HomeMy WebLinkAboutCity Council - 6097 RESOLUTION NO. 6097
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HUNTINGTON BEACH CERTIFYING AS ADEQUATE
ENVIRONMENTAL IMPACT REPORT NO. 89-1 FOR THE
HOLLY-SEACLIFF MASTER PLAN
WHEREAS, the Holly-Seacliff Master Plan' s related
entitlements and Environmental Impact Report No. 89-1 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 November 7, 1989, and
such responses and comments as were made were duly noted and
re
sponded to; 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 Januar, 8, 1990 ,,,, 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
This City Council by this Resolution recommends Statement of
Facts and Statements 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 :
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SECTION 1. The City Council does hereby find that
Environmental Impact Report No. 89-1 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. 89-1, together
with existing and proposed mesures 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
Holly-Seacliff Master 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.
89-1 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 recommend that the City Council adopt and certify as
adequate Environmental Impact Report No. 89-1.
PASSED AND ADOPTED by the City Council of the City of
adjourned
Huntington Beach at a regular /meeting thereof held on the 8t4 day
Of d4rkudry , 19 90.
Mayor
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Res 6097
ATTEST: APPROVED AS TO FORM:
City Clerk Cit Attorney
REVIEWED AND APPROVED: INITIATED AND APPROVED:
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City Administrator Community Development
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Res 6097
A. STATEMENT OF FINDINGS & FACTS
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A. STATEMENT OF FINDINGS AND FACTS
ENVIRONMENTAL IMPACT REPORT NO. 99-1
CEQA STATEMENT OF FINDINGS AND FACTS
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, GENERAL PLAN AMENDMENT, FOR
THE HOLLY-SEACLIFF GPA, CITY OF 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 finding."
The possible findings are:
1. 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. Hereinafter referred to as Finding
- l.
2. Such changes or alterations are within the responsibility and jurisdiction
of another public agency 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. Hereinafter 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). Hereinafter referred to as Finding 3.
The City of Huntington Beach is considering approval of the development of the
Holly-Scacliff site. 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
prcparcd in accordance with CEQA and the Guidelines, the findings arc set forth
herein.
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FINDINGS 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
determined not to be significant are stated below:
Earth
o The project will not result in the creation of objectionable odors.
o The project will not result in any increase in wind or water erosion of soils,
either on or off the site.
Air Quality
o The project will not result in the creation of objectionable odors.
o The project will not result in the alteration of air movement, moisture or
temperature, or any change in climate, either locally or regionally.
Plant Life
o The project will not result in the reduction of the numbers of any unique, rare
or endangered species of plants.
Animal Life
o The project will not result in reduction of the numbers of any unique, rare or
endangered species of animals.
o 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.
o The project will not result in deterioration of existing fish or wildlife habitat.
o'sc
o The project will not result in the exposure of people to severe noise levels.
Natural Resources
o The project will not result in substantial depiction of any non-renewable
natural resources.
Transportation
o The project will not result in an increase in traffic hazards to motor vehicles,
bicyclists or pedestrians.
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Human Health
o The project will not result in the creation of any health hazard or potential
health hazard.
Cultural Resources
o The project does not have the potential to cause physical change which would
affect unique ethnic cultural values.
ENVIRONMENTAL IMPACT REPORT
During preparation of the EIR it was determined the following effects were
insignificant:
Land Use
o The project twill not result in land use compatibility impacts because roadways
and walls will act as buffers.
Population/Housing
o The project will not result in significant population increases.
Air Quality
o The project will not result in significant increases in long-term stationary
source emissions both on and off-site.
L.aht and Glare
o The project will not result in glare impacts related to vehicular traffic.
Energy Resources
o Construction of the project will not result in short-term energy consumption
impacts.
Public Services and Utilities
o The project will not result in impacts to hospital facilities.
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EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL OF INSIGNIFICANCE
LAND USE
Significant Effcct
o Development of the project may result in impacts from oil service vehicles
driving through proposed residential tracts.
Finding
Finding 1.
Facts in Su000rt 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 for individual tracts, the applicant should
demonstrate that service vehicle access to all remaining operating oil wells on-
site is monitored through the existing or proposed residential tracts.
2. All potential buyers and renters of on-site residences should be notified of the
effects resulting from on-site and off-site oil production activities. The
notification should state the frequency and locations of maintenance and
service operations. The notification should indicate that noise levels from oil
activities may also significantly increase during these times.
Significant Effect
o Development of the project adjacent to the golf course may result in landscape
incompatibilities.
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. Prior to the approval of tentative tracts adjacent to the Seacliff Country Club
and golf course, preliminary landscape plans and development/open space edge
treatments should be submitted for City approval. These plans should provide
for the review of planting compatibility along the relevant south edge of the
development.
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Significant Effect
Grading activities or development on-site could disrupt or destroy on-site natural
swales. This would be inconsistent with goals stated in the Open Space/Conservation
Element.
Finding
Finding 1.
Facts in Suoport 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. In order to retain the existing swale character, future Specific Plans should
incorporate policies which specify the grade of slope, permitted amount of cut
and fill, improvements for storm drainage and include a schematic design for
recreational and open space treatment within drainage swales.
2. Only limited grading activities or development should be allowed within areas
encompassing natural swales on-site. This should be limited to changes
required to install access roads, utility and storm drainage lines and
landscaping to enhance the natural condition of the Swale areas.
3. Detailed grading plans for all development on-site should be submitted to and
approved by the Planning Department prior to the issuance of grading permits.
Such plans should show all natural swales on-site and the areas to be graded.
4. Prior to the issuance of grading permits, the Department of Fish and Game
should be notified of grading activities on-site that are scheduled to commence
in the swales, in order to preclude the possible elimination of wetland areas
under the jurisdiction of the Department of Fish and Game, as further
specified in the Biological Resources section of this EIR.
AESTHETICS
Significant Effect
Grading activities may result in de-vegetation and potential impacts to drainage
swales.
Finding
Finding 1.
facts in Sunnort of Finding
The significant cfrcct has been substantially lessened to the extent feasible by Virtue
of the fallowing mitigation measures identified in the Final EIR and incorporated
into the project.
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I. Specific Plans should incorporate policies which specify maximum grade of
slope, permitted amount of cut and fill, improvements for storm drainage and
include a schematic design for recreational and open space treatment within
the ravines.
2. The topography of the natural ravines and their associated drainage courses
should be preserved in accordance with standards adopted with approval of
future Specific Plans.
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. New utility lines including, but not limited to, electric (excludes SCE 66KV
Transimission Lines), telephone, street lighting and cable television should be
placed under ground.
Significant Effect
The project may result in visual impacts to homes on adjacent parcels and visual
impact associated with the removal of existing windrows.
Finding
Finding 1.
Facts in SUDyort 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. Landscaping of future projects should be designed to minimize visual impacts
on adjacent parcels. Special consideration should be given to oricnt$tion of the
project's residences (i.e. windows and decking) so as to respect the privacy of
adjacent and nearby homes.
2. Wherever feasible. oil production facilities on-site should be eliminated or
consolidated to reduce their total number. Facilities remaining on-site should
be painted, camouflaged, or otherwise screened by perimeter walls, plantings
or like treatments to reduce their unsightliness to future residents.
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3. Wherever feasible, windrows should be preserved within park sites or replaced
to maintain the aesthetic benefits they contribute to the community. Further
studies should be completed to assess the health of these trees.
Significant Effect
The project may result in aesthetic impacts associated with the loss of open space
land where the railroad transportation corridor exists.
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, the designated railroad transportation corridor
should be preserved for future use as trails or transit.
EARTH RESOURCES
Significant Ef get
Development of the project may cause further degradation of groundwater in the
area and could increase erosion and siltation.
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.
_. I. Subdrains should be installed where necessary. Location and size of subdrains,
if any are required, should be determined after preliminary geotechnical and
grading information is made available.
Significant Effect
The project tics in a seismically active area.
to
Finding
Finding 1.
Facts in SUDDort 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 design of structures should comply with the requirements of-the City of
Huntington Beach Code and the standard practices of the Structural Engineers
Association of California.
2. A detailed geologic fault investigation should be undertaken to delineate any
additional active trace of the Newport/Inglewood Fault. A setback zone should
be established to prevent the construction of habitable structures within 50 feet
on either side of any active fault trace. Therefore, as is the case in the western
portion of the property, where the fault zone as exposed in the sand borrow pit
is 80 feet wide, the ultimate setback zone should have a total width of 180 feet.
