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HomeMy WebLinkAboutCity Council - 6022 RESOLUTION NO. 6022 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH, CALIFORNIA, ADOPTING ENVIRONMENTAL IMPACT REPORT NO. 88-2 FOR THE ELLIS-GOLDENWEST SPECIFIC PLAN ZONE CHANGE NO. 89-1 FOR THE 160 ACRE AREA BORDERED ON THE NORTH BY ELLIS AVENUE, ON THE SOUTH BY GARFIELD AVENUE, ON THE WEST BY EDWARDS STREET AND ON THE EAST BY GOLDENWEST STREET WHEREAS, the Ellis-Goldwenwest Specific Plan' s related entitlements and Environmental Impact Report No. 88-2 have been prepared; and The City of Huntington Beach was the lead agency in the preparation of the Environmental Impact Report; and All persons and agencies wishing to respond to notice duly given have been heard by the Planning Commission either through written notice or during a public hearing on March 21, 1989, and such responses and comments as were made were duly noted and responded to; and Environmental Impact Report No. 88-2 was adopted and certified by the Planning Commission March 21, 1989; and All persons and agencies wishing to respond to notice duly given have been heard by the City Council either through written notice or during a public hearing on May 1, 1989 , and such responses and comments as were made were duly noted and responded to; and The City Council contemplates and directs continuing compliance with CEQA and the Guidelines as necessary in the implementation of the phases and elements of the project; and _ i This City Council by this Resolution adopts Statement of Facts and Statement of Overriding Considerations as required by Section 15091 and 15093 of the CEQA Guidelines . NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Huntington Beach as follows : SECTION 1 . The City Council does hereby find that Environmental Impact Report No. 88-2 has been completed in compliance with the California Environmental Quality Act and all state and local guidelines therefore. SECTION 2 . The City Council has considered all significant effects detailed in Environmental Impact Report No. 88-2, together with existing and proposed measures to mitigate such significant effects (Exhibit A) . SECTION 3 . The City Council further finds that through the implementation of the aforementioned mitigation measures, the majority of the potentially adverse impacts associated with the Ellis-Goldenwest Specific Plan can be eliminated or reduced to a level of insignificance. SECTION 4 . The City Council finds that the benefits accruing to the City, both economically and socially, as stated in the Statement of Overriding Considerations (Exhibit B) , override the unmitigatable effects detailed in Environmental Impact Report No. 88-2 and the attached Statement of Findings and Facts in Support of Findings (Exhibit C) . SECTION 5. The City Council of the City of Huntington Beach does hereby adopt and certify as adequate Environmental Impact Report No. 88-2 . 2 - 6022 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 1st day of May 1989 , by the following roll call vote: AYES: MacAllister, Green, Winchell , Bannister, Mays, Silva, Erskine NOES: None ABSENT: None ABSTAIN: None ATTEST: are, City Clerk Mayor REVIEWED AND APPROVED: APPROVED AS TO FORM: City Attorney CoC - \4� -` INITIATED AND APPROVED: Dir ct of Community Development 3 - 6022 EXHIBIT A REVISED MITIGATION MEASURES/APPLICABLE STANDARD CITY POLICIES AND REQUIREMENTS OF EIR #88-2 (ELLIS—GOLDENWEST QUARTERSECTION) LAND USE Onsite Land Use 1. All potential buyers and renters of onsite residences shall be notified of the effects resulting from onsite and offsite oil production activities. The notification shall state the frequency and locations of maintenance and service operations. The notification shall indicate that noise levels from oil activities may also significantly increase during these times. 2. Prior to issuance of building permits, the applicant shall demonstrate in a manner satisfactory to the City, that service vehicle access to all remaining operating oil wells offsite shall not occur through existing or proposed residential tract. 3. A fence in accord with the design guidelines shall be erected on either side of all onsite horse trails to separate this use from other onsite uses. ship No mitigation measures are required. Surrounding Land Uses 4. All future developers within the quartersection shall be responsible for installation of their "fair share" of perimeter landscaping. Determination of "fair share" shall be made by the Planning Department. Perimeter landscaping shall be installed prior to the issuance of occupancy permits for each particular development. Maintenance and ownership for the landscaped perimeter shall be the responsibility of the Master Homeowners Association (HOA). 5.* All perimeter landscape plans shall be submitted to and approved by the Planning Department. All plans shall be in conformance with landscaping guidelines set forth in the Draft Ellis—Goldenwest Specific Plan. 6.* At all points of entry into the Specific Plan area, additional trees and landscape materials shall be required in accordance with landscape standards set forth in the Draft Ellis—Goldenwest Specific Plan. 7.* All perimeter landscaping shall be irrigated with a permanent irrigation system. The cost for installation of this system shall be the responsibility of the developers. * Mitigation measures listed without this symbol will be applied to all future proposed tracts. The asterisk indicates mitigation which applies to the City, Specific Plan, or future proposed tracts with unique or particular circumstances. Existing Local Land Use Plans 8. No grading activities or development shall be allowed within areas encompassing Specific Plan designated natural swales onsite (refer to Exhibit 8 in the Ellis-Goldenwest Specific Plan). it r ersection shall be 9 Detailed grading fans for all development within the qua t g gP P submitted to and approved by the Planning Department prior to the issuance of grading permits. Such plans shall show all natural swales within the proposed tract and the areas to be graded. 10.* The Specific Plan shall address proposed bikeways within the project area and incorporate goals and standards as outlined in the Recreation Element and the Master Plan of Countywide Bikeways (MPCB). AESTHETICS I All public improvements and design criteria shall be to City standards and in accordance with the requirements of the Specific Plan, City design guidelines, and other City design criteria. 2. Grading within the quartersection shall be accomplished in such a manner so as to completely avoid all Specific Plan designated drainage swales and sharp angles while enhancing the natural terrain. Cut and fill procedures shall be set forth in accordance with the requirements of the Specific Plan. 3. As required in the.Public Services and Utility section of this EIR, all new Utility lines, including but not limited to, electric, telephone, street lighting and cable television, shall be placed underground within all areas. The applicant shall be responsible for complying with this requirement and shall make the necessary arrangements with the utility companies for the installation of such facilities. 4. A detailed landscape and irrigation plan shall be submitted to and approved by the Planning Director and the Director of Parks, Trees, and Landscape prior to the approval of future foundation or building permits. The landscape plans shall be consistent with the comprehensive landscape theme and standards established by the Specific Plan Design Guidelines. Accompanying each tract map application for sites * which have trees, a tree survey shall be prepared by applicant identifying all existing trees to remain onsite and all those to be replaced onsite These tree surveys will be included within the tentative tract review process. S. Landscaping and future homes shall be designed so as to minimize visual impacts on adjacent parcels. Special consideration shall be given to orientation of the project's residences (i.e., windows and decking) so as to respect the privacy of adjacent and nearby homes. 6. Residences shall not face offsite oil wells and tanks; on-site oil wells shall be screened pursuant to the Huntington Beach Municipal Code. TRAFFIC/CIRCULATION 1. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Works' requirements providing the construction of Ellis Avenue, Goldenwest Street, and Garfield Avenue bordering the project to their ultimate half-section widths as 6022 Mitigation Measures -2- (2244d) Primary arterials. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 2. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Works' requirements providing the construction of Edwards Street bordering the project to its ultimate half-section width as a Secondary arterial. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 3. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Works' requirements providing minimum 150 foot left turn pockets on Ellis Avenue, Goldenwest Street, and Garfield Avenue for traffic desiring to turn left into the project entries. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 4.* A STOP sign to control outbound traffic on all quartersection access roadways shall be installed prior to issuance of any residential or equestrian occupancy permits. 5. Landscape plantings and signs shall be limited in height in the vicinity of project driveways to assure good visibility. 6. Internal roadway sizing shall be determined in the design phase of the project and may reflect the recommendation in Exhibit 20 of Ellis-Goldenwest Specific Plan EIR No. 88-2. 7. All internal roadways shall comply with the City of Huntington Beach Fire Department's requirements, to provide adequate ,access for emergency vehicles. 8.* As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Work's requirements towards the installation of necessary traffic signals. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 9.* As each new development is analyzed by the City, traffic counts on the affected roadways shall be performed to determine current levels of service. The analysis shall be performed by others and reviewed by the City at the developer's expense. This analysis is required only if the levels of service determined in the EIR are no longer adequate. This shall be determined in the Environmental Assessment process for each proposed tract. 10.* A traffic signal shall be installed at Edwards Street/Ellis Avenue when a development proposal renders the intersection in excess of warranted traffic volumes specified in the CalTrans Traffic Manual. These traffic signals shall be installed prior to the demonstrated need and the underground conduits shall be installed with the new road section construction. Cumulative 11. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required pe. Public Works' requirements indicated in the Table J in EIR No. 88-2. As may be determined by the 6022 Mitigation Measures -3- (2244d) City. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. l 12.* A traffic signal shall be installed at Edwards Street/Garfield Avenue when a I development proposal renders the intersection in excess of warranted traffic volumes specified in the CalTrans Traffic Manual. These traffic signals shall be installed prior to the demonstrated need and the underground conduits shall be installed with the new road section construction. 13. As future development occurs, each developer shall contribute to the City—wide Fee Assessment Program once this program is in place. AIR QUALITY Short—Term Emissions/Dust 1. Water shall be applied to the site twice daily in compliance with SCAQMD Rule 403 (Fugitive Dust Emissions) to mitigate the impact of construction—generated dust particulates. 2. Th- applicant shall comply with all rules and regulations of the SCAQMD (see attached). 3. Major grading shall occur when soil moisture is optimum to control dust. e�.Ull v-1'e I_ITl Local Effects No significant impacts were identified, therefore no mitigation is required. Stationary Source Emissions 4. The project design shall comply with standards set forth in Title 24 to minimize total consumption of energy. 5. Energy efficient lighting shall be used throughout the project. 6. Pool heating units may include those which are solar powered. 7. Tracts and individual homes shall be designed (through siting and orientation of streets, lots, and buildings) to maximize passive solar heating and cooling opportunities to the extent feasible. 8. Extensive landscaping shall be included around homes to provide shading. This shall be reviewed by the City's Public Works Department, Parks, Trees and Landscape Division. Vehicular Emissions The following transportation control measures are not technological in nature, but require Mitigation Measures —4— (2244d) planning and changes in customary commuter travel. 9.* The following mitigation measures shall be included in the Ellis-Goldenwest Specific Plan to reduce motor vehicle use: a) Provision of easy pedestrian access, pedestrian walkways, maintenance of street lights, curbs, and walk lights. b) Provision of bikeways to link the area to adjacent commercial and recreational facilities. 10.* The City of Huntington Beach shall work with OCTD toward the location and provision of bus shelters, benches, and bus pockets in the streets. NOISE Short-Term Noise Construction Activities 1. Construction work shall be conducted only between the hours of 7 a.m. to 8 p.m. Monday - Saturday as mandated by the City's Noise Ordinance. No construction shall be allowed on Sunday's or Federal holidays. LQn-_Zerm Noise Roadway, Helicopter, and Oil Well Pump Noise. 