning permits a huge commercial center to be built on historically golf course land. Bixby has paid only minimal taxes on this land for decades.Despite thousands of objections, Bixby insisted on the new zoning which will reduce the "quality of life" and lessen home values in Seal Beach, Rossmoor, and Los Alamitos. Your "YES" vote will: Prohibit building a massive shopping center and restore the land to its original recreation golf zoning.
Stop thousands of cars and delivery trucks from being jammed onto already congested streets. Gridlock at the Seal Beach Blvd. Bottleneck will require road-widening and removal of the remaining eucalyptus trees.
Reduce traffic congestion on the only north-south artery available to hospital-bound emergency vehicles and to our children going to school.
Prevent sacrificing open space views along Seal Beach Blvd.for acres of parking lots.
Halt further air pollution and noise which already exceed EPA standards.
Protect thousands of shoppers from the risk of being at the end of an active military runway.
Block an unwanted and unneeded shopping center directly across from the Rossmoor Center. Instead, we should encourage completion of Rossmoor Center's plans to remodel and upgrade.
Send a message to city officials that the wishes of the public should not be disregarded and they should focus on spending the public's money wisely, not seeking more backroom deals.
Citizens Against Excessive Traffic urges a "YES" vote. Phillip K. Fife Arden W. Yeam Clifton Mayer Stanley G. Anderson, Jr.
|Seal Beach residents must decide whether they
want unplanned, piecemeal development that brings uncontrolled
traffic congestion or responsible master planning that strictly
controls traffic and includes widening the Seal Beach Boulevard
bridge from two to three lanes each way.
That's the choice presented by Measure M, which would invalidate key
portions of the Old Ranch Towne Center Plan, a master plan developed
with extensive input from local residents.
The Old Ranch Towne Center master plan would:
Councilmen say they're concerned about traffic. Not true! Commercial development causes traffic congestion.Stop unnecessary commercial development and you stop traffic congestion.
Councilmen say they want to avoid piecemeal development. They're misleading you again! Piecemeal development is impossible. Bixby has only one small commercial parcel left (old ARCO site.)
Councilmen have overestimated revenues and underestimated costs. They deliberately try to divert your attention to non-issues (pharmacies, police, fire protection, recreation, stormwater basin, community center.) This is a smokescreen to avoid traffic problems! Who are they fooling? Even the Planing Commission voted against this sweetheart deal for Bixby. It's not intelligent planning. It's a bad plan. You can stop it. Vote YES on Measure M. Phillip K. Fife Arden W. Yeam Clifton Mayer Stanley G. Anderson, Jr.
|Text for Measure M|
|The City Council of the City of Seal Beach does
ordain as follows: Section 1. After a duly noticed public hearing
to consider,inter alia,Zone Change 98-1, the Planning Commission
recommended denial of General Plan Amendment 98-1, and did not
therefore make a recommendation to the City Council regarding Zone
Change 98-1. On November 23,1998, after conducting duly noticed
public hearings, the City of Seal Beach adopted City Council
Resolution No. 4660, certifying the Final Environmental Impact Report
and adopting a statement of overriding considerations for the Old
Ranch Towne Center project. Thereafter, the Council adopted Ordinance
No. 1437, amending the Zoning Ordinance and Zoning map of the City of
Seal Beach to change the zoning of the subject property designated as
Development Areas "A" and "B", as more particularly depicted in the
maps attached hereto as Exhibit "A".(See Sample Ballot for maps.)On
August 3, 1999, the Orange County Superior Court issued a writ in the
matter of the City of Los Alamitos, et al.v. City of Seal Beach
ordering the City to vacate Resolution 4660 and any approvals relying
on the final EIR. On August 16,1999, the City Council adopted
Resolution No.4726 , vacating Resolution 4660 and any approvals
relying on the Final EIR, subject to and pending further Court order.