Significant Effect
The project contains areas with relatively high amount of groundwater within the
alluvium that may contribute to some potential for liquefaction.
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. Prior to future development, additional information on particle size, density
and ground water levels should be obtained to accurately assess the potential
for liquefaction due to seismic shaking in the alluvial areas.
Significant Effect
The potential for subsidence to occur exists on the project site.
Finding
Finding 1.
Facts in Sut)ogrt 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.
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2. As future development occurs, continued subsidence rate monitoring for the
region of the subject site is necessary to determine if subsidence rates are
declining with current water-injection methods being used at operating oil
production facilities.
3. The use of post-tensioned slabs should be considered in the foundation design
in order to eliminate distress to structures and slabs from minor regional
subsidence. Although this measure will provide for a more rigid slab, it will by
no means eliminate distress to foundations resulting from the rapid subsidence
of the land from continued oil and gas withdrawal.
Significant Effect
Portions of the project site are located within tsunami risk area.
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. At the time of future development, habitable structures will be located outside
of the tsunami risk zone.
Significant Effect
The occurrence of bluff erosion is a distinct possibility along the western portion of
the project site.
Finding
Finding I.
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. During and after project construction, adequate surface drainage should be
maintained by the applicant in order to eliminate bluff erosion. Surface water
should be carried quickly away from the top of the bluff and not allowed to
pond or run down the slope face.
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HYDROLOGY
Significant Effect
The elimination of swales by development could potentially cause drainage impacts.
Finding
Finding 1.
Facts in Su[)t)ort 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 approval of future Specific Plans or grading permits, a detailed area-
wide flood control/hydrology/hydraulic study should be prepared by a licensed
civil engineer as required by the City and completed by the applicant (per the
current County of Orange Hydrology Requirements) to further quantify and
detail the combined drainage impacts of development within the watershed
area. These detailed studies may be used to adjust the suggested conduit sizes
proposed for the EIR and shown on Exhibit 14. A separate detailed study
should be completed for each tributary area. These studies shall be completed
prior to the approval of future Specific Plans or at the time of grading permit.
2. All future discretionarypermits should be consistent in preserving area-wide
P P g
natural drainage patterns along with preserving and enhancing the goals,
objectives and policies of the General Plan Open Space and Conservation
Element. The permits should ensure that development provide for facilities
needed to accommodate runoff from a 100 year storm.
3. Individual projects should be required to construct or upgrade on-site and off-
site drainage facilities needed to drain the site according to City requirements.
This should include: limited improvements to existing earth swales to convey
nuisance flows as well as floodwater; required storm drain conduits; storm
drain crossings under Goldenwest Street, Ellis Avenue and other proposed
streets; and any other facilities determined as needed in the more detailed
hydrology studies.
4. An additional closed conduit system will be required in Garfield Avenue from
Crystal Street easterly to the connection with the existing storm drain line in
Delaware Street. This system will be required to accommodate flows generated
by development within the study area.
5. The City should be responsible for the construction of upgraded swales, closed
conduits and a desilting basin to transport the drainage runoff collected from
the northwest portion of the project site, from north of Ellis Avenue to
Huntington Central Park.
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RECREATION
Significant Effcct
The population generated by this project would place a demand for a total of 54
acres of parkland at a ratio of 5 acres per 1,000 persons.
Findintz
Finding 1.
Facts in Su000rt 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 City should.adopt a plan for acquisition and development of land within
the Central Park expansion area north of Ellis Avenue.
2. The City shall enter into an agreement with major landowners to dedicate
designated parklands prior to or concurrent with development in each Planning
Area.
3. The City should create a special assessment district(s) for the development and
maintenance of public trails and parklands within the project area.
TRAFFIC/CIRCULATION
Significant Effect
Development of the project will result in reduced LOS for traffic in the project
vicinity. The GPA will result in 60,470 ADT.
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. Arterial links within the proicct study area shall be improved to their
ultimate width, consistent with the proposed Circulation Element for the
General Plan Amendment request. A listing of the ultimate arterial
widths within the project study area is presented below:
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Ellis Avenue
Edwards Street to Gothard Street primary 4 lane divided arterial
Gothard Street to project east boundary secondary 4 lane undivided arterial
Garfield Avenuc
Scapointe Street to Main Street major 6 lane divided arterial
Yorktown Avenue
Goldenwest Street to Main Street primary 4 lane divided arterial
Edwards Street
Ellis Avenue to Garfield Avenue secondary 4 lane undivided arterial
Goldenwest Street
Yorktown Avenue to Ellis Avenue major 6 lane divided arterial
Gothard Street
Ellis Avenue to Main Street secondary 4 lane undivided arterial
Main Street
Huntington Street to Yorktown Avenue primary 4 lane divided.arterial
These improvements should include all necessary curbs, gutters and median
requirements per the City of Huntington's standard plans. in addition, all
residential collectors, industrial collectors and residential streets should be
improved to their ultimate width consistent with the proposed Circulation
Element for the General Plan Amendment project.
2. Intersections within the study area should be constructed to the lane
geometries identified in Table 18.
3. Prior to the first Specific Plan or Tract Map approval, a fair share
funding program for the construction of the cross-gap connector from
Edwards to Bolsa Chica as a modified secondary arterial and the Sea-
pointe Avenue extension from Garfield to Coast Highway should be
determined. In the determination of this fair share funding program, a
credit should be given for the segment of the cross-gap connector and
Seapointe Avenue constructed within the project boundary.
4. The arterial and intersection improvements required to occur commen-
surate with Planning Area development are as follows:
Planning Area A
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
Contribute on a fair share basis towards the construction of the
cross-gap connector.
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Construct the ultimate westerly half section (40 feet, 2 lanes) of
Edwards Street from Ellis Avenue to Garfield Avenue.
Construct the ultimate northerly half section (60 feet, 3 lanes) of
Garfield Avenue from the project's western border to Edwards
Street.
Planning Area B
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
Contribute on a fair share basis towards the construction of the
cross-gap connector.
Construct the ultimate easterly half section (40 feet, 2 lanes) of
Edwards Street from the project's northern border to Garfield
Avenue.
Construct the ultimate section (100 feet, 4 lanes) of Ellis Avenue
from Edwards Street to Goldenwest Street.
Construct the ultimate northerly half section (60 feet, 3 lanes) of
Garfield Avenue from Edwards Street to Goldenwest Street.
Planning Area C
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
w
Contribute on a fair share basis towards the construction of the
cross-gap connector.
Vacate the existing Gothard Street from Ellis Avenue to Garfield
Avenue and construct the realigned Gothard Street to the west from
Ellis Avenue to Clay Street. The realigned segment of Gothard
Street should be constructed to its ultimate four lane secondary
section from Ellis to Clay.
Construct the ultimate northerly half section (60 feet, 3 lanes) of
Garfield Avenue from Goldenwest Street to the project's eastern
border.
Planning Area D
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
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Contribute on a fair share basis towards the construction of the
cross-gap connector.
Construct the ultimate southerly half section (60 feet, 3 lanes) of
Garfield Avenue from the project's western border to Goldenwest
Street.
Planning Area E
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as-mitigation
measures for the proposed project.
Contribute on a fair share basis towards the construction of the
cross-gap connector.
Construct the ultimate southerly half section (60 feet, 3 lanes) of
Garfield Avenue from Goldenwest Street to the project's eastern
border.
5. At the time of Specific Plan or Tract Map approval for a given Planning
Area or portion thereof, a traffic study shall be completed to determine
whether the incremental increase in traffic from the Specific Plan or
Tract Map area causes any of the intersections under investigation to
result in unacceptable levels of service. If unacceptable levels of service
result, this traffic analysis shall determine the portion of the ultimate
intersection improvements which are required, phasing of the
improvement and the funding source. If the project requires intersection
improvements which are greater than the project's fair share, a
reimbursable agreement shall be required of those subsequent develop-
ments which contribute to the need for said improvement.
Significant Effect
Development of the project may result in access impacts to major arterial streets.
Finding
Finding 1
Facts in SUDQort 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 Tract Map approval, a signal warrant analysis shall be conducted for
any project access points to the major arterial street system.
Significant Effect
The project may result in impacts to designations for bus stop turnouts.