2. Prior to the issuance of building permits, the applicant shall submit an acoustical analysis of the proposed development, prepared under the supervision of an acoustical engineer. Potential noise sources to be analyzed shall include traffic-generated noise, helicopter overflight and noise resulting from operation of onsite oil wells. The analysis shall include a discussion of the potential need for noise attenuation measures and/or noise barriers around oil wells. This analysis shall be submitted to and approved by the Planning Department. For those proposed * tracts affected by the City Police Department's helicopter flight path, the acoustical analysis shall be required prior to the approval of tentative tract mans. 3. If noise barriers are to be required, an acoustical engineer shall review the barrier plans to assure acceptable noise reductions and compliance with the City's Noise Ordinance. 4.* When final site plans and construction drawings have been prepared, an acoustical analysis of residential development within the traffic-generated 60 CNEL contour and within the area impacted by helicopter overflight shall be prepared to insure that the noise criteria have been met. Construction plans shall be reviewed and approved by an acoustical engineer to certify acceptability prior to the issuance of building permits. S. As future tract maps are approved under the Specfic Plan, full disclosure to all potential homeowners within each tract shall be provided regarding the potential for noise generated by oil wells and helicopter overflights within the area (as identified by required acoustical analysis). Mitigation Measures -S- (2244d) 6. No new residential units shall be permitted within 25 feet of a gasoline engine-powered pump unless a noise study prepared by an acoustical engineer demonstrates that barriers and/or other noise attenuation measures (such as conversion of gasoline-powered motors to electric) can ensure noise levels are consistent with the City's Noise Ordinance Standards. HYDROLOGY/DRAINAGE I. All future tentative tract maps and site plans shall be consistent with the Specific Plan in preserving area-wide natural drainage patterns, preserving and enhancing the goals, objectives and policies of the General Plan Open Space Element associated with the natural swales. 2. All future tentative tract maps, site plans and hydrology studies shall comply with the Specific Plan standards. These standards shall restrict development that blocks that aortion of the swale needed to accommodate runoff from the 100-year storm. 3. Precise hydrologic and drainage design studies shall be prepared prior to the approval of future tentative tract maps. These studies shall provide mitigation programs to minimize the runoff impacts on developed and undeveloped properties adjacent to developing tracts. All devices, drains, etc. proposed shall be designed in accordance with City of Huntington Beach and County of Orange standards. The drainage plan shall include an analysis of runoff impacts to surrounding properties, increases in the quantities of water, increases in water volume flow speed, impacts to down stream receptors, locations of grease traps, siltation control, on and offsite erosion, and any other information required by the City Engineer. 4. As future development occurs, prior to issuance of future grading permits, erosion control plans shall include measures such as the following: Diversion of offsite runoff away from the construction site; -- Prompt revegetation of proposed landscaped areas; Perimeter sandbagging or temporary basins to trap sediment; and Regular sprinkling of exposed soils during construction phases. These submeasures shall be approved b h Regional �'V pp y the Regio a star (duality Control Board and the City of Huntington Beach prior to any construction activities. 5.* As future development occurs, if any diversion, obstruction of the natural flow, or changes in the bed, channel, or bank of any river or stream is proposed by a development, and Department of Fish and Game shall be notified (as required in Sections 1601 through 1603 of the Department of Fish and Game Code). This notification (with associated fee) shall be made after the approval of tentative tract maps and prior to issuance of grading permits. GEOLOGY/SOILS I. Prior to the issuance of future grading permits, grading for all properties within the quartersection shall be limited to two feet of cut and two feet of fill for an overall grade differential of four feet. 2. Prior to the construction of future development, structural designs shall fit the P � g natural land forms to the greatest extent possible by implementing the use of retaining walls, split level and platform structures where appropriate. 60212 3.* Prior to the issuance of future grading permits for tracts which require the extension of an internal collector street, the internal collector street shall be designed to be aligned around topographical features and avoid crossing the natural swales where possible. Mitigation Measures -6- (2244d) THE "ADDITIONAL STUDIES" RECOMMENDATIONS IN THE FOLLOWING MEASURES CAN BE ACCOMPLISHED IN ONE SITE-SPECIFIC GEOTECHNICAL STUDY PER TENTATIVE TRACT MAP SUBMITTAL. THE STUDY SHALL BE APPROVED BY THE APPROPRIATE CITY DEPARTMENTS PRIOR TO THE ISSUANCE OF GRADING PERMITS UNLESS OTHERWISE SPECIFIED: 4. Prior to construction of future development, alluvium residual soils and fill soils shall be removed in the areas that will receive fill or other surface improvements down to native and/or competent materials and recompacted. Additional studies shall be done prior to the approval of future grading permits to determine native elevations and evaluate the extent of compressibility of the soils for structural design purposes. These studies shall be reviewed and approved by all appropriate departments at the City of Huntington Beach. 5. Prior to the issuance of future grading permits, grading plans shall demonstrate that three or more feet of expansive clays shall be removed beneath structural loads and replaced with low expansive soils. Special foundations shall be designated to tolerate the nature of the expansive soils. Additional studies shall be done to delineate the actual locations and expansion potential of the soils as well as for structural design purposes. 6. Should Quaternary non-marine terrace deposits be identified in required future soil studies, the following condition shall apply: Additional subsurface investig_ t� ions shall be performed prior to the issuance of future grading permits to analyze the slope stability of the Quaternary non-marine terrace deposits, to provide design criteria for earthwork construction, and to assess the rippability of onsite soils. 7. Prior to the issuance of grading permits, future applicants shall submit to the City detailed engineering reports on the soil and seismicity characteristics of the project site. The City shall review and approve these studies to ensure that the structural designs are maintained. ei micity 8. As future development occurs within the quartersection, all structures shall be designed in accordance with the seismic design provisions of the Uniform Building Codes or Structural Engineers Association of California to promote safety in the event of an earthquake. 4.* For tracts within the Alquist-Priolo Special Studies Zone, additional engineering studies shall be performed including site trenching to assess if active faulting exists in the near-surface soils. If present, appropriate additional mitigation shall be provided at the conclusion of that study. These studies need to be reviewed and approved by the City prior to the issuance of future grading permits. 10.* An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. Mitigation Measures -7- (2244d) Groundwater/Subsidence 11, All grading plans shall incorporate subdrains that shall be placed beneath the fill soils or an equal means of protection as determined by the City Engineer. Additional studies shall be done to evaluate ground water depth and moisture zones. 12. Please refer to Mitigation Measure No. 1 under oil field subsidence measures, Oil Facilities section. Liquefaction 13. Prior to the issuance of future grading permits, grading plans shall demonstrate that alluvial soils shall be removed in the areas that will receive fill or foundation loading down to competent materials and recompacted. Additional studies shall be done to evaluate the extent of liquefaction of the soils for structural design purposes. Petroleum 14. Additional studies shall be done prior to the approval of future tentative tract maps to assess the actual number and locations of all the wells drilled on the project site. This study shall include whether these wells were abandoned in compliance with the appropriate regulatory guidelines. All wells not properly abandoned shall be abandoned per the appropriate regulatory guidelines. Other Hazardous Mat�xials 15. Prior to the issuance of future grading permits, addi i nal studies shall be performed on the study area including an EPA priority pollutant scan. Possible unknown hazardous material and the possibility of asbestos associated with the old pumping plant and existing oil production well pipes shall be investigated. 16. Prior to the issuance of future grading permits, landscape plans for the project shall include a maintenance program which controls the use of organophosphates and pesticides onsite. This program shall minimize long-term impacts upon water quality and shall be approved by the City and reviewed by the Regional Water Quality Control Board. 17. If during construction activities contamination from hazardous substances, including pesticides and oil field wastes, are found to exist or if a potential exists for water quality impacts, the Orange County Health Care Agency, Waste Management Section, should be contacted for oversight of mitigation activities. ARCHAEOLOGY 1. All future ground disturbing activity within the quartersection shall be monitored by a qualified archaeologist. If in situ archaeological deposits are encountered, the archaeologist shall be empowered to halt or redirect the ground disturbing activity until proper recovery action can be accomplished. C3022 Mitigation Measures -8- (2244d) 2.* The three onsite deposits of shell and lithic material detected during the reconnaissance completed for EIR No. 88-2 shall be subjected to test excavation. The test excavation shall be performed prior to the issuance of future grading permits (including any rough grading work) and shall have the following goals: - To determine whether the material represents in situ archaeological deposition or redeposited material from elsewhere. - To determine the significance of the deposits if they prove to be in situ material. - To formulate appropriate mitigative recommendations if the deposits prove to be in situ archaeological material. - To prepare site records for filing with the Archaeological Survey if the deposits prove to be in situ. 3.* Prior to the issuance of future grading permits (including any rough grading work) for any proposed tract which includes CA-Ora 365, the portion of archaeological site CA-Ora-365 which infringes on the site shall be subjected to test excavation, evaluation and reporting. This effort shall include a determination of the significance of the deposit and formulation of appropriate mitigation measures written up in a report. The developer shall be responsible for all costs incurred for archaeological testing and reporting. 4.* Archaeological sites CA-Ora-82, 88, 364, and the balance of 365 which is outside the quartersection shall be subject to test excavation prior to the issuance of future grading permits for those sites. Test excavation shall be designated to determine site significance and to formulate an appropriate mitigation program for future use. This work effort shall be written up in a professional report. The developer shall be responsible for all costs incurred for archaeological testing and reporting. 5.* All material collected during the above recommended work shall be donated to a local institution which has adequate facilities far curation, display and use by interested scholars and the general public. BIOLOGY/PLANT LIFE 1. All landscape plans shall be consistent with the standards of the proposed Specific Flan for preserving or replacing vegetation onsite. Refer to mitigation measures 5 and 6 in Section 3.1 and mitigation measure 4 in Section 3.2 in this document. 2.* As future development occurs, prior to the approval of tentative tract maps that include the wetland areas, the project proponent shall have a qualified biologist reassess the significance of the onsite wetlands and if necessary, the proper mitigation measures shall be implemented with the Department of Fish and Game. POPULATION None required 6022 Mitigation Measures -9- (2244d) OIL FACILITIES Oil Field Subsidence I.* As future development occurs, prior to the approval of the final tract map, all onsite oil well operators within the tract shall establish benchmarks. These benchmarks shall be established and checked twice a year by a licensed surveyor approved by the City of Huntington Beach. The elevation measurement shall be submitted to the City Fire Department every six months. If oil subsidence is detected, the oil well operator shall take the necessary measures specificed by the City Fire Department. 2.* Oil production and gas lines shall be equipped with automatic shutoff valves which activate in the event of pressure decreases due to breakage in the lines. All lines shall be retrofitted, if necessary. The cost for implementation of this mitigation measure shall be the responsibility of the owner of the lines and/or the applicant. Other Hazards MITIGATION MEASURES 3-10 WILL AUTOMATICALLY APPLY TO TRACTS WHICH HAVE IDENTIFIED OPERATING OR ABANDONED WELLS. THE MEASURES WILL BE APPLIED TO ALL OTHER PROPOSED TENTATIVE TRACTS WITH THE FOLLOWING STIPULATION: SHOULD ANY ABANDONED WELLS OR TANKS BE FOUND WITHIN THE PROPOSED TRACT DURING THE PLANNING, GRADING, OR CONSTRUCTION PROCESS, MEASURES 3-10 SHALL APPLY: 3. All construction onsite shall be conformance with 1987 DOG standards related to development of residential dwellings near oil wells. 