Section 2. Pursuant to 14 Calif. Code of Regs.15025(a) and II.C
and III of the City's Local CEQA Guidelines, staff prepared an Initial
Study and a Draft Environmental Impact Report (DEIR), to study the
environmental impacts arising from the proposed Bixby Old Ranch Towne
Center Development Plan and related Zoning amendments,including this
amendment. The DEIR was circulated for public review and comment from
April 15, 1998 to May 29, 1998, in compliance with the provisions of
the California Environmental Quality Act (CEQA) and the City's local
CEQA Guidelines. 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 9,October 21, and November 4,|
1998. After the public hearing, the Planning Commission found, through the adoption of Planning Commission Resolution No. 98-37 that the Bixby Old Ranch Towne Center Development Plan Final Environmental Impact Report (EIR) is adequate under CEQA. After considering the Final EIR and public testimony thereto at a public hearing on November 9 and November17,1998, the City Council adopted City Council Resolution No.4660, certifying the Final ER and adopting a statement of overriding considerations. On August23,1999, the City Council conducted a public hearing to consider revisions to the EIR and a statement of overriding considerations pursuant to the August 3,1999 writ issued by the Orange County Superior Court.The approval of this ordinance is within the scope of the project analyzed in the Final EIR, as revised, and City Council Resolution No.4728 is hereby incorporated by this reference. Section 3. The Council held properly noticed public hearings regarding Ordinance No.1437 on November 9 and November 17,1998. The City Council held another public hearing on August 23, 1999 to reconsider adopting Ordinance No.1437 pursuant to the August 3,writ issued by the Orange County Superior Court. Section 4. Based upon the foregoing, the City Council hereby finds, inter alia:
(a)Based upon substantial evidence in the record of the City Councilhearings regarding the application, and in the environmental documentation prepared in conjunction with this project, and pursuant to Sec. 28-2600 and 28-2602 of the City's Code , the City Council hereby finds that Zone Change 98-1 will be beneficial to the short term and long term land use goals of the City of Seal Beach. The City Council further finds that Zone Change 98-1 will promote the public health, safety and welfare. Therefore, the City Council finds that Zone Change 98-1 will be in the public interest, and makes the following findings of fact:
(b)Zone Change 98-1 will conform land uses to those set forthwithin the General Plan for the subject area, and provide a comprehensive development which accomplishes the following goals of the City in achieving sustainable development on the subject property:
1. Preserves the existing golf course
2. Dedicates the Old Ranch Tennis Club to the City for recreational purposes.
3. Creates a comprehensive development program for under-utilized and vacant properties.
4. Permits development that does not interfere with the operational capabilities of the Los Alamitos Armed Forces Reserve Center.
5. Provides development that is at least fiscally neutral and, more likely, fiscally beneficial to the City.
6. Adequately mitigates project-related traffic and noise impacts.
7. Responds to concerns from the unincorporated community of Rossmoor regarding noise, light and glare, and "cut-through-traffic" impacts by prohibiting any development south of St. Cloud Drive and limiting exiting movements from the retail shopping center at St. Cloud Drive to right and left-turn movements only. Exiting the shopping center across Seal Beach Boulevard at St. Cloud Drive into the Rossmoor community will be physically prohibited. (c) The project will allow for a reasonable range of land uses on the subject property, recognizing the various site constraints discussed in the EIR, with the provision of various land uses to address the identified objectives of the City. (d) The Bixby Old Ranch Towne Center Development Plan and the necessary zoning changes 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. The zone change set forth herein is consistent with the General Plan, as amended concurrently with this approval. (e) The establishment of a Bixby Old Ranch Towne Center Concept Plan zoning overlay will ensure that the project will be developed over time consistent with the plans approved by the City Council. Section 5. Based on the foregoing, the City Council hereby adopts Zone Change 98-1(Development Areas "A" and "B") and amends the Zoning Map of the City of Seal Beach as follows: (a) Those areas designated as Development Areas "A" and "B" in the Bixby Old Ranch Towne Center Development Plan, shall be zoned General Commercial(C-2) with an Old Ranch Towne Center Development Plan Overlay. Section 6. Based on the foregoing, the City Council hereby amends the Code of the City of Seal Beach as follows: (a) Section 28-1405 is hereby added to Article 14 of chapter 28 of the Code of the city of Seal Beach to read as follows:
"Section 28-1405. Old Ranch Towne Center Development Plan Overlay. There is established in the C-2 Zone the Old Ranch Towne Center Development Plan Overlay. All development in those portions of Planning District 6 designated as "Development Area "A" and "Development Area"B" in the Bixby Old Ranch Town Center Development Plan shall be in conformance with, and limited to, the plans, specifications and proposed uses so approved. All land uses subject to the overlay shall comply with the otherwise applicable development standards on the C-2 Zone."
PASSED, APPROVED AND ADOPTED by the City Council of the City of Seal Beach at ameeting thereof held on the 23rd day of August, 1999
AYES: Councilmembers Boyd, Doane, Snow, Yost NOES: Councilmembers Campbell
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