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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. Prior to any Specific Plan or Tract Map approval, the Orange County Transit
District shall be consulted for the need to construct bus stops, turnouts and
shelters.
Significant Effect
The project may result in impacts to the future railroad transportation corridor.
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. The current Southern Pacific Railroad (SPRR) easement shall be preserved as a
transportation corridor for future use for mass transit and trails.
AIR QUALITY
Significant Effect
Development of the project will result in short-term construction related impacts on
air quality.
Finding
Finding
Facts in Supoort 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. To minimize dust generation during grading operations, SCAQMD Rule 403
should be adhered to which will require watering during earth moving
operations. To further reduce the emissions, grading should not occur when
wind speeds exceed 20 mpg.
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Significant Effect
Development of the project will result in long-term increases in vehicular source
emissions.
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. There should be support and compliance with the AQMP for the basin to
achieve regional air quality. The AQMP includes improvement of mass transit
facilities and implementation of vehicular usage reduction programs. Energy
conservation measures are also included. Specific measures which may be
appropriate for the proposed project include:
o Encourage the use of alternate transportation modes by promoting public
transit usage including the designation of the transportation corridor and
providing secure bicycle facilities.
o Provide public transit accommodations: such as bus turnout lanes, park
and ride areas and bus shelters.
o Provide energy conserving street lighting.
o Provide traffic signal synchronization where feasible.
Significant Effect
Development of the project may expose residents to odors from oil leakage.
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.
t. Because it only takes a small amount of material to generate odors, it is
important to maintain a very clean operation. Therefore, any oil spilled on the
ground should be quickly cleaned up. Well sumps should be pumped out after
pulling a well and periodically in the interim. Maintenance of scats and
gaskets on pumps and piping should be performed whenever leaks are evident.
General clean up of the site should result in significant improvements in the
level of odor found in the area.
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i
2. Appropriately designed, vapor recovery systems which pull the gas off the well
casing should be employed, as well as vapor recovery systems for oil transport
trucks. A similar system could be employed for any remaining storage facilities
on-site.
NOISE
Significant Effect
Project development could result in potential traffic related noise that could
potentially increase outdoor and indoor noise levels in residential and commercial
land uses to unacceptable levels.
Finding
Finding I
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. Measures should be designed to satisfy the requirement that 65 CNEL not be
exceeded in residential outside living areas. Where residential buildings are to
be located within these 65 CNEL contours, mitigation measures should be
undertaken to reduce noise to acceptable levels. Mitigation through the design
and construction of a noise barrier (wall, berm, or combination wall/berm) is
the most common way of alleviating traffic noise impacts. The effect of a
noise barrier is critically dependent on the geometry between the noise source
and the receiver. A noise barrier effect occurs when the "line of sight between
the source and receiver is penetrated by the barrier. A barrier which does not
break the line-of-sight is not an affective barrier, while one which just
interrupts the line-of-sight achieves a 5 db reduction in noise. The greater the
penetration the greater the noise reduction. Increasing building setbacks should
also be used to attenuate noise down to acceptable levels.
2. The City of Huntington Beach should require that the housing portion of this
project comply with the State of California Noise Insulation standards. The
code requires that "interior community noise levels (CNEL) with window
closed, attributable to exterior sources shall not exceed an annual CNEL of 45
dB in any habitable room." Any measures, such as window upgrades, can be
specified at the time of building permit application.
3. At the time of building permit application, the design should again be reviewed
to ensure that sound mitigation is included in the design.
Significant Effect
Short- and long-term noise from oil operations, which include: drilling, oil well
pumping and pulling, rcdrilling and service drilling, and well consolidation, could
affect on-site residential uses.
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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. Noise levels generated by the oil operations should be mitigated to levels
consistent with the Huntington Beach Noise Ordinance, by locating
consolidation area(s) at least 300 feet from the nearest residential or other
sensitive land uses (locating consolidation areas within industrial use areas
would be the most desirable from a noise standpoint). The oil wells could be
located closer to sensitive land uses if a perimeter wall with a minimum height
of 8.0 feet was utilized around the consolidation area(s). The following
mitigation measures assume a 100 foot distance to receptor and the mitigation
effects of an 8.0 foot sound wall. Additional analysis of the consolidation-
area(s) will be necessary when phasing plans become available.
2. The results show that in order for the drilling operations to satisfy the
Huntington Beach Noise Ordinance outdoor standards, electric motors with
acoustic blankets must be used. Diesel motors even when shielded by acoustic
blankets will not meet the nighttime Noise Ordinance standards at the on-site
and off-site residences, and will not meet the daytime Noise Ordinance
standards at the on-site residences. If there are plans to conduct the drilling
operations during the nighttime hours, then according to the Oil Code, the
operations must be soundproofed. Acoustic blankets as well as a 8.0 foot high
masonry wall along the site perimeter will likely reduce the noise levels to
below the Noise Ordinance standards.
3. The well pumps used in the consolidation area should be submerged. If other
types of well pumps such as ground level electric or diesel pumps may be
necessary. Specific mitigation measures should be presented in an additional
noise study.
4. Well pulling and drilling operations are confined to daytime hours (7 a.m. to 10
p.m.) by the Oil Code. Any redrilling performed at night must provide
soundproofing to comply with the Noise Ordinance. The Oil Code prohibits the
pulling of wells during the nighttime hours (10 p.m. to 7 a.m.). Well
maintenance activities should also be conducted between the hours of 7 a.m.
and 10 p.m. only. Although high levels of noise may be generated by routine
well maintenance operations, these activities would occur inside the noise
barrier surrounding the consolidation area.
5.. Service drilling for this project will be conducted during the daytime hours
only. Data on service drilling operations indicate that with a diesel powered
service rig and an 8 foot high noise barrier, the noise level at 100 feet will
likely be 55 dBA which corresponds to the City's daytime Noise Ordinance
standard. All servicing of the wells must comply with the noise standards
contained in the Huntington Beach code.
Significant Effect
l'rucks passing through residential areas to periodically empty on-site storage tanks,
could result in associated noise nuisances tol residents.
6097
Fin in
Finding I
Facts in Support of Findine
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. Truck operations should be limited to daytime hours only (7 a.m. to 10 p.m.)
Significant Effect
Potentially significant noise from police heliport activities operations could occur.
Finding
Finding I
Facts in Sut)oort 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. Residential development within the helicopter flight corridor should generally
be discouraged.
2. All residential buildings to be constructed within the helicopter activity
corridor should be designed to achieve a 25 dBA outdoor to indoor noise
reduction.
3. Helicopter noise impacts should be addressed in the acoustical assessments for
residential uses within the helicopter flight corridor. Any mitigation
requirements necessary to reduce helicopter noise impacts should be included in
the assessment.
4. A notice (and statement of acknowledgement) to prospective homeowners is
required stating that the property is subject to overflight, sight and sound of
helicopters associated with the police facility.
22
LIGHT AND GLARE
Significant Effect
{
The project will result in street, vehicular, and security related lighting which will be
visible to surrounding areas.
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 phased landscaping program should be developed in conjunction with all
future Specific Plans to ensure landscaping commensurate with residential and
non-residential occupancy to adequately screen on-site light and glare impacts.
2. All outdoor lighting should be consistent with the standards established by
future Specific Plans to minimize off-site light intrusion.
I All outdoor lighting should be hooded and directed downward to minimize
direct light and glare impacts on public rights-of-way and surrounding
properties.
d. Appropriate types and heights of street lights should be consistently established
in future Specific Plans. Street lighting should be standardized throughout the
project area.
5. Lighting associated with 'recreational uses, where applicable, should be designed
to minimize light intrusion onto surrounding property and right-of-ways
surrounding such uses.
Significant Effect
The amount of glare caused by rcflectivc surfaces on buildings and by vehicles may
be visible and increase as a result of the project.
Finding
Finding I
Facts in Supoort 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. Non-residential building materials should be consistent with architectural
standards incorporated into future Specific Plans. These standards should
address the minimization of glare.
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6097
CULTURAL RESOURCES
Significant Effect
Development of proposed project will result in the destruction of potentially
significant archaeological resources.
in in
Finding I
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. It is suggested that the research design be prepared by the Principal
Investigator selected to perform the work and that it be reviewed by a second
consulting archaeologist. This step will help insure the completeness and
viability of the. research design prior to its implementation. The involvement
of a second professional is viewed as an inexpensive means of insuring that no
major elements are overlooked.