4. All oil wells abandoned or re-abandoned onsite during development of the proposed project shall be in conformance with D.O.G. and City of Huntington Beach standards. This will be accomplished to the satisfaction of the City Fire Department. S. If any unrecorded wells are uncovered or damaged during excavation or grading, DOG shall be notified and remedial cementing operations shall be required as necessary. 6. All abandoned or deserted wells and drill sites in the project boundaries must be brought up to current abandonment standards set forth by the D.O.G and the City. All costs of abandonment and re-abandonment operations shall be the responsibility of the land developer. 7. Written approval from the State Oil and Gas Supervisor shall be obtained prior to plugging or abandoning any well onsite. The DOG shall also be notified to witness or inspect all operations specified in the approval of any notice. 8. All abandoned and re-abandoned wells underneath or within ten (10) feet of a structure shall be vented through an exterior wall to the roof line of the structure, as approved by the City's Consulting Geologist. C3021'�I> Mitigation Measures -10- (2244d) 9. All development onsite shall be in conformance with requirements set forth in Article 79 of the Uniform Fire Code (UFC) as adopted by the City of Huntington Beach and enforced by the Huntington Beach Fire Department and with the City of Huntington Beach Oil Code as adopted by Council Resolution. 10. As future development occurs, prior to issuance of future grading permits, if the City Fire Department finds it necessary, the applicants shall have a Fire Risk Assessment performed. This study shall assess the hazards presented by the oil wells located onsite and define the level of risk from these hazards with respect to life and property. The assessment shall be approved by the City Planning Department and Fire Department. All recommended mitigation measures presented in the assessment shall be incorporated into the design of future tract maps and site plans. 11.* Active wells remaining onsite shall be well—secured from unauthorized entry by the use of an eight—foot wall or fence which meets the requirements set fortis in Section 15.20.160 through 15.20.180, inclusive of the Huntington Beach Oil Code. Climable Landscaping around any oil facility shall be prohibited. EQUESTRIAN MITIGATION MEASURES I THROUGH 20 APPLY ONLY IF A COMMERCIAL EQUESTRIAN FACILITY IS CONSTRUCTED WITHIN THE QUARTERSECTION: Short—term Displacement 1.* Either the five acre common equestrian facility shall be constructed and be in operating condition in order to accommodate potential displaced horses, and/or these potentially displaced horses shall be accommodated in another stable prior to the demolition of any onsite existing stables. Manure Removal 2.* Manure shall be removed from the premises everyday, unless it is kept in a covered bin or box made of sound metal, brick stone, concrete, or wood lines with fly—tight materials or buried in the ground and covered with earth or other materials sufficient to prevent the attraction or breeding of flies or other insects. 3.* Manure shall not be permitted to remain in any bin or box for a period longer than seven (7) days. All manure removal standards shall be maintained to the satisfaction of the Orange County Ventor Control District. RQdgnt Control 4.* Rodent control shall be diligently practiced and the entire premises shall be kept in an orderly and sanitary condition to prevent possible rodent infestation. 5.* All dry grains shall be stored in rodent—proof metal containers, and hay shall be stored in a covered structure on a cement slab or on a raised wood platform which maintains a minimum clearance of six (6") inches above the ground. �0?_ Mitigation Measures —11— (2244d) 6.* Prior to the issuance of grading permits, the Orange County Vector Control District shall be notified to inspect the premises to reduce the potential for rodent dispersal. 7.* Prior to the approval of landscape plan, plants that are attractive to rodents, such as Algerian ivy, oleander, palm trees, yuccas, etc. shall be avoided. Water Management 8.* Special attention shall be given to water systems because accumulations of manure, bedding, and/or feed within water are ideal for fly production. 9.* A non-leak valve for all troughs, bowls, cups, and other water sources shall be provided in each corral. 10.* Automatic valves, or sanitary drains if the water flow is continuous, shall be installed in all large troughs or cups. 11.* Back-siphoning devices shall be installed to protect the public water supply. An approved pressure vacuum breaker is recommended on the water line serving the paddocks. The vacuum breaker shall be at least twelve (12") inches above the highest point of the water usage, or an approved double-check valve may be acceptable. Back-siphoning devices shall not be required for automatic water cups. 12.* In paddocks and corrals, the earth surface shall be properly graded to suit the master drainage plan so that rainwater and overflows from water troughs do not form ponds. 13.* In all enclosures where horses are maintained, the land surface of such enclosures shall be graded above the remaining land surface for drainage proposed. 14.* Prior to the issuance of grading permits, a detailed drainage study shall be prepared for the equestrian site to ensure that runoff from the facility would not interfere with the surrounding residential drainage system. 15.* Where possible, roofs shall be sloped away from corrals or stables to prevent flooding and diseases such as hoof rot and thrush. 16.* All water management shall be maintained to the satisfaction of the Orange County Vector Control District. Dust Control 17.* Continuous dust control of the entire premises shall be practiced providing a method for light water sprinkling of arenas and exercise pens. This method of dust control on the premises shall be indicated on the Site Plan. Dust control on the premises shall be subject to regulation contained in Chapter 8.24 of the Huntington Beach Municipal Code. 18.* Perimeter trees and shrubs shall be required for dust control. Mitigation Measures -12- (2244d) General 19.* Prior to the issuance of grading permits, structural design specifications for the proposed boarding facility shall conform to those standards indicated in the Ellis-Goldenwest Specific Plan. 20.* Prior to issuance of building permits for the equestrian facility a Report of Waste Discharge shall be filed with the California Regional Water Quality Control Board for issuance of waste discharge requirements for the animal confinement facility. FOR ALL FUTURE TRACTS: 21. As future tract maps are approved under the Specific Plan, full disclosure to all potential homeowners onsite shall be provided regarding the equestrian nature of the community. FOR TRACTS WHICH INCLUDE EQUESTRIAN TRAILS: 22.* Prior to the approval of future tentative tract maps, equestrian trails within the proposed tract shall be clearly identified on the map. The location of the trails shall be in conformance with the Specific Plan. LIGHT AND GLARE 1. Prior to the approval of future final tract maps, the proposed height ol. street lights onsite shall be approved by the Planning Director and Public Works Director. 2. Prior to the approval of future final tract maps, all exterior lighting shall be approved by the :;ity of Huntington Beach Planning Department and City Engineer. 3. City required landscaping shall be installed prior to residential occupancy to adequately screen onsite light and glare impacts. 4. All outdoor lighting shall be consistent with the standards established by the Specific Plan to minimize offsite light intrusion. 5. All outdoor lighting shall be hooded and directed downward to minimize direct light and glare impacts on public rights-of-way and surrounding properties. 6. Street lighting shall consist of low pressure sodium lighting and shall be consistent with the City street lighting standards. 7.* All lighting associated with the potential equestrian center shall be designed to minimize light intrustion onto property and right-of-ways surrounding the equestrian center. PUBLIC SERVICES/UTILITIES Fire 1. Fire access lanes must be provided and kept unobstructed to prevent adverse impacts on fire protection from ongoing oil production hazards. Mitigation Measures -13- (2244d) 2. Prior to approval of future building permits, complete building plans shall be submitted to and approved by the Fire Department. 3. If during the Fire Department's plan check it becomes evident that fireground. operations will become impeded, the department will impose mitigation measures such as automatic sprinkler systems, alarm systems, access roads, etc. 4. Measures to eliminate or reduce fire and safety risks from existing and abandoned oil production facilities and disposal areas are presented in the oil production. section of the EIR. Police 5. The applicant shall consult the Police Department during preliminary stages of the project design to review the safety features, determine their adequacy, and suggest improvements. 6. The project developer shall provide easy access into and within the project site for emergency vehicles. 7. The project shall be designed such that all areas of the project will be well-lit, Including alcoves, walkways, doorsteps, and parking facilities . 8. Addresses shall be well marked to facilitate response by officers. SQh.XQls 9. The applicant shall provide school fees to mitigate conditions of overcrowding as part of building permit application. These fees shall be based on the fee schedule in effect at the time of building permit application. Community aorvices 10. The applicant shall provide developer fees to provide a neighborhood park in the quartersection. Water 11. The following water conservation measures shall be implemented as required by state law: a. Low-flush toilets. b. Low-flow showers and faucets. c. Insulation of hot water lines in water recirculating systems. d. Compliance with water conservation provisions of the appropriate plumbing code. 12. City required landscaping for proposed tracts shall consist of low water demand (drought-tolerant) species. 13. Irrigation systems which minimize water waste shall be used to the greatest extent possible. Such measures should involve such features as the following: 6021 Mitigation Measures -14- (2244d) a. Raised planters and berming in conjunction with closely spaced low volume, low angle (22-1/2 degree) sprinkler heads. b. Drip irrigation. c. Irrigation systems controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses. d. The use of reclaimed water for irrigated areas and equestrian trails. The project developers shall connect to the Orange County Waste District's "Green Acres" system of reclaimed water should this supply of water be available. Separate irrigation services shall be installed to ease this transition. 14. Interior water conservation measures shall be utilized. Low—flow plumbing fixtures and water pressure regulators to limit down—stream pressure to a maximum of 60 psi shall be installed. SHOULD THE DEVELOPER PROVIDE LANDSCAPING FOR THE PROPOSED TRACT, MEASURES 15, 16, 17, AND 18 SHALL APPLY: 15.* Use mulch extensively in all landscaped areas. Mulch applied on top of soil will improve the water—holding capacity of the soil by reducing evaporation and soil compaction. 16.* Use pervious paving material whenever feasible to reduce surface water runoff and aid in ground water recharge. 17.* Control slopes and grades to discourage water waste through runoff. 18.* Minimize use of lawns and utilize warm season, drought tolerant grasses. 19. The developer shall provide information to occupants regarding benefits of low water use landscaping and sources of additional assistance in selecting irrigation and landscaping. 20. As future development occurs, no permits for Occupancy shall be issued until the Reservoir Hill booster station and distribution system are complete and operating to the satisfaction of the City Water Department. 21. As future development occurs, prior to the issuance of Use and Occupancy permits, the developer shall construct the necessary water service lines to individual residences. 22. As future development occurs, prior to approval of future building permits, complete landscape and irrigation plans shall be submitted to and approved by the Water Department. 23. The developer shall consult the Water Division of the City's Public Works Department during design and construction phases for further water conservation measures to review irrigation designs and drought tolerant plant use Mitigation Measures —15— (2244d) Solid Waste Disposal 24. To reduce the proposed projects impacts on waste disposal facilities, project designs shall develop a means of reducing the amount of waste generated both during construction and when the project is in use. The waste reduction program shall be approved by the Planning Director prior to issuance of building permits. Potential ways of reducing project waste loads include implementation of recycling programs, and use of low maintenance landscaping (i.e., native vegetation instead of turf). 25. The developer shall contact an approved disposal company during the design stage to ensure the most efficient and economical means for rubbish removal. The design shall include rubbish enclosures, projected travel areas, and turnabouts where necessary. Public Transoorta ion OCTD suggests the following features be included in site plans for the proposed project in order to support the transit service and encourage transit usage. 26.* The existing bus stop on the west side of Goldenwest Street immediately north (nearside) of Ellis Avenue shall be relocated to immediately south (farside) of Ellis Avenue. 27.