2. The archaeological deposits within the Holly-Seacliff study area should be
subjected to a program of excavation designed to recover sufficient data to
fully describe the sites. The following program is recommended:
A. Analysis of the collections made by the Pacific Coast Archaeological
Society, Long Beach State University and any community college which
has such material. If the collections are properly provenienced and are
accompanied by adequate documentation, they should be brought together
during this phase and complete analysis performed. Of particular
importance during this phase is the recovery of survey data to be used to
determine the exact locations of previous excavation efforts.
B. Prior to the beginning of any excavation effort, a burial strategy should
be developed by the archaeologist retained to accomplish the excavation,
members of the Native American community and appropriate City Staff.
The strategy should address details of the handling and processing of
human remains encountered during.excavation, as well as the ultimate
disposition of such remains.
C. Completion of test excavations should be made at each of the
archaeological deposits. The information gained from the test excavation
will guide the following data recovery excavation. The excavations
should have two primary goals:
o Definition of site boundaries and depth.
o Determination of the significance of the site and its degree of
preservation.
D. A statistically valid sample of site material should be excavated. The
data recovery excavation should be conducted under the provisions of a
carefully developed research design. The research questions presented
earlier in this report should be incorporated into the research design,
other important research questions should be developed from the test
24
excavation data included, and a statement of methodology to be observed
must be included.
E. A qualified observer appointed by the Principle Investigator/
Archaeologist should monitor grading of the archaeological sites to
recover important material which might appear. The monitor will be
assigned by the Principal Investigator. This activity may require some
minor delay or redirecting of grading while material is being recovered.
The observer should be prepared to recover material as rapidly as is
consistent with good archaeological practice. Monitoring should be on a
full time basis when grading is taking place on or near an archaeological
deposit. However, the grading should terminate when the cultural deposit
has been entirely removed and clearly sterile deposits exposed.
F. All excavation and ground disturbing observation projects should include
a Native American Observer. Burials are known to exist at some of the
sites, a circumstance which is extremely important to the Native
American community.
G. A detailed professional report should be prepared which fully describes
the site and its place in prehistory. Reports should receive sufficient
distribution which includes the City, the County and the UCLA
repository for archeology to insure their availability to future
researchers.
H. Arrangements should be made for proper curation of the collections. It is
expected that large quantities of material will be collected during the
excavation. Curation should be at an institution which has the proper
facilities for storage, display and use by interested scholars and the
general public.
3. The shell and lithic scatters should be subjected to test excavation to determine
if they are or are not in situ archaeological deposits. If any of the scatters
prove to be in situ archaeological material, a site record should be prepared and
submitted to the Archaeological Survey, University of California, Los Angeles,
and the site should be treated as in mitigation number one. If the sites are
shown to be not archaeological in nature or not in situ, then no further action
should be taken.
4. Ground disturbing activity within the study area should be monitored by a
qualified observer assigned by the Principle Investigator/Archaeologist to
determine if significant historic deposits, (e.g. foundations, trash deposits. priv%
pits and similar features) have been exposed. The monitoring should be on a
full time basis but can be terminated when.clearly undisturbed geologic
formations are exposed. If such exposures occur, appropriate collections should
be made, followed by analysis and report preparation. Historic material may
be encountered anywhere within the Holly-Scacliff property, but the area
around the old Holly Sugar Refinery is probably more sensitive than the
balance of the project area. Historical material recovered at the archaeological
sites should be trca.tcd with those deposits.
5. The plaque commemorating oil well Huntington A-1 should be preserved. As
development in the area continues, it may be desirable to upgrade this feature.
25
6097
Significant Effect
Grading and other earth moving activities will likely expose fossil remains and
potentially destroy them.
Finding
Finding I
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 qualified paleontologist should be retained to periodically monitor the site
during grading or extensive trenching activities that cut into the San Pedro
Sand or the Quaternary marine terrace units.
2. In areas where fossils are abundant, full-time monitoring and salvage efforts
will be necessary (8 hours per day during grading or trenching activities). In
areas where no fossils are being uncovered, the monitoring time can be less
than eight hours per day.
3. The paleontologist should be allowed to temporarily divert or direct grading
operations to facilitate assessment and salvaging of exposed fossils.
4. Collection and processing of matrix samples through fine screens will necessary
to salvage any microvertebratc remains. If a deposit of microvertebrates is
discovered, matrix material can be moved off to one side of the grading area to
allow for further screening without delaying the developmental work.
5. All fossils and their contextual stratigraphic data should go to an institution
with a research interest in the materials, such as the Orange County Natural
History Foundation.
BIOLOGICAL RESOURCES
Significant Effect
The project may result in the loss of large trees which will reduce raptor nesting
sites.
Finding
Finding 1
Facts in Suoport 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 pro.icet.
1. Through adoption of future Specific Plans large trees suitable for use by
raptors such as the red-shouldered hawk, should be preserved or replaced in
accordance with the tree species identified in the plant palette contained in
Appendix 1-1.
26
Significant Effect
The project will result in the potential loss of brackish wetlands on the western
border.
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. Any grading or filling in the brackish wetlands in the western portion of the
project site will be mitigated by restoration of an equal area of coastal wetland
at a nearby location in the open space area.
2. Effects upon on•site wetlands within the jurisdiction of the California
Department of Fish and Game will require mitigation defined by 1603 permits.
Significant Effect
Increased access and encroachment into the wetlands located to the west of the
project site may destroy habitat and disrupt breeding and foraging activities of
wildlife.
Finding
Finding I
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. Development/use of the linear park (open space areas along the northern and
northwest project boundaries) will be limited to passive recreation such as
riding and hiking trails. Fencing and vegetative buffers shall be designed to
exclude humans and pets from the Bolsa Chica Wetlands areas. The bluffs and
other upland areas in the linear park shall be revegetated with native plants
which are adapted to coastal environments.
Significant Effect
The night lighting associated with the proposed project may disrupt wildlife activity.
27
6097
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 J
ro'ect.
P
1. The effects of night lighting can be mitigated by the following measures: 1)
use of low intensity street lamps at the development edge; 2) use of low
elevation lighting poles; and 3) shielding by internal silvering of the globe or
internal opaque reflectors. The degree to which these measures are utilized
should be dependent upon the distance of the light source to the urban edge.
Use of private sources of illumination around homes should also be restricted
to prohibit area lighting on lots adjacent to open space areas.
OIL FACILITIES
Significant Effect
Development of the project will result in the consolidation of oil wells adjacent to
new development.
Finding
Finding 1
Facts in Support of Finding
The significant effect has been substantially lessened to the extent feasible by virtuc
of the following mitigation measures identified in the Final EIR and incorporated
into the project.
1. Future Specific Plan(s) should include an area or areas for the consolidation of
oil well facilities.
Significant Effect
Development of the project within an oil district may result in operational and
locational impacts.
Finding
Finding l
Facts in Su000rt of Finding '
The significant effect has been substantially lessened to the extent feasible by virtuc
of the following mitigation measures identified in the Final EIR and incorporated
into the project.
1. All new dcvclopment proposals should be accompanied by:
u A plan which addresses the rcquircments for abandoned wells.
28
o The abandonment plans for existing wells.
o The operational plans for any remaining wells and facilities.
These plans must satisfy the requirements of the City of Huntington Beach and
" the Division of Oil and Gas.
2. The criteria for the approval of development plans within oil districts should
include:
(a) That enough open space has been reserved around the oil operation site to
allow existing and future equipment which could reasonably be expected
- to be used on the site, including any setbacks from new development
required by the Fire Chief.
(b) That adequate access to all operation sites is provided for portable
equipment and emergency vehicles.
(c) That reasonable expansion of the existing facilities, if permitted in the
oil district, can be accomplished.
(d) That any proposed development includes all provisions for soundproofing
and fire protection required by the Fire Chief.
(e) That screening of oil facilities from any new development is included in
the plan.
(section 9680.4, Article 968 QIL DISTRICTS, City of Huntington Beach
Municipal Code).
Significant Effect
The withdrawal of oil may result in subsidence impacts to new development
structures.
Findinn
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, continued subsidence rate monitoring for the
region of the subject site is necessary to determine if subsidence rates are
declining with current water injection methods being used at operating oil
production facilities.
2. The use of post-tensioned slabs should be considered in the foundation design
in order to eliminate distress to structures and slabs from minor regional
subsidence. Although this measure will provide for a more rigid slab, it will by
no means eliminate distress to foundations resulting from the rapid subsidence
of the land from continued oil and gas withdrawal.
Significant Effect
Development among operating oil wells can include hazards from oil field, surface
oil contamination, accumulation of methane gas, fire or blow out incidents, oil spills,
noise and air quality impacts.
29
6097
Finding
Finding 1
Facts in Support of Finding
The significant effect has been substantially lessened to the extent feasible by virtuc
of the following mitigation measures identified in the Final EIR and incorporated
into the project.
I. All other mitigation measures pertaining to oil contamination, methane gas
accumulation and other hazards are contained in other sections of this EIR, as
- previously noted.
HUMAN HEALTH & SAFETY
Significant Effect
Previous oil production activities cold result in areas of surface oil contamination on
_ the project site, requiring a site specific evaluation to direct cleanup operations on-
site.
Finding
Finding 1
Facts in Su000rt 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 grading and development, a site reconnaissance should be performed
including a phased Environmental Site Assessment to evaluate areas where
contamination of the surf icial soils may have taken place. The environmental
assessment should evaluate existing available information pertinent to the site
and also undertake a limited investigation of possible on-site contamination.
Phase I should include:
a. Review of available documents pertinent to the subject site to evaluate
current and previous uses.
b. Site reconnaissance to evaluate areas where contamination of surficial
soils may have taken place.
C. Excavation and testing of oil samples to determine presence of near
surface contamination of soil.
_ d. Subsurface exploration to determine presence.of sumps on-site. Testing
of possible drilling fluids for heavy metals.
C. Completion of soil gas vapor detection excavations located adjacent to the
existing on-site wells.
f. Testing of air samples for gas vapor, methane gas and sulfur compounds.
30
2. The actual site characterization and remedial action plan would be developed
as part of a later phase. Upon completion of the Environmental Assessment, a
Remedial Action Plan can be developed. This plan should address the
following items:
a. Treatment of possible crude oil contaminated soils. A possible solution to
this condition would be aeration of the contaminated soils to release the
volatile gases and then incorporation of the treated soils into the roadway
fills (subgrade).
b. Treatment of possible drilling sumps by either on-site disposal of non-
contaminated drilling fluids or off-site disposal of contaminated fluids.
C. Treatment of the possibility of the accumulation of methane gas.
Significant Effect
The potential exists for the project site to experience explosions due to methane gas
accumulations.
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 E1R and incorporated
into the project.
1. Prior to development, a thorough site study for the presence of surface and
shallow subsurface methane gas should be performed. Any abnormal findings
would require a Remedial Action Plan and further studies to assure sufficient
mitigation of the hazardous areas prior to building construction. All structures
should have a gas and vapor barrier installed underneath the slabs and
foundations. Gas collection and ventilation systems should be installed over
abandoned wells which are underneath or within ten (10) feet of any structure,
and over wells which show evidence of surface emissions of methane gas.
Additionally, following construction of structures, an organic vapor analysis
should be conducted and the results evaluated to assure that acceptable air
quality is maintained within buildings and residences.
2. The presence of methane gas on-site should be the subject of future studies that
include the following tasks:
a. Drilling of test wells to monitor for subsurface methane deposits and
confirm or deny the presence of biogenic methane bearing strata near the
surface in the development area.
b. Shallow excavation and sampling in areas either known or assumed to be
potential drilling mud sumps,
C. Vapor monitoring of shallow vapor probes placed at strategic locations on
. the site and collection of soil vapor samples;
d. Vapor survey areas adjacent to known abandoned oil wells;
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6097
C. Laboratory analysis of selected soil samples for metals and soil vapor
samples for gases.
Significant Effect
The operation of oil wells in proximity to residential development may result in
hazards related to blowouts, explosions, fires, ruptures and vandalism.
Finding
Finding 1
Facts in Suvoort 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. Oil wells scheduled for abandonment should be completed in accordance with
the standards and specifications of the City of Huntington Beach and the
California Division of Oil and Gas. Wells which have previously been
abandoned must be reabandoned to the most current requirements of the City
of Huntington Beach and the Division of Oil and Gas.
2. Existing oil production lines are located throughout the site. Treatment of
these lines will depend on proposed land use and development. Utility lines
should be relocated and or removed with the trench being filled with
compacted fill.
Significant Effect
The storage and use of hazardous materials can be expected as part of operations in
industrial portions of the project site.
Finding
Finding I
Facts in Suovort 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. An inventory of all hazardous materials used and stored by industries locating
within the project area should be maintained and recorded for use by the City
Fire Department. This inventory should include the location at which each
hazardous material is used.
2. The use, storage and disposal of hazardous materials should be enforced by
City of Huntington Beach to provide the greatest possible protection to the
public from accidental occurrences.
3. Active wells remaining on-site should be secured and screened as required by
the City of Huntington Beach.
32
4. Prior to development, a review of available public health records should be
performed to evaluate possible public health risk sites in the vicinity of the
subject site.
PUBLIC SERVICES AND UTILITIES
Significant Effect
Development of the project will create the need for additional fire protection
services.
Finding
Finding I
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. Access roads to oil production areas should be provided where appropriate and
kept unobstructed to prevent adverse impacts on fire protection due to ongoing
oil production.
2. Measures to eliminate or reduce fire and safety risks from existing and
abandoned oil production facilities and disposal areas are discussed in the
Human Health and Safety section of this EIR.
3. The Huntington Beach Fire Department should review all developments within
the area for adequate emergency vehicle access and water pressure.
Significant Effect
Development within the project area will impact the level of police services presently
provided.
Finding
Finding 1
Facts in Sunnort 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 City should budget for additional officers to correspond with phasing of
development in the project area.
Significant Effect
Development of the project will result in the addition of new residents to the area
creating a need for expanded park facilities and library facilities.
33
6097
Finding
Finding 1
Facts in Su000rt 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 City should enter into an agreement with major landowners to dedicate
designated parklands prior to or concurrent with development in each Planning
Area.
2. The City should adopt a plan for acquisition and development of land within
the Central Park expansion area north of Ellis Avenue.
3. The City should create a special assessment district(s) for the development and
maintenance of public trails and parklands within the project area.
Significant Effect
Development of the project will have an incremental impact on already overcrowded
conditions at the central Library and may additionally increase the use and demand
on the service of the Main Street Branch.
Finding
Finding 1
Facts in Su000rt 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. With future development, the community enrichment fee should be paid to help
fund the library expansion program.
Significant Effect
Development of the project will impact elementary and high school facilities.
Finding
Finding 1
Facts in Sutmort 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. The GPA designates a site for a new elementary school to serve students
generated by residential development within the project area.
34
2. It is strongly recommended that developers consult with the Southern
California Gas Company and the Southern California Edison Company for
further energy conservation measures.
3. Developers should submit to SCG and SCE planning divisions all tract maps
and improvement plans for the project so that proper planning, phasing and
sizing of needed mains and service lines can be designed.
Significant Effect
Development of the project could potentially impact service delivery and planning
efforts.
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. Building construction should comply with the standards and specifications of
the General Telephone Company and Rogers Cable TV Company.
2. Developers should submit to GTE and Rogers Cable TV Company all tract maps
and improvement plans for the project so that proper planning, phasing, sizing
and material ordering for service lines can be made.
WATER FACILITIES
Significant Effect
Development of the project will result in the need for water facility improvements
such as major transmission lines and a booster station.
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. Development of the proposed project should occur concurrently with
devclopmcnt of the City's water system improvements to allow for adequate
water service to the site.
2. All proposed development should comply with the phasing and design of water
facilities as shown on the water facilities map so as to provide adequate looped
systems to service the adjoining properties.
36
3. As future development occurs prior to the issuance of Use and Occupancy
permits. developers should construct the necessary water service lines to
individual residences and lots.
Sienificant Effect
Development of the project will result in the need for increased storage capacity.
Finding
Finding 1
Facts in Supoort of Finding
The significant effect has been substantially lessened to the extent feasible by virtuc
of the following mitigation measures identified in the Final EIR and incorporated
into the project.
1. As future development occurs, no permits for Use and Occupancy should be
issued until the Reservoir Hill booster pump station and the increase in storage
capacity are complete and operating to the,satisfaction of the City Water
Division so as to provide adequate water service to each development.