* A bus turnout, if determined by the City Traffic Engineer to be necessary based on roadway cross section, travel volumes or speeds, shall be provided at this bus stop location. 28.* The area adjacent to this turnout shall include a paved passenger waiting area complete with a bus shelter and bench. 29. Please refer to Mitigation Measure No. 10 under long term measures for vehicular emissions, Air Quality section. 30.* A concrete bus pad sufficient to support the weight of a bus (see OCTD"s Design Guidelines for Bus Facilities) may have to be provided at the transit stop. This would be necessary assuming the material used to construct Goldenwest Street would be insufficient to support continued transit use of the bus stop. Sewerage 31. Building permits shall not be approved for development for the subject property unless the City Engineer has determined that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. 32. A development fund shall be created to be utilized for the construction of adequate sewerage for the development of the project site. 33. The developer shall pay his "fair—share" towards the construction of adequate sewer facilities to service the site. Mitigation Measures —16— (2244d) 34.* No Tentative Tract Maps shall be approved for development on the area tributary to the Slater Avenue Pump Station (refer to Exhibit 31 of EIR #88-2) until reconstruction of the Slater Avenue Pump Station is completed or unless each tract receives approval from the County Sanitation Department. 35. The developer shall pay connection fees to either CSD No. 3 or CSD No. 11, whichever is higher at the time of connection to County Trunk lines. Stormdrains 36. The developer shall pay his "fair—share" towards the construction of necessary drainage culverts. 37.* Prior to approval of building permits, Ellis Avenue shall be raised approximately 10 feet to accommodate the proposed drainage culvert construction as required by the Public Works Department. 38. Construction of necessary drainage culverts shall be accomplished by the developer prior to approval of building permits. 39. Prior to approval of building permits, the developer shall construct any necessary detention facilities to reduce the peak run—off from the site to the approval of the City Engineer. Natural_Cm 40. Building construction shall comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code. 41. It is strongly recommended that the developer consult with the Southern California Gas Company During the building design phase for further energy conservation measures. Electricit 42. Building construction shall comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code. 43. It is strongly recommended that the developer consult with SCE during the building of design phase for further energy conservation measures. Telephone 44. The developer shall submit GTE building plans which will enable GTE to assess the improvements necessary to provide service to the project site. Mitigation Measures —17— (2244d) EXHIBIT B STATEMENT OF OVERRIDING CONSIDERATIONS The California Environmental Quality Act requires a public agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. The City of Huntington Beach has determined that the unavoidable risks of this project are acceptable when balanced against the benefits of this project, giving greater weight to the unavoidable environmental risks. In making this determination, the following factors and public benefits were considered or decisions made: 1. The proposed project is consistent and compatible with other existing and proposed uses in the vicinity of the project and community in general. 2. The proposed project will contribute to improvements to roadways. 3. Roadway improvements to which the proposed project will be required to contribute an equitable share will add roadway capacity and will thereby aid in alleviating existing traffic congestion in the City. 4. The intensity of the project is appropriate for the location. 5. The project will provide additional housing within the community. This will allow residents to move to the City of Huntington Beach rather than remain in or move to other employment areas. 6. In view of all factors the project represents reasonable uses for the project area. 7. The majority of impacts associated. with this project are regional in nature, and the project's cumulative and incremental contribution to those impacts is considered minimal and acceptable from a regional perspective. S. The project will be designed and landscaped so as to provide an aesthetically pleasing environment compatible with surrounding land uses. 9. The overall planning of the project is comprehensive and interrelated, not planned in a piecemeal fashion. Implementation of the Ellis-Goldenwest Specific Plan will: 10. Encourage and maintain a well-balanced variety of residential densities and uncrowded living environments by encouraging rational use of the land and other natural resources. 11. Allow for Estate Residential with equestrian amenities. 12. Provide adequate internal circulation and minimize direct access off of adjacent arterials. 13. Encourage an internal circulation system that conforms to the site's natural topography and provides view opportunities where possible. 14. Encourage coordinated design of development and improvements (i.e. roadways, fencing, landscaping) to enhance visual appearance. 15. Preserve significant topographical features and minimize alteration of natural terrain. 16. Provide for continued equestrian uses. 17. Create a zoning classification of a specific plan for this unique area. Statement of Overriding Cons. -2- (2260d) EXHIBIT C CEQA STATEMENT OF FINDINGS AND FACTS ENVIRONMENTAL IMPACT REPORT NO. 88-2 ELLIS - GOLDENWEST SPECIFIC PLAN ZONE CHANGE NO. 89-1 SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROPOSED PROJECT IS IMPLEMENTED, FINDINGS WITH RESPECT TO SAID EFFECTS, AND STATEMENT OF FACTS IN SUPPORT THEREOF, ALL WITH RESPECT TO THE PROPOSED CERTIFICATION OF AN ENVIRONMENTAL IMPACT REPORT, ELLIS-GOLDENWEST SPECIFIC PLAN, ZONE CHANGE, HUNTINGTON BEACH, CALIFORNIA BACKGROUND The California Environmental Quality Act (CEQA) and the State CEQA Guidelines (Guidelines) promulgated pursuant thereto provide: "No public agency shall approve or carry out a project for which an EIR has been completed which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects accompanied by a brief explanation of the rationale for each findings." The possible findings are: I. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Hereafter referred to as Finding 1. 2. Such changes or alterations are within the responsibility and jurisdiction of anotherpu blic agenc y and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. Hereafter referred to as Finding 2. 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR (Section 15091 of the Guidelines). Hereafter referred to as Finding 3. The City of Huntington Beach is considering approval of the Ellis-Goldenwest Specific Plan. Because the proposed actions constitute a project under the CEQA Guidelines, the City of Huntington Beach has prepared an Environmental Impact Report (EIR). This EIR has identified certain significant effects which may occur as a result of the project, or on a cumulative basis in conjunction with other past, present, and reasonably foreseeable future projects. Further, the City desires to approve this project and, after determining that the EIR is complete and has been prepared in accordance with CEQA and the Guidelines, the findings set forth herein are made: FINDING AND FACTS IN SUPPORT OF FINDINGS FOR SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROJECT EFFECTS DETERMINED TO BE INSIGNIFICANT INITIAL STUDY The City of Huntington Beach prepared an Initial Study to identify effects of the proposed project which are and are not potentially significant. Those topics which were determined not to be significant are stated below: Animal Life The project will not result in change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms or insects). The project will not result in reduction of the numbers of any unique, rare or endangered species of animals. The project will not result in introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals. The project will not result in deterioration to existing fish or wildlife habitat. Energy The project will not result in use of substantial amounts of fuel or energy. The project will not result in substantial increase in demand upon existing source of energy, or require the development of sources of energy. Human Health The project will not result in creation of any health hazard or potential health hazard (excluding mental health). The project will not result in exposure of people to potential health hazards. Land Use Effects to land ownership. Aesthetics Effects to visual impacts associated with the demolition of existing onsite stable Plant Life Effects to removal of existing ruderal biotic communities, removal of physical habitats and harassment of wildlife. Attachment 1 -2- (22S9d) Population Effects to alteration of the location, distribution, density or growth rate of the human population of an area. Recreation Effects to equestrian consistency with City and County plans and policies. Effects to long-term displacement of City equestrian facilities with Scenarios 2 and 3. Eight and Glare Effects to project-specific vehicular glare. Attachment 1 -3- (2259d) EFFECTS DETERMINED TO BE MIGITABLE TO A LEVEL OF INSIGNIFICANCE LAND USE Significant Effect Project will result in the location of residential uses in proximity to existing industrial uses to the east. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. All future developers within the quartersection shall be responsible for installation of their "fair share" of perimeter landscaping. Determination of "fair share" shall be made by the Planning Department. Perimeter landscaping shall be installed prior to the issuance of occupancy permits for each particular development. Maintenance and ownership for the landscaped perimeter shall be the responsibility of a the master Homeowners Association (HOA). 2.* All perimeter landscape plans shall be submitted to and approved by the Planning Department. All plans shall be in conformance with landscaping guidelines set forth in the Draft Ellis—Goldenwest Specific Plan. 3.* At all points of entry into the Specific Plan area, additional trees and landscape materials shall be required in accordance with landscape standards set forth in the Draft Ellis—Goldenwest Specific Plan. 4.* All perimeter landscaping shall be irrigated with a permanent irrigation system. The cost for installation of this system shall be the responsibility of the developers. Significant Effect Grading activities or development onsite could disrupt or destroy onsite natural swales. This would be inconsistent with goals stated in the Open Space/Conservation Element. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. * Mitigation measures listed without this symbol will be applied to all future proposed tracts. The asterisk indicates mitigation which applies to the City, Specific Plan, or future proposed tracts with unique or particular circumstances. Attachment 1 —4— (2259d) 1. No grading activities or development shall be allowed within areas encompassing Specific Plan designated natural swales onsite (refer to exhibit 8 in the Ellis-Goldenwest Specific Plan). 2. Detailed grading plans for all development within the quartersection shall be submitted to and approved by the Planning Department prior to the issuance of grading permits. Such plans shall show all natural swales onsite and the areas to be graded. Significant Effect Two bicycle routes (No. 31 and 34) have the potential of being impacted if the proposed Specific Plan does not recognize the bikeways. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. L* The Specific Plan shall address proposed bikeways within the project area and incorporate goals and standards as outlined in the Recreation Element and the Master Plan of Countywide Bikeways (MPCB). AESTHETICS Significant Effect The project may result in visual impacts associated with overhead utility lines. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. As required in the Public Services and Utility section of this EIR, all new Utility lines, including but not limited to, electric, telephone, street lighting and cable television, shall be placed underground within all areas. The applicant shall be responsible for complying with this requirement and shall make the necessary arrangements with the utility companies for the installation of such facilities. Significant Effect The project may result in short-term aesthetic impacts associated with the demolition of existing onsite stables. C302` Attachment 1 -5- (2259d) Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. A detailed landscape and irrigation plan shall be submitted to and approved by the Planning Director and the Director of Parks, Trees, and Landscape prior to the approval of future foundation or building permits. The landscape plans shall be consistent with the comprehensive landscape theme and standards established by the Specific Plan Design Guidelines. Accompanying each tract map application for sites which have trees a tree survey shall be prepared by the applicant identifying all existing trees to remain onsite and all those to be replaced onsite These tree surveys will be included within the tentative tract review process. Significant Effect The project may result in visual impacts to homes on adjacent parcels. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. Landscaping and future homes shall be designed so as to minimize visual impacts on adjacent parcels. Special consideration shall be given to orientation of the project's residences (i.e., windows and decking) so as to respect the privacy of adjacent and nearby homes. 