SEWER FACILITIES
Significant Effect
Ultimate development project area will require four major trunk lines and one pump
station to collect and convey sewerage from the project area.
Finding
Finding I
Facts in Support of Finding
The significant effect has been substantially lessened to the extent feasible by virtuc
of the following mitigation measures identified in the Final EIR and incorporated
into the project.
1. Detailed sewer studies should be prepared by a licensed civil engineer as
required by the City so as to precisely calculate the required sewer main sizes.
These calculations may be used to adjust the suggested pipe sizes proposed for
the E.I.R. and should be completed for each tributary area prior to the approval
of Specific Plans.
2. All proposed development should comply with a phasing plan and the design of
sewer facilities as shown on the sewer facilities map. This would provide
adequate connections to service adjoining and upstream properties. All
required casements for sewer facilities should be in place prior to the issuance
of a building permit of the subject property.
3. New development should be phased corresponding to the curtailment of waste
water discharge from existing oil production as required for adequate pipe
capacity flows.
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6097
4. Development of the areas tributary to the Slater Avenue Pump Station should
be postponed until the pump station improvements are completed or until other
interim methods are approved.
5. All industrial and commercial users should take on-site measures to reduce the
load strength of their sewerage discharge.
6. Developers should pay the required connection fees to either O.C.S.D. No. 3 or
O.C.S.D. No. 11, whichever is higher at the time of connection to County Trunk
lines.
7. Each development should be responsible for the construction of sewer facilities
within their project and/or off-site facilities necessary to serve the
development. If it is required to oversize these facilities so as to serve other
future projects, the developer can enter into a reimbursement agreement with
the City so that future developers pay their fair share when they develop. This
reimbursement procedure is per the City Ordinance Code.
8. Discretionary permits should not be approved for development of an area until
adequate sewer service alignments and capacities are demonstrated.
SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF
• THE PROJECT IS IMPLEMENTED.
LAND USE
Significant Effect
Project will result in the conversion of 768 acres of land to urban uses that are at a
much greater degree of development than what is presently existing.
Finding
Finding 3
Facts in S)lnuort of Finding
Certain economic and social needs of the City preclude the feasibility of mitigation.
AESTHETICS
Significant Effect
The project will contribute to a cumulative loss of open space views.
Finding
Finding 3
.Facts in Support of Finding
The significant impact cannot be lessened through mitigation as this impact is a
consequence of the urbanization process.
38
EAR141 RESOURCES
Significant Effect
The project will alter existing topography and soils through the proposed grading and
construction activities on-site.
Finding
Findings 1 and 3
Facts in Support of Finding
The significant effect has been substantially lessened to the extent fe sible by virtue
of the following mitigation measures identified in the Final EIR and incorporated
into the project.
1. Prior to preparing the final development plan for the property, detailed
preliminary geologic and soils engineering investigation should a completed.
The purpose of this subsequent investigation should be to devel p specific
grading and foundation recommendations for the proposed site evelopment.
2. In order to retain the existing Swale character, future Specific lans should
incorporate policies which specify maximum grade of slope, per itted amounts
of cut and fill, permitted improvements for storm drainage and include a
schematic design for recreational and open space treatment wit in drainage
swales.
3. Prior to the issuance of future grading permits, internal collect r streets should
be aligned around topographical features and avoid crossing th natural swales
where possible.
HYDROLOGY
aittnificant Effect
The project will increase downstream siltation and contribute to the degradation of
water quality.
Finding
Findings I and 3
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. Developers will be required to design and construct all required improvements
(swales, conduits, overflow provisions, desiltation, by-pass system) required for
flows entering Sully-Millcr Lake. Per City Ordinance, the developers may enter
into reimbursement agreements. The developer shall be responsible for on-site
generated run-off only.
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2. It is recommended that final drainage and grading plans be designed to
minimize erosion and velocity of surface runoff through proper design of
surface drains, appropriate grading, and landscape programs, all to the
specification of the City's Department of Public Works.
3. All work should comply with the City of Huntington Beach Public Works
Standards and Specifications and any pertinent grading ordinances.
POPULATION/HOUSING
Significant Effect
Development of the project will impact the goals of the Housing Element by reducing
the housing stock by 25%.
Finding
Findings 1 and 3
Facts in Su000rt 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 applicant should strive to develop a variety of housing types and sizes at a
range of prices in order to comply with the General Plan Housing Element
policies for affordable housing as well as the needs identified in the RHNA.
TRAFFIC/CIRCULATION
Significant Effect
Development of the project will result in impacts to Garfield Avenue/Main Street
intersection from access locations along Garfield.
Findinix
Finding 1 and 3
Facts in Surmort 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 part of any subsequent Specific Plan or Tract Map that requires access along
Garfield Avenue, an operational analysis of said access shall be conducted and
submitted for review and approval of .the City Traffic Engineer. The access on
Garfield Avenue shall be limited to right turn in and out, except one location,
mid-block between Edwards Street and Goldenwest Street. A signalized full
movement intersection shall be permitted at this location. The access design
shall be limited on Garfield Avenue and spread to other parallel arterials, such
as Ellis Avenue, Clay Avenue and Yorktown Avenue.
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AIR QUALITY
Significant Effects
Development of the project will contribute to the degradation of regional air quality.
Finding
Finding I and 3
Facts in Support of Finding
The cumulative significant impact cannot be lessened through mitigation as this
impact is a consequence of the urbanization process.
NOISE
Significant Effects
During construction, existing residential land uses situated adjacent to the project
site could be exposed to impacts from occasional single-event disturbances caused by
construction equipment.
Finding
Finding 1 and 3
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. Enforcement of the City of Huntington Beach Noise Ordinance should be
implemented which limits the hours of construction to normal weekday
working hours.
BIOLOGICAL RESOURCES
Significant Effect
The conversion of existing open areas into residential and commercial uses will result
in the removal of vegetation and the destruction or displacement of wildlife which
uses the on-site habitat.
Fin in
Findings 1 and 3
Facts in Support of Finding
Hie significant cl'fcet 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 setting aside of 92 acres of parks and other open space will partially
mitigate the loss of the existing open space and provide some wildlife habitat.
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2. The Specific Plan should address revegetation on all graded areas where
" structures or other improvements are not built. In public open space areas,
consideration should be given to the use of native or naturalized species which
require little irrigation and provide wildlife habitat, with a gradual transition
to more ornamental species along the development edge.
3. Following construction of necessary infrastructure in the main drainage swale,
i.e. utility lines, sewers, etc., this swale should remain as open space. Mitigation
for the loss of cattail marsh habitat (0.5 acres) and willow habitat (0.5 acres)
which are depicted on Exhibit 28, will take place such that a minimum of 1.0
acre of riparian vegetation is established in this drainage swale. The plants
utilized in the revcgetated area will be chosen from the recommended plant
palette indicated in Appendix H.
NATURAL AND ENERGY RESOURCES
Sianificant Effect
Upon completion, project residences will generate an increased demand on natural
gas and electricity.
Finding
Findings 1 and 3
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. Building construction should comply with the Energy Conservation Standards
set forth in Title 24 of the California Administrative Code. Energy
conservation features should include:
o Installation of thermal insulation in walls and ceilings which meet or
exceed State of California, Title 24 requirements.
o . Insulation of hot water pipes and duct systems.
o Use of natural ventilation where possible.
o Use of natural gas for space heating and cooking.
o Installation of attic fans or other ventilation devices.
o Orientation to sunlight and use of overhangs.
o Landscaping with deciduous trees, to provide shade in the summer
months and allow sunlight through in the winter months.
2. It is recommended that the developer consult with both the Southern California
Gas Company and Southern California Edison during the building design phase
for further energy conservation measures.
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WATER FACILITIES
.significant Effete
Development of the project will incrementally increase the demand for additional
water supplies.
Fin in
Finding 1 and 3
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 water conservation measures shall be implemented by developers
as required by state law and by the City Water Division:
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.
2. Irrigation systems which minimize water waste should 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 degrees) sprinkler heads.
b. Drip irrigation.
C. Irrigation systems controlled automatically to ensure watering during
early morning or evening hours to reduce evaporation losses.
3. Developers and the City should provide information to occupants regarding
benefits of low water use landscaping and sources of additional assistance for
domestic and irrigation water conservation procedures.
4. Landscaping should use only low water demand (drought-tolerant species) and
irrigation systems designed to minimize water waste. The use of mulch
extensively in all landscaped areas is strongly recommended.
S. Minimize use of lawns and utilize water season, drought tolerant grasses.
6. Use pervious paving material whenever feasible to reduce surface water runoff
and aid in groundwater recharge.
7. Control slopes and grades to discourage water waste through runoff.
8. As future development occurs, no permits for Use and Occupancy should be
issued until additional water supplies as detailed in the 1988 Water Master Plan
arc implemented by the City Water Division so as to provide adequate water
supplies to each development.
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9. Developers should consult the City Water Division during design and
construction phases for further water conservation measures to review
irrigation designs and drought tolerant plant use.
10. As development occurs, prior to approval of future building permits, complete
landscape and irrigation plans should be submitted to and approved by the
Water Division.
11. In order to connect to the Orange County Water District's "Green Acres" system
of reclaimed water (as described and detailed in the 1988 City of Huntington
Beach Water System Master Plan), the project developer should at this time
construct and utilize a reclaimed water system for on-site irrigated areas and.
equestrian trails.
PROJECT ALTERNATIVES
The draft EIR evaluated alternatives for the proposed Holly-Seacliff General Plan
Amendment. 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.
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
provide 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 Development Alternative
The No Development Alternative would retain the site in its existing condition.
Findings
Finding 3 - Specific economic, social, or other considerations make infeasible the
project's No Development Alternative identified in the Final EIR and described
above in that:
I. The project would not provide housing opportunities to meet the local and
regional demands.
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2. By not allowing the development of the project, development demands would •
still exist. These demands would create 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 No Development Alternative would not provide needed employment
centers.
6. The proposed project represents the best mix of use for the site, better than the
No Development Alternative, all factors considered.
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.
No Proiect Alternative
The No Project Alternative assumes the existing City General Plan remains in place
and that development takes place with these designations and densities.
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 Project Alternative would delay development of the site because these
designations are not consistent with the demands in the marketplace.
2. The No Project Alternative provides 40% less acreage for Open Space than the
proposed Land Use Plan and increases traffic (ADT) by 38%.
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 Project 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 Project
Alternative.
Industrial Alternative
The Industrial Alternative assumes higher intensity development with more acreage
for industrial use and similar residential development.
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Findings:
Finding 3 - Specific economic, social or other considerations make infeasible the
project's industrial alternative identified in the Final EIR and described above in
that:
I. The Industrial Alternative would decrease employment opportunities within
central Huntington Beach impacting the job/housing balance.
2. This alternative has greater aesthetic, cultural, biological and natural resource
impacts than the proposed plan.
3. The Industrial 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
Industrial Alternative all factors considered.
5. Significant effects of the preferred project are acceptable when balanced
against facts set forth in the Statement of Overriding Consideration and stated
above, and are more acceptable than those anticipated from the Industrial
Alternative.
Residential Alternative
The Residential Alternative assumes 11% more residential development than the
proposed plan and eliminates industrial areas.
Findings:
Finding 3 - Specific economic, social, or other considerations make infeasible the
project's Residential Alternative identified in the Final EIR and described above in
that:
1. The Residential Alternative would not create an employment area in
Huntington Beach and generates 72% less employment opportunities than the
proposed plan.
2. The Residential Alternative has greater population, recreation and public
service impacts than the proposed plan.
3. The Residential 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
Residential 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 arc more acceptable than those anticipated from the Residential
Alternative.
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B. STATEMENT OF OVERRIDING CONSIDERATIONS +
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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 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.
The project's cumulative and incremental contribution to those impacts is
considered minimal and acceptable from a regional perspective.
8. The project will be designed and landscaped 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 Holly-Seacliff General Plan Amendment will provide for the
following:
Land Use
o Redistribute planned residential, commercial, industrial and open space
uses to more accurately reflect existing uses and development
opportunities, constraints and trends.
o Coordinate land use patterns with planned arterial highway alignments
and improvements.
o Designate 89 acres to be dedicated to and/or acquired by the City as
permanent public open space. This includes 40 acres adjacent to
Huntington Central Park. 36 acres for the Bolsa Chica Linear Park and 13
acres for neighborhood parks.
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o Designate 561 acres for residential uses ranging from 3 du/ac to 20 du/ac
(versus the existing General Plan which has 465 acres in residential use
with 115 acres at 35 du/acre).
o Designate 54 acres for business and industrial uses.
o Focus industrial and business uses at the key intersection of Garfield and
Goldenwest providing for a consolidated business park which will be
highly visible.
o Provide 4,870 jobs for the community.
o Provide for a mixed use land use category in the area of the Seacliff
Village Shopping Center. This will provide for 20 acres of commercial
use along with 33 acres of medium density residential uses.
o Provide for a balanced range of land uses, responsive to market demands
which will facilitate the transition from oil production uses to new
development.
Circulation
o Provide road capacities to accommodate ultimate projected traffic from
both existing and proposed development in the region.
o Provide for coordinated access onto arterials from the interior of large
parcels.
o Provides for current and future Class II bicycle circulation.
o Incorporate policies and design features,to encourage the use of public
transportation systems through the designation of a transportation
corridor along the Southern Pacific Railroad right-of-way.
o Decrease average daily trips when compared to the existing General Plan
by 36,900 trips for 38 percent.
Recreation And Open Space
o Provide a comprehensive and coordinated plan for the acquisition and
development of public and private open space and recreation areas,
including:
- Four new neighborhood parks.
- A linear park, including vista points along the west, facing the
bluffs of Huntington Mesa.
- Bicycle and pedestrian trails linking major open space features.
- Open space corridors and landscaped buffers in the ravine areas.
- Equestrian trails which link Central Park to the bluffs of
Huntington Mesa.
- Establishment of the upland boundary for the Bolsa Chica linear
park incorporating an agreement for the timely dedication of
parkland, tied to phasing of development in the study area.
- Increasing open space and park areas by 35 acres or 65 percent.
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Community Infrastructure Facilities '
o Evaluate existing and planned infrastructure facilities and capacitics to
serve development in the study area.
o Provide a master plan of improvement for water and.sewer service, storm
drainage, gas, electric and telephone service.
Community Theme
o Establish community and neighborhood identify through the use of:
- theme walls
- planting materials
intersection emphasis
community and neighborhood entry features
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C. FINAL EIR MITIGATION MEASURES
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MITIGATION MEASURES
ENVIRONMENTAL IMPACT REPORT NO. 89-1
Land Use
On-Site Land Uses
1. Prior to issuance of building permits for individual tracts, the applicant should
demonstrate that service vehicle access to all remaining operating oil wells on-
site is monitored through the existing or proposed residential tracts.
2. All potential buyers and renters of on-site residences should be notified of the
effects resulting from on-site and off-site oil production activities. The
notification should state the frequency and locations of maintenance and
service operations. The notification should indicate that noise levels from oil
activities may also significantly increase during these times.
Ownership
3. The City should adopt a redevelopment plan or other strategy to assemble
encyclopedia lots and other non-buildable parcels of land in Planning Areas B,
C & E.
Surrounding Land Uses
4. Prior to the approval of tentative tracts adjacent to the Seacliff Country Club
and golf course, preliminary landscape plans and development/open space edge
treatments should be submitted for City approval. These plans should provide
for the review of planting compatibility along the relevant south edge of the
development.
Land Use Policies
5. In order to retain the existing swale character, future Specific Plans should
incorporate policies which specify the grade of slope, permitted amount of cut
and fill, improvements for storm drainage and include a schematic design for
recreational and open space treatment within drainage swales.
6. Only limited grading activities or development should be allowed within areas
encompassing natural swales on-site. This should be limited to changes
required to install access roads, utility and storm drainage lines and
landscaping to enhance the natural condition of the swale areas.
7. Detailed grading plans for all development on-site should be submitted to and
approved by the Planning Department prior to the issuance of grading permits.
Such plans should show all natural swales on-site and the areas to be graded.
8. Prior to the issuance of grading permits, the Department of Fish and Game
should be notified of grading activities on-site that are scheduled to commence
in the swales, in order to preclude the possible elimination of wetland areas
under the jurisdiction of the Department of Fish and Game, as further
specified in the Biological Resources section of this EIR.
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Aesthetics
1. Specific Plans should incorporate policies which specify maximum grade of
slope, permitted amount of cut and fill, improvements for storm drainage and a
schematic design for recreational and open space treatment within the ravines.