2. Residences shall not face offsite oil wells and tanks; on-site oil wells shall be screened pursuant to the Huntington Beach Municipal Code. TRAFFIC/CIRCULATION Significant Effect The project will result in the generation of approximately 7,200 ADT under the General Plan buildout. The Zone Change/Specific Plan buildout will result in 5,340 ADT. The project will result in reduced Levels of Service (LOS) for traffic in the project vicinity. Finding Finding 1. Facts in Support of Finding ' _« The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. Attachment 1 -6- (2259d) 1. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Works' requirements providing the construction of Ellis Avenue, Goldenwest Street, and Garfield Avenue bordering the project to their ultimate half-section widths as Primary arterials. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 2. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Works' requirements providing the construction of Edwards Street bordering the project to its ultimate half-section width as a Secondary arterial. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 3. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Works' requirements providing minimum ISO foot left turn pockets on Ellis Avenue, Goldenwest Street, and Garfield Avenue for traffic desiring to turn left into the project entries. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 4.* A STOP sign to control outbound traffic on all quartersection access roadways shall be installed prior to issuance of any residential or equestrian occupancy permits. 5. Landscape plantings and signs shall be limited in height in the vicinity of project driveways to assure good visibility. S. Internal roadway sizing shall be determined in the design phase of the project and may reflect the recommendation in Exhibit 20 of the Ellis-Goldenwest Specific Plan EIR No. 88-2. 7. All internal roadways shall comply with the City of Huntington Beach Fire Department's requirements, to provide adequate access for emergency vehicles. 8.* As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Work's requirements towards the installation of necessary traffic signals. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 9.* As each new development is analyzed by the City, traffic counts on the affected roadways shall be performed to determine current levels of service. The analysis shall be performed by others and reviewed by the City at the developer's expense. This analysis is required only if the levels of service determined in the EIR are no longerade_quate. This shall be determined in the, Environmental Assessment process for each proposed tract. 10.* A traffic signal shall be installed at Edwards Street/Ellis Avenue when a development proposal renders the intersection in excess of warranted traffic volumes specified in the CalTrans Traffic Manual. These traffic signals shall be installed prior to the demonstrated need and the underground conduits shall be installed with the new road section construction. Attachment 1 -7- (22S9d) Significant Effect The project in conjunction with other proposed projects in the vicinity will result in Levels of Service (LOS) E for traffic in the project vicinity. Implementation of mitigation measures will reduce cumulative impacts to a level of insignificance (LOS C for better) except for the Yorktown Avenue/Goldenwest Street intersection which is considered significant (LOS D). Fin in Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project, 1. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Works' requirements indicated in the Table J in EIR No. 88-2 as may be determined by the City. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 2. A traffic signal shall be installed at Edwards Street/Garfield Avenue when a development proposal renders the intersection in excess of warranted traffic volumes specified in the CalTrans Traffic Manual. These traffic signals shall be installed prior to the demonstrated need and the underground conduits shall be installed with the new road section construction. 3. As future development occurs, each developer shall contribute to the City-wide Fee Assessment Program once this program is in place. AIR QUALITY Significant Effect Development onsite will result in short-term construction-related impacts on air quality. Finding Finding 1, Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. Water shall be applied to the site twice daily in compliance with SCAQMD Rule 403 (Fugitive Dust Emissions) to mitigate the impact of construction-generated dust particulates. 60�2 Attachment 1 -8- (2259d) 2. The applicant shall comply with all rules and regulations of the SCAQMD. 3. Major grading shall occur when soil moisture is optimum to control dust. Significant Effect Occupancy of residential units onsite will result in long-term increases in stationary source emissions both on- and off-site. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. The project design shall comply with standards set forth in Title 24 to minimize total consumption of energy. 2. Energy efficient lighting shall be used throughout the project. I Pool heating units may include those which are solar powered. 4. Tracts and individual homes shall be designed (through siting and orientation cf streets, lots, and buildings) to maximize passive solar heating and cooling opportunities to the extent feasible. 5. Extensive landscaping shall be included around homes to provide shading. This shall be reviewed by the City's Public Works Department, Parks, Trees and landscape Division. Significant Effect The proposed project will result in long-term increases in mobil source emissions. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1.* The following mitigation measures shall be included in the Ellis-Goldenwest Specific Plan to reduce motor vehicle use: a) Provision of easy pedestrian access, pedestrian walkways, maintenance of street lights, curbs, and walk lights. Attachment 1 -9- 2259d b) Provision of bikeways to link the area to adjacent commercial and recreational facilities. 2.* The City of Huntington Beach shall work with OCTD toward the location and provision of bus shelters, benches, and bus pockets in the streets. NOISE Significant Effect Construction noise will occur as a result of proposed development onsite. Finding Finding 1. Facts in Supgort of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. Prior to issuance of building permits, the applicant shall submit an acoustical analysis of the proposed development, prepared under the supervision of an acoustical engineer. Potential noise sources to be analyzed shall include traffic-generated noise, helicopter overflight and noise resulting from operation of onsite oil wells. The analysis shall include a discussion of the potential need for noise attenuation measures and/or noise barriers around oil wells. This analysis shall be submitted to and approved by the Planning Department. * For those proposed tracts affected by the CityT lice Department's helicopter flight path the acoustical analysis shall be reauir rior to the apprQval of tentative tract maps. 2. If noise barriers are to be required, an acoustical engineer shall review the barrier plans to assure acceptable noise reductions and compliance with the City's Noise Ordinance. 3.* When final site plans and construction drawings have been prepared, an acoustical analysis of residential development within the traffic-generated 60 CNEL contour and within the area impacted by helicopter overflight shall be prepared to insure that the noise criteria have been met. Construction plans shall be reviewed and approved by an acoustical engineer to certify acceptability prior to the issuance of building permits. Significant Effect Impacts associated with residential uses built in the vicinity of producing oil wells will occur as a result of the proposed project. Finding Finding 1. Attachment 1 -10- (2259d) Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. I. Prior to approval of future tract maps, the applicant shall submit an acoustical analysis of the proposed development, prepared under the supervision of an acoustical engineer. Potential noise sources to be analyzed shall include traffic-generated noise, helicopter overflight and noise resulting from operation of onsite oil wells. The analysis shall include a discussion of potential need for noise attenuation measures and/or noise barriers around oil wells. This analysis shall be submitted to and approved by the Planning Department. 2. No new residential units shall be permitted within 25 feet of a gasoline engine-powered pump unless a noise study prepared by an acoustical engineer demonstrates that barriers and/or other noise attenuation measures (such as conversion of gasoline-powered motors to electric) can ensure noise levels are consistent with the City's Noise Ordinance Standards. HYDROLOGY/DRAINAGE Significant Effect Elimination of swales by development could potentially create flooding of streets and properties. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. All future tentative tract maps and site plans shall be consistent with the Specific. Plan in preserving area-wide natural drainage patterns, preserving and enhancing the goals, objectives and policies of the General Plan Open Space Element associated with the natural swales. 2. All future tentative tract maps, site plans and hydrology studies shall comply with the Specific Plan standards. These standards shall restrict development that blocks that portion of the swale needed to accommodate runoff from the 100-year storm. 3. As future development occurs, if any diversion obstruction of the natural flow, or changes in the bed, channel, or bank of any river or stream is proposed by a development, and Department of Fish and Game shall be notified (as required in Sections 1601 through 1603 of the Department of Fish and Game Code). This notificaation (with associated fee) shall be made after the approval of tentative tract maps and prior to issuance of grading permits. Attachment 1 -11- (2259d) GEOLOGY/SOILS Significant Effect The project will alter existing topography and soils through the proposed grading and construction activities onsite. Fin in Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. I. Prior to the issuance of future grading permits, grading for all properties within the quarter section shall be limited to two feet of cut and two feet of fill for an overall grade differential of four feet. 2. Prior to the construction of future development, structural designs shall fit the natural land forms to the greatest extent possible by implementing the use of retaining walls, split level and platform structures where appropriate. 3.* Prior to the issuance of future grading permits for tracts which require the extension of an internal collector street, internal collector street shall be designed to be aligned around topographical features and avoid crossing the natural swales where possible. 4. Prior to construction of future development, alluvium residual soils and fill soils shall be removed in the areas that will receive fill or other surface improvements down to native and/or competent materials and recompacted. Additional studies shall be done prior to the approval of future grading permits to determine native elevations and evaluate the extent of compressibility of the soils for structural design purposes. These studies shall be reviewed and approved by all appropriate departments at the City of Huntington Beach. 5. Prior to the issuance of future grading permits, grading plans shall demonstrate that three or more feet of expansive clays shall be removed beneath structural loads and replaced with low expansive soils. Special foundations shall be designated to tolerate the nature f h u e o the expansive soils. Additional studies shall be done to delineate the actual locations and expansion potential of the soils as well as for structural design purposes. 6. Should Quaternary non—marine terrace deposits be identified in required future soil studies, the following conditions shall apply: Additional subsurface investigations shall be performed prior to the issuance of future grading permits to analyze the slope stability of the Quaternary non-marine terrace deposits, to provide design criteria for earthwork construction, and to assess the rippability of onsite soils. 7. Prior to the issuance of grading permits, future applicants shall submit to the City detailed engineering reports on the soil and seismicity characteristics of the project site. The City shall review and approve these studies to ensure that the structural designs are maintained. 6022 Attachment 1 —12— (2259d) Significant Effect The project lies in a seismically active area. Finding Finding 1. Facts in Support of Findin The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. As future development occurs within the quarter section, all structures shall be designed in accordance with the seismic design provisions of the Uniform Building Codes or Structural Engineers Association of California to promote safety in the event of an earthquake. 2.* For tracts within the Alquist-Priolo Special Studies Zone, additional engineering studies shall be performed including site trenching to assess if active faulting exists in the near-surface soils. If present, appropriate additional mitigation shall be provided at the conclusion of that study. These studies need to be reviewed and approved by the City prior to the issuance of future grading permits. 3.* An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by,the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. Significant Effect The potential for subsidence to occur exists on the project site. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. All grading plans shall incorporate subdrains that shall be placed beneath the fill soils or an equal means of protection as determined by the City Engineer. Additional studies shall be done to evaluate ground water depth and moisture zones. 2. As future development occurs, upon the completion of a residential tract, all onsite oil well operators within the tract shall establish benchmarks. These benchmarks shall be checked twice a year. If oil field subisdence is detected, the oil well operator shall take the necessary measures specific by the DOG. 6022 Attachment 1 -13- (2259d) Significant Effect The project lies in an area of moderate to high liquefaction potential. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. I. Prior to the issuance of future grading permits, grading plans shall demonstrate that alluvial soils shall be removed in the areas that will receive fill or foundation loading down to competent materials and recompacted. Additional studies shall be done to evaluate the extent of liquefaction of the soils for structural design purposes. Significant Effete. The project lies in an area containing abandoned and active oil production wells. A potential impact exists if wells are not abandoned properly. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. I. Additional studies shall be done prior to the approval of future tentative tract maps to assess the actual number and locations of all the wells drilled on the project site. This study shall include whether these wells were abandoned in compliance with the appropriate regulatory guidelines. All wells not properly abandoned shall be abandoned per the appropriate regulatory guidelines. Significant Effect Other hazardous materials associated with oil field development may be present onsite. Ejnding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. Attachment 1 -14- (2259d) 1. Prior to the issuance of future grading permits, additional studies shall be performed on the study area including an EPA priority pollutant scan. Possible unknown hazardous material and the possibility of asbestos associated with the old pumping plant and existing oil production well pipes shall be investigated. 2. Prior to the issuance of future grading permits, landscape plans for the project shall include a maintenance program which controls the use of organophosphates and pesticides onsite. This program shall minimize long-term impacts upon water quality and shall be approved by the City and reviewed by the Regional Water Quality Control Board. 3. If during construction activities contamination from hazardous substances, including pesticides and oil field wastes, are found to exist or if a potential exists for water quality impacts, the Orange County Health Care Agency, Waste Management Section, should be contacted for oversight of mitigation activities. ARCHAEOLOGY Significant Effect Development of proposed project will result in the destruction of potentially significant archaeological resources. Findin Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. All future ground disturbing activity within the quartersection shall be monitored by a qualified archaeologist. Of in situ archaeological deposits are encountered, the archaeologist shall be empowered to halt or redirect the ground disturbing activity until proper recovery action can be accomplished. 2.* The three onsite deposits of shell and lithic material detected during the reconnaissance completed for EIR No. 88-2 shall be subjected to test excavation. The test excavation shall be performed prior to the issuance of future grading permits (including any rough grading work) and shall have the following goals: - To determine whether the material represents in situ archaeological deposition or redeposited material from elsewhere. - To determine the significance of the deposits if they prove to be in situ material. - To formulate appropriate mitigative recommendations if the deposits prove to be in situ archaeological material. - To prepare site records for filing with the Archaeological Survey if the deposits prove to be in situ. 60-22 Attachment 1 -15- (2259d) 3.* Prior to the issuance of future grading permits (including any rough grading work) for any proposed tract which includes CA-Ora 365, the portion of archaeological site CA-Ora-365 which infringes on the site shall be subjected to test excavation, evaluation and reporting. This effort shall include a determination of the significance of the deposit and formulation of appropriate mitigation measures written up in a report. The developer shall be responsible for all costs incurred for archaeological testing and reporting. 4.* Archaeological sites CA-Ora-82, 88, 364, and the balance of 365 which is outside the quartersection shall be subject to test excavation prior to the issuance for future grading permits for those sites. Test excavation shall be designated to determine site significance and to formulate an appropriate mitigation program for future use. This work effort shall be written up in a professional report. The developer shall be responsible for all costs incurred for archaeological testing and reporting. 5.* All material collected during the above recommended work shall be donated to a local institution which has adequate facilities for curation, display and use by interested scholars and the general public. BIOLOGY/PLANT LIFE Significant Effect The project may result in the removal of eucalyptus tree grove onsite. Fin in Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. I. All landscape plans shall be consistent with the standards of the proposed Specific Plan for preserving or replacing vegetation onsite. - All perimeter landscape plans shall be submitted to and approved by the Planning Department. All plans shall be in conformance with landscaping guidelines set forth in the Ellis-Goldenwest Specific Plan. - At all points of entry into the Specific Plan area, additional trees and landscape materials shall be required in accordance with landscape standards set forth in the Ellis-Goldenwest Specific Plan. - A detailed landscape and irrigation plan shall be submitted to and approved by the Planning Director and the Director of Parks, Trees, and Landscape prior to the approval of future tentative tract maps. The landscape plans shall be consistent with the comprehensive landscape theme and standards established by the Specific Plan. 6022 Attachment 1 -16- (2259d) Significant Effect The project will result in the potential loss of identified riparian/wetland onsite. Finding Finding 1. Facts in Suonort of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1.* As future development occurs, prior to the approval of tentative tract maps that include the wetland areas, the project proponent shall have a qualified biologist reassess the significance of the onsite wetlands and if necessary, the proper mitigation measures shall be implemented with the Department of Fish and Game. OIL FACILITIES Significant Effect The potential exists for the project site to experience subsidence with future oil removal. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1-* As future development occurs, prior to the approval of the final tract map, all onsite oil well operators within the tract shall establish benchmarks. These benchmarks shall be checked twice a year by a licensed surveyor approved by the City of Huntington Beach. The elevation measurement shall be submitted to the City Fire Department every six months. If oil subsidence is detected, the oil well operator shall take the necessary measures specified by the City Fire Department. 2.* Oil production and gas lines shall be equipped with automatic shutoff valves which activate in the event of pressure decreases due to breakage in the lines. All lines shall be retrofitted, if necessary. The cost for implementation of this mitigation measure shall be the responsibility of the owner of the lines and/or the applicant. Significant Effect The operation of oil wells in close proximity to residential development will potentially result in methane gas accumulation and vandalism. Finding Finding 1. Attachment 1 —17— (2259d) Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. I. All construction onsite shall be conformance with 1987 DOG standards related to development of residential dwellings near oil wells. 2. All oil wells abandoned or re-abandoned onsite during development of the proposed project shall be in conformance with D.O.G. and City of Huntington Beach standards. This will be accomplished to the satisfaction of the City Fire Department. 3. If any unrecorded wells are uncovered or damaged during excavation or grading, DOG shall be notified and remedial cementing operations shall be required as necessary. 4. All abandoned or deserted wells and drill sites in the project boundaries must be brought up to current abandonment standards set forth by the D.O.G and the City. All costs of abandonment and re-abandonment operations shall be the responsibility of the land developer. S. Written approval from the State Oil and Gas Supervisor shall be obtained prior to plugging or abandoning any well onsite. The DOG shall also be notified to witness or inspect all operations specified in the approval of any notice. 6. All abandoned and re-abandoned wells underneath or within ten (10) feet of a structure shall be vented through an exterior wall to the roof line of the structure, as approved by the City's Consulting Geologist. 7. All development onsite shall be in conformance with requirements set forth in Article 79 of the Uniform Fire Code (UFC) as adopted by the City of Huntington Beach and enforced by the Huntington Beach Fire Department and with the City of Huntington Beach Oil Code as adopted by Council Resolution. 8. As fixture development occurs, prior to issuance of future grading permits, if the City Fire Department finds it necessary, the applicants shall have a Fire Risk Assessment performed. This study shall assess the hazards presented by the oil wells located onsite and define the level of risk from these hazards with respect to life and property. The assessment shall be approved by the City Planning Department and Fire Department. All recommended mitigation measures presented in the assessment shall be incorporated into the design of future tract maps and site plans. 9.* Active wells remaining onsite shall be well-secured from unauthorized entry by the use of an eight-foot wall or fence which meets the requirements set forth in Section IS.20.160 through IS.20.180, inclusive of the Huntington Beach Oil Code. Climable Landscaping around any oil facility shall be prohibited. EQUESTRIAN Significant Effect Project will result in short-term displacement of City equestrian facilities. 60 Attachment 1 -18- (2259d) Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1.* Either the five acre common equestrian facility shall be constructed and be in operating condition in order to accommodate potential displaced horses, and/or these potentially displaced horses shall be accommodated in another stable prior to the demolition of the onsite existing stables. Significant Effect The project will result in site-specific impacts associated with manure removal, rodent control, water management and dust control. Finding Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. Manure Removal 1.* Manure shall be removed from the premises everyday, unless it is kept in a covered bin or box made of sound metal, brick stone, concrete, or wood lines with fly-tight materials or buried in the ground and covered with earth or other materials sufficient to prevent the attraction or breeding of flies or other insects. 2.* Manure shall not be permitted to remain in any bin or box for a period longer than seven (7) days. All manure removal standards shall be maintained to the satisfaction of the Orange County Ventor Control District. Rodent Control 3.* Rodent control shall be diligently practiced and the entire premises shall be kept in an orderly and sanitary condition to prevent possible rodent infestation. 4.* All dry grains shall be stored in rodent-proof metal containers, and hay shall be stored in a covered structure on a cement slab or on a raised wood platform which maintains a minimum clearance of six (6") inches above the ground. S.* Prior to the issuance of grading permits, the Orange County Vector Control District shall be notified to inspect the premises to reduce the potential for rodent dispersal. 6.* Prior to the approval of landscape plan, plants that are attractive to rodents, such as Algerian ivy, oleander, palm, trees, yuccas, etc. shall be avoided. Attachment 1 -1 9- (2259d) Water Management 7.* Special attention shall be given to water systems because accumulations of manure, bedding, and/or feed within water are ideal for fly production. 8.* A non-leak valve for all troughs, bowls, cups, and other water sources shall be provided in each corral. 9.* Automatic valves, or sanitary drains if the water flow is continuous, shall be installed in all large troughs or cups. 10.* Back-siphoning devices shall be installed to protect the public water supply. An approved pressure vacuum breaker is recommended on the water line serving the paddocks. The vacuum breaker shall be at least twelve (12") inches above the highest point of the water usage, or an approved double-check valve may be acceptable. Back-siphoning devices shall not be required for automatic water cups. 11.* In paddocks and corrals, the earth surface shall be properly graded to suit the master drainage plan so that rainwater and overflows form water troughs do not form ponds. 12.* in all enclosures where horses are maintained, the land surface of such enclosures shall be graded above the remaining land surface for drainage purposed. 13.* Prior to the issuance of grading permits, a detailed drainage study shall be prepared for the equestrian site to ensure that runoff from the facility would not interfere with the surrounding residential drainage system. 14.* Where possible, roofs shall be sloped away from corrals or stables to prevent flooding and diseases such as hoof rot and thrush. 15.* All water management shall be maintained to the satisfaction of the Orange County Vector Control District. Dust Control 16.* Continuous dust control of the entire premises shall be practiced providing a method for light water sprinkling of arenas and exercise pens. This method of dust control on the premises shall be indicated on the Site Plan. Dust control on the premises shall be subject to regulation contained in Chapter 8.24 of the Huntington Beach Municipal Code. 17.* Perimeter trees and shrubs shall be required for dust control General 18.* Prior to the issuance of grading permits, structural design specifications for the proposed boarding facility shall conform to those standards indicated in the Ellis-Goldenwest Specific Plan. 19.* Prior to issuance of building permits for the equestrian facility, a Report of Waste discharge shall be filed with the California Regional Water Quality Control Board for issuance of waste discharge requirements for the animal confinement facility. Attachment 1 -20- (2259d) For All Future Tracts 20. As future tract maps are approved under the Specific Plan, full disclosure to all potential homeowners onsite shall be provided regarding the equestrian nature of the community. For Tracts Which Include Equestrian Trails 21.* Prior to the approval of future tentative tract maps, equestrian trails within the proposed tract shall be clearly identified on the map. The location of the trails shall be in conformance with the Specific Plan. LIGHT AND GLARE Significant Effects The project will result in street, vehicular, security and equestrian related lighting which will be visible to surrounding areas. The project will result in an incremental increase in the amount of light and glare in the area. Findine Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. Prior to the approval of future final tract maps, the proposed height of street lights onsite shall be approved by the Planning Director and Public Works Director. 2. Prior to the approval of future final tract maps, all exterior lighting shall be approved by the City of Huntington Beach Planning Department and City Engineer. 3. City required landscaping shall be installed prior to residential occupancy to adequately screen onsite light and glare impacts. 4. All outdoor lighting shall be consistent with the standards established by the Specific Plan to minimize offsite light intrusion. 5. All outdoor lighting shall be hooded and directed downward to minimize direct light and glare impacts on public rights-of-way and surrounding properties. 6. Street lighting shall consist of low pressure sodium lighting and shall be consistent with the City street lighting standards. 7.* All lighting associated with the potential equestrian center shall be designed to minimize light intrustion onto property and right-of-ways surrounding the equestrian center. 60 Attachment 1 -21- (2259d) PUBLIC SERVICES/UTILITIES Significant Effect The project will cumulatively affect capacities of services and utilities in conjunction with ongoing growth in the area. Findin Finding 1. Facts in Support of Finding The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. Fire 1. Fire access lanes must be provided and kept unobstructed to prevent adverse impacts en fire protection from ongoing oil production hazards. 2. Prior to approval of future building permits, complete building plans shall be submitted to and approved by the Fire Department. 3. If during the Fire Department's plan check it becomes evident that fireground operations will become impeded, the department will impose mitigation measures such as automatic sprinkler systems, alarm systems, access roads, etc. 4. Measures to eliminate or reduce fire and safety risks from existing and abandoned oil production facilities and disposal areas are presented in the oil production section of the EIR. Police S. The applicant shall consult the Police Department during preliminary stages of the project design to review the safety features, determine their adequacy, and suggest improvements. 6. The project developer shall provide easy access into and within the project site for emergency vehicles. 7. The project shall be designed such that all areas of the project will be well-lit, including alcoves, walkways, doorsteps, and parking facilities . 8. Addresses shall be well marked to facilitate response by officers. Schools 9. The applicant shall provide school fees to mitigate conditions of overcrowding as part of building permit application. These fees shall be based on the fee schedule in effect at the time of building permit application. Attachment 1 -22- (2259d) Community Services 10. The applicant shall provide developer fees to provide a neighborhood park in the quartersection. Water 11. The following water conservation measures shall be implemented as required by state law: a. Low-flush toilets. b. Low-flow showers and faucets. c. Insulation of hot water lines in water recirculating systems. d. Compliance with water conservation provisions of the appropriate plumbing code. 12. City required landscaping for proposed tracts shall consist of low water demand (drought-tolerant) species. 13. Irrigation systems which minimize water waste shall be used to the greatest extent possible. Such measures should involve such features as the following: a. Raised planters and berming in conjunction with closely spaced low volume, low angle (22-1/2 degree) sprinkler heads. b. Drip irrigation. c. Irrigation systems controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses. d. The use of reclaimed water for irrigated areas and equestrian trails. The project developers shall connect to the Orange County Waste District's "Green Acres" system of reclaimed water should this supply of water be available. Separate irrigation services shall be installed to ease this transition. 14. Interior water conservation measures shall be utilized. Low-flow plumbing fixtures and water pressure regulators to limit down-stream pressure to a maximum of 60 psi shall be installed. 15.* Use mulch extensively in all landscaped areas. Mulch applied on top of soil will improve the water-holding capacity of the soil by reducing evaporation and soil compaction. 16.* Use pervious paving material whenever feasible to reduce surface water runoff and aid in ground water recharge. 17.* Control slopes and grades to discourage water waste through runoff. 18.* Minimize use of lawns and utilize warm season, drought tolerant grasses. 19. The developer shall provide information to occupants regarding benefits of low water use landscaping and sources of additional assistance in selecting irrigation and landscaping. Attachment 1 -23- (2259d) 20. As future development occurs, no permits for Occupancy shall be issued until the Reservoir Hill booster station and distribution system are complete and operating to the satisfaction of the City Water Department. 21. As future development occurs, prior to the issuance of Use and Occupancy permits, the developer shall construct the necessary water service lines to individual residences. 22. As future development occurs, prior to approval of future building permits, complete landscape and irrigation plans shall be submitted to and approved by the Water Department. 23. The developer shall consult the Water Division of the city's Public Works Department during design and construction phases for further water conservation measures to review irrigation designs and drought tolerant plant use. SOLID WASTE DISPOSAL 24. To reduce the proposed projects impacts on waste disposal facilities, project designs shall develop a means of reducing the amount of waste generated both during construction and when the project is in use. The waste reduction program shall be approved by the Planning Director prior to issuance of building permits. Potential ways of reducing project waste loads include implementation of recycling programs, and use of low maintenance landscaping (i.e., native vegetation instead of turf). 25. The developer shall contact an approved disposal company during the design stage to ensure the most efficient and economical means for rubbish removal. The design shall include rubbish enclosures, projected travel areas, and turnabouts where necessary. PUBLIC TRANSPORTATION OCTD suggests the following features be included in site plans for the proposed project in order to support the transit service and encourage transit usage. 26.* The existing bus stop on the west side of Goldenwest Street immediately north (nearside) of Ellis Avenue shall be relocated to immediately south (farside) of Ellis Avenue. 27.* A bus turnout, if determined by the City Traffic Engineer to be necessary based on roadway cross section, travel volumes or speeds, shall be provided at this bus stop location. 28.* The area adjacent to this turnout shall include a paved passenger waiting area complete with a bus shelter and bench. 29. The City of Huntington Beach shall work with OCTD toward the location and provision of bus shelters, benches, and bus pockets in the streets. 30* A concrete bus pad sufficient to support the weight of a bus (see OCTD"s Desian Guidelines for Bus Facilities) may have to be provided at the transit stop. This would be necessary assuming the material used to construct Goldenwest Street would be insufficient to support continued transit use of the bus stop. Attachment 1 —24— (2259d) SEWERAGE 31. Building permits shall not be approved for development for the subject property unless the City Engineer determined that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. 32. A development fund shall be created to be utilized for the construction of adequate sewerage for the development of the project site. 33. The developer shall pay his "fair-share" towards the construction of adequate sewer facilities to service the site. 34.* No Tentative Tract Maps shall be approved for development on the area tributary to the Slater Avenue Pump Station (refer to Exhibit 31 of EIR No. 88-2) until reconstruction of the Slater Avenue Pump Station is completed or unless each tract receives approval by the County Sanitation Department. 35. The developer shall pay connection fees to either CSD No. 3 or CSD No. 11, whichever is higher at the time of connection to County Trunk lines. STO RMD RAINS 36. The developer shall pay his "fair-share" towards the construction of necessary drainage culverts. 37. Prior to approval of building permits, Ellis Avenue shall be raised approximately 10 feet to accommodate the proposed drainage culvert construction as required by the Public Works Department. 38. Construction of necessary drainage culverts shall be accomplished by the developer prior to approval to tentative building permits. 39. Prior to approval of building permits, the developer shall construct any necessary detention facilities to reduce the peak run-off from the site to the approval of the City Engineer. NATURAL GAS 40. Building construction shall comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code. 41. It is strongly recommended that the developer consult with the Southern California Gas Company during the building design phase for further energy conservation measures. ELECTRICITY 42. Building construction shall comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code. 43. It is strongly recommended that the developer consult with SCE during the building of design phase for further energy conservation measures. Attachment 1 -25- (2259d) TELEPHONE 44. The developer shall submit GTE building plans which will enable GTE to assess the improvements necessary to provide service to the project site. SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF PROJECT IS IMPLEMENTED. LAND USE Significant Effect Project will result in the conversion of 160 acres of land to residential equestrian and oil producing uses that are at a much greater degree of development than what is presently existing. Findings Findings 1 and 3. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. All potential buyers and renters of onsite residences shall be notified of the effects resulting from onsite and offsite oil production activities. The notification shall state the frequency and locations of maintenance and service operations. The notification shall indicate that noise levels from oil activities may also significantly increase during these times. 2. Prior to issuance of building permits, the applicants shall demonstrate in a manner satisfactory to the City, that service vehicle access to all remaining operating oil wells offsite shall not occur through existing or proposed residential tracts. 3. A 3—foot high split rail, natural wood fence shall be erected on either side of all onsite horse trails to separate this use from other onsite uses. AESTHETICS Significant Effect The project will result in short—term aesthetic impacts associated with grading activities. Findings Findings I and 3. Facts in Support of Findings G02.2 Attachment 1 —26— (2259d) The significant effect has been substantially lessened to the extent feasible by virtue of the, following mitigation measures identified in the Final EIR and incorporated into the project. 1. All public improvements and design criteria shall be to City standards and in accordance with the requirements of the Specific Plan, City design guidelines, and other City design criteria. 2. Grading within the quartersection shall be accomplished in such a manner so as to completely avoid all Specific Plan designated drainage swales and sharp angles while enhancing the natural terrain. Cut and fill procedures shall be set forth in accordance with the requirements of the Specific Plan. TRAFFIC/CIRCULATION Significant Effects The project will result in the generation of approximately 7, 200 ADT under the General Plan buildout. The Zone Change/Specific Plan buildout will result in 5,340 ADT. The project will result in reduced Levels of Service (LOS) for traffic in the project vicinity. Implementation of mitigation measures will reduce cumulative impacts to a level of insignificance (LOS C for better) except for the Yorktown Avenue/Goldenwest STreet intersection which is considered significant (LOS D). Findings Finding 1 and 3. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. As future development occurs, each developer requesting entitlement for a specific development project shall construct street improvements required per Public Works' requirements indicated in the Table J as may be determined by the City. If reimbursement is required, agreements may be entered into by the developer and the City to provide the reimbursement mechanism. 2. A traffic signal shall be installed at Edwards Street/Garfield Avenue when a developer proposal renders the intersection in excess of warranted traffic volumes specified in the CalTrans Traffic Manual. These traffic signals shall be installed prior to the demonstrated need and the underground conduits shall be installed with the new road section construction. NOISE Significant Effect Construction noise will occur as a result of proposed development onsite. G0r,.. Atta--hment 1 —27— (2259d) Fin in s Findings 1 and 3. Facts in Sport of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. Construction work shall be conducted only between the hours of 7 a.m. to 8 p.m. Monday - Saturday as mandated by the City's Noise Ordinance. No construction shall be allowed on Sunday's of Federal holidays. Significant Effect Impacts related to helicopter noise from over-flight of residential areas will occur as a result of the proposed development onsite. Findings Findings 1 and 3. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. I. Prior to issuance of building permits, the applicant shall submit an acoustical analysis of the proposed development, prepared under the supervision of an acoustical engineer. Potential noise sources to be analyzed shall include traffic-generated noise, helicopter overflight and noise resulting from operation of onsite oil wells. The analysis shall include a discussion of the potential need for noise attenuation measures and/or noise barriers around oil wells. This analysis shall * be submitted to and approved by the Planning Department. For those pro sed tracts affected by the City Police Department's helicopter flight path the acoustical analysis shall be required prior to the approval of tentative tract maps. 2.* When final site plans and construction drawings have been prepared, an acoustical analysis of residential development within the traffic-generated 60 CNEL contour and within the area impacted by helicopter overflight shall be prepared to insure that the noise criteria have been met. Construction plans shall be reviewed and approved by an acoustical engineer to certify acceptability prior to the issuance of building permits. 3. As future tract maps are approved under the Specific Plan, full disclosure to all potential homeowners within each tract shall be provided regarding the potential for noise generated by oil wells and by helicopter overflights within the area (as identified by required acoustical analysis). HYDROLOGY/DRAINAGE G0 r2 Attachment 1 -28- (2259d) Significant Effect The project will increase the amount of impervious surface which will increase runoff and erosion. Findings Findings 1 and 3. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. Precise hydrologic and drainage design studies shall be prepared prior to the approval of future tentative tract maps. These studies shall provide mitigation programs to minimize the runoff impacts on developed and undeveloped properties adjacent tot developing tracts. All devices, drains. etc. proposed shall be designed in accordance with City of Huntington Beach and County of Orange standards. The drainage plan shall include an analysis of runoff impacts to surrounding properties, increases in the quantities of water, increases in water volume flow speed, impacts to down stream receptors, locations of grease traps, siltation control, on and offsite erosion, and any other information required by the City Engineer. 2. As future development occurs, prior to issuance of future grading permits, erosion control plans shall include measures such as the following: - Diversion of offsite runoff away from the construction site; - Prompt revegatation of proposed landscaped areas; - Perimeter sandbagging or temporary basis to trap sediment; and - Regular sprinkling of exposed soils during construction phases. These submeasures shall be approved by the Regional Water Quality Control Board and the City of Huntington Beach prior to.any construction activities. EQUESTIRAN Significant Effect The displacement impacts associated with the project may effect facilities Countywide. Findin-gs* Findings 2 and 3. Significant Effects Long-term displacement of City equestrian facilities will occur with the implementation of Scenario 1. Long-term displacement of City equestrian facilities will occur with the implementation of Scenario 4. Attachment 1 -29- (2259d) Finding * Finding 1. Significant Effect The proposed project will contribute to the cummulative loss of equestrian facilities. Ein ings * Findings 2 and 3. PUBLIC SERVICE/UTILITIES Water SignificariL Dfect The project in conjunction with other past, present, and reasonably foreseeable future projects will contribute to an incremental demand for water supplies. With the uncertainty of water supplies in the Southern California area becoming a major concern, other developments in the area will definitely be impacted. Cumulatively, the projects contribution to the increased demands for water supplies is considered an unavoidable adverse impact. Findines Findings 1, 2 and 3. Fa t$ in SUpport of Findintzs The significant effect had been lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and uncorporated into the project. 1. The following water conservation measures shall be implemented as required by state law: a. Low-flush toilets. b. Low-flow showers and faucets. c. Insulation of hot water lines in water recirculation systems. d. Compliance with water conservation provisions of the appropriate plumbing code. 2. Landscaping shall use only low water demand (drought-tolerant) species. * For Facts in Support of Findings please see discussion of Equestrian facility within EIR No. 88-2 and following discussion of project alternatives. Attachment 1 -30- (2259d) 3. Irrigation systems which minimize water waste shall be used to the greatest extent possible. Such measures should involve such features as the following: a. Raised planters and berming in conjunction with closely spaced low volume, low angle (22-1/2 degree) sprinkler heads. d. Drip irrigation. c. Irrigation systems controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses. d. The use of reclaimed water for irrigated areas and equestrian trails. The project developers shall connect to the Orange County Waste District's "Green Acres" system of reclaimed water should this supply of water be available. Separate irrigation services shall be installed to ease this transition. 4. Interior water conservation measures shall be utilized. Low-flow plumbing fixtures and water pressure regulators to limit down-stream pressure to a maximum of 60 psi shall be installed. 5. Use mulch extensively in all landscaped areas. Mulch applied in top of soil will improve the water-holding capacity of the soil by reducing evaporation and soil compaction. b. Use pervious paving material whenever feasible to reduce surface water runoff and aid in ground water recharge. 7. The developer shall provide information to occupants regarding benefits of low water use landscaping and sources of additional assistance in selecting irrigation and landscaping. 8. Control slopes and grades to discourage water waste through runoff. 9. Minimize use of lawns and utilize warm season, drought tolerant grasses. 10. As future development occurs, no permits for Occupancy shall be issued until additional water supplies as detailed in the 1988 Water Master Plan are implemented and until the Reservoir Hill Booster station and distribution system are complete and operating to the satisfaction of the City Water Department. 11. As future development occurs, prior to the issuance of Use and Occupancy permits, the developer shall construct the necessary water service lines to individual residences. 12. As future development occurs, prior to approval of future building permits, complete landscape and irrigation plans shall be submitted to and approved by the Water Department. 13. The developer shall consult the Water Division of the city's Public Works Department during design and construction phases for further water conservation measures to review irrigation designs and drought tolerant plant use. Attachment 1 -31- (2259d) PROJECT ALTERNATIVES The draft EIR evaluated alternatives for the proposed Ellis-Goldenwest Specific Plan. The project had been refined during the course of the public review through a series of actions including but not limited to those listed below. 1. The City staff analysis of the Plan. 2. Refinement of the land uses based upon meetings between the City staff and Planning Commissioners and members of the community. 3. The responses to the comments on the Draft EIR. FINDINGS 1. The above described plan had been prepared and analyzed in a manner so as to provided for the greatest public involvement in the planning and CEQA process. 2. The planning process has developed a land use plan that is in conformance with the plan under which the Notice of preparation was issued and the draft EIR as prepared. 3. The Mitigation Measures and Standard City Policies and Requirements have been made a part of the land use plan. 4. The following provides a brief description of the project alternatives. 5. The alternatives were rejected in favor of the current project proposal. 6. The rationale for rejection of each alternative is provided below. No Project Alternative The No Project Alternative would retain the site in its existing condition. Findings Finding 3 - Specific economic, social, or other considerations make infeasible the project's No Project Alternative identified in the Final EIR and described above in that: 1. The project would not provide housing opportunities to meet the local and regional demands. 2. By not allowing the development of the project, development demands would still exist. These demands would created impacts similar to those described in the Final EIR. 3. The No Development Alternative would not provide roadway improvements to the community. 4. The No Development Alternative would not meet the planning and design objectives of the project proponent. 5. The proposed project represents the best mix of use for the site, better than the No Project Alternative, all factors considered. Attachment 1 -32- (2259d) 6. Significant effects of the preferred project are acceptable when balanced against facts set forth in the Statement of Overriding Considerations and stated above, and are more acceptable than those anticipated from the No Project Alternative. No Development Alternatives The No Development Alternative assumes the existing City General Plan remains in place and the existing agricultural zoning remains unchanged. Findings Finding 3 - Specific economic, social,or other considerations make infeasible the project's No Project Alternative identified in the Final EiR and described above in that: 1. The No Development Alternative does not provide significant housing or employment opportunities to meet local and regional demands. 2. The No Development Alternative would not provide roadway improvements to the community. 3. The No Project Alternative would not meet the planning and design objectives of the project proponent. 4. The proposed project represents the best mix of use for the site, better than the No Development Alternative, all factors considered. 5. Significant effects of the preferred project are acceptable when balanced against facts set forth in the Statement of Overriding Considerations and stated above, and are more acceptable than those anticipated from the No Development Alternative. ecresed Density of Development The Decreased Density of Development assumes the proposed meduim-high and high density residential designations are developed as medium density. Findings Findings 3 - Specific economic, social, or other considerations make infeasible the project's Decreased Density Alternative identified in the Final EIR and described above in that: 1. The reduction in density of the project would reduce the project's feasibility to provide infrastructure to the project area. 2. The Decreased Density of Development Alternative would provide fewer roadway improvements to the community. 3. The Decreased Density would not meet the planning and design objectives of the project proponent. 4. The proposed project represents the best mix of use for the site, better than the Decreased Density all factors considered. 5. Significant effectd of the preferred project are acceptable when balanced against facts set forth in the Statement of Overriding Considerations and stated above, and are more acceptable than those anticipated from the Decreased Density Alternative. Attachment 1 -33- (2259d) Alternative Location The Alternative Location was rejected because it was found to be environmentally inferior to the proposed project. Attachment 1 -34- 12259d) Res. No. 6022 STATE OF CALIFORNIA COUNTY OF ORANGE ss: CITY OF HUNTINGTON BEACH ) I, CONNIE BROCKWAY, the duly elected, qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven; that the foregoing resolution was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council at a regular meeting thereof held on the 1st day of May 19 89 , by the following vote: AYES: Councilmembers MacAllister, Green, Winchell , Bannister, Mays, Silva, Erskine NOES: Councilmembers: None ABSENT: Councilmembers: None i y (Aerk and ex offirtio Cler of the.City Council of the City of Huntington Beach, California