2. The topography of the natural ravines and their associated drainage courses
should be preserved in accordance with standards adopted with approval of
future Specific Plans.
3. As required in the Public Services and Utilities section of this EIR, new utility
lines including, but not limited to, electric (excludes SCE 66KV transmission
lines), telephone, street lighting and cable television should be placed
underground. The applicant should be responsible for complying with this
requirement and should make the necessary arrangements with the utility
.companies for the installation of such facilities.
4. Landscaping of future projects should be designed to minimize visual impacts
on adjacent parcels. Special consideration should 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.
5. Wherever feasible, oil production facilities on-site should be eliminated or
consolidated to reduce their total number. Facilities remaining on-site should
be painted, camouflaged, or otherwise screened by perimeter walls, plantings
or like treatments to reduce their unsightliness to future residents.
6. Wherever feasible, windrows should be preserved within park sites or replaced
to maintain the aesthetic benefits they contribute to the community. Further
studies should be completed to assess the health of these trees.
7. As future development occurs, the designated railroad transportation corridor
should be preserved for future use as trails or transit.
Earth Resources
Groundwater
.1. Subdrains should be installed where necessary. Location and size of subdrains,
if any arc required, should be determined after preliminary geotechnical and
grading information is made available.
Seismicity
2._ The design of structures should comply with the requirements of the City of
Huntington Beach Code and the standard practices of the Structural Engineers
Association of California.
3. A detailed geologic fault investigation should be undertaken to delineate any
additional active trace of the Newport/Inglewood fault. A setback zone should
be established to prevent the construction of habitable structures within 50 feet
on either side of any active fault trace. Therefore, as is the case in the western
portion of the property, where the fault zone as exposed in the sand borrow pit
is 80 feet wide, the ultimate setback zone should have a total width of 180 feet.
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Liquefaction
4. Prior to future development, additional information on particle size, density,
and ground water levels should be obtained to accurately assess the potential
_ for liquefaction due to seismic shaking in the alluvial areas.
Subsidence
5. As future development occurs, continued subsidence rate monitoring for the
region of the subject site is necessary to determine if subsidence rates are
declining with current water-injection methods being used at operating oil
production facilities.
6. The use of post-tensioned slabs should be considered in the foundation design
in order to eliminate distress to structures and slabs from minor regional
subsidence. Although this measure will provide for a more rigid slab, it will by
no means eliminate distress to foundations resulting from the rapid subsidence
of the land from continued oil and gas withdrawal.
Tsunamis
7. At the time of future development, habitable structures will be located outside
of the tsunami risk zone.
Other Hazards
8 . During and after project construction, adequate surface drainage should be
maintained by the applicant, in order to eliminate bluff erosion. Surface water
should be carried quickly away from the top of the bluff and not allowed to
pond or run down the slope face.
Hydrology
By implementing the following mitigation measures, the significant impacts to both
the environment and the City storm-drain facilities due to runoff can be
significantly reduced.
On-Site
1. Prior to approval of future Specific Plans or grading permits,•a detailed area-
wide flood control/hydrology/hydraulic study should be prepared by a licensed
civil engineer as required by the City and completed by the applicant (per the
current County of Orange Hydrology Requirements) to further quantify and
detail the combined drainage impacts of development within the watershed
area. These detailed studies may be used to adjust the suggested conduit sizes
proposed for the EIR and shown on Exhibit 14. A separate detailed study
should be completed for each tributary area.• These studies shall be completed
prior to the approval of future Specific Plans or at the time of grading permit.
2. All future i v' -wi c
1 e discretionary permits should be consistent in preserving area d
YP P g
natural drainage patterns along with preserving and enhancing the goals,
objectives and politics of the General Plan Open Space and Conservation
Element. The permits should ensure that development provide for facilities
needed to accommodate runoff from a 100 year storm.
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3. Individual projects should be required to construct or upgrade on-site and off-
site drainage facilities needed to drain the site according to City requirements.
This should include: limited improvements to existing earth swales so as to
convey nuisance flows as well as floodwater; required storm drain conduits;
storm drain crossings under Goldenwest Street, Ellis Avenue and other proposed
streets; and any other facilities determined as needed in the more detailed
hydrology studies.
4. An additional closed conduit system will be required in Garfield Avenue from
Crystal Street easterly to the connection with the existing storm drain line in
Delaware Street. This system will be required to accommodate flows generated
by development within the study area.
5. The City should be responsible for the construction of upgraded swales, closed
conduits and a desilting basin to transport the drainage runoff collected from
the northwest portion of the project site, from north of Ellis Avenue to
Huntington Central Park.
Population and Housing
1. The applicant should strive to develop a variety of housing types and sizes at a
range of prices in order to comply with the General Plan Housing Element
policies for affordable housing as well as the needs identified in the RHNA.
Recreation
1. The City should adopt a plan for acquisition and development of land within
the Central Park expansion area north of Ellis Avenue.
2. The City shall enter into an agreement with major landowners to dedicate
designated parklands prior to or concurrent with development in each Planning
Area.
3. The City should create a special assessment district(s) for the development and
maintenance of public trails and parklands within the project are
Transportation
The following measures are recommended to ameliorate the potential circulation
impacts arising from the development of the proposed Holly Seacliff General Plan
Amendment.
1. Arterial links within the project study area shall be improved to their
ultimate width, consistent with the proposed Circulation Element for the
General Plan Amendment request. A listing of the ultimate arterial
widths within the project study area is presented below:
Ellis Avenue
Edwards Street to Gothard Street primary 4 lane divided arterial
Gothard Strcct to project cast boundary secondary 4 lane undivided arterial
Garfield Avenue
Scapointe Strcct to Main Strcet major 6 lane divided arterial
Yorktown Avenue
Goldcnwest Strcct to Main Strcct primary 4 lane divided arterial
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Edwards Street
Ellis Avenue to Garfield Avenue secondary 4 lane undivided arterial
Goldenwest Street
Yorktown Avenue to Ellis Avenue major 6 lane divided arterial
Gothard Street
Ellis Avenue to Main Street secondary 4 lane undivided arterial
Main Street
Huntington Street to Yorktown Avenue primary 4 lane divided arterial
These improvements-should include all necessary curbs, gutters, and
median requirements per the City of Huntington's standard plans. In
addition, all residential collectors, industrial collectors and residential
streets should be improved to their ultimate width consistent with the
proposed Circulation Element for the General Plan Amendment project.
2. Intersections within the study area should be constructed to the lane
geometries identified in Table 18.
3. Prior to the first Specific Plan or Tract Map approval, a fair share
funding program for the construction of the cross-gap connector from
Edwards to Bolsa Chica as a modified secondary arterial and the Sea-
pointe Avenue extension from Garfield to Coast Highway should be
determined. In the determination of this fair share funding program, a
credit should be given for the segment of the cross-gap connector and
Seapointe Avenue constructed within the project boundary.
4. The arterial and intersection improvements required to occur commen-
surate with Planning Area development are as follows:
Planning Area A
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
Contribute on a fair share basis towards the construction of the
cross-gap connector.
Construct the ultimate westerly half section (40 feet, 2 lanes) of
Edwards Street from Ellis Avenue to Garfield Avenue.
Construct the ultimate northerly half section (60 feet, 3 lanes) of
Garfield Avenue from the project's western border to Edwards
Street.
Planning Area B
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
Contribute on a fair share basis towards the construction of the
cross-gap connector.
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Construct the ultimate easterly half section (40 feet, 2 lanes) of
Edwards Street from the project's northern border to Garfield
Avenue.
Construct the ultimate section (100 feet, 4 lanes) of Ellis Avenue
f rom Edwards Street to Goldenwest Street.
Construct the ultimate northerly half section (60 feet, 3 lanes) of
Garfield Avenue from Edwards Street to Goldenwest Street.
Planning Area C
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
Contribute on a fair share basis towards the construction of the
cross-gap connector.
Vacate the existing Gothard Street from Ellis Avenue to Garfield
Avenue and construct- the realigned Gothard Street to the west from
Ellis Avenue to Clay Street. The realigned segment of Gothard
Street should be constructed to its ultimate four lane secondary
section from Ellis to Clay.
Construct the ultimate northerly half section (60 feet, 3 lanes) of
Garfield Avenue from Goldenwest Street to the project's eastern
border.
Planning Area D
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
Contribute on a fair share basis towards the construction of the
cross-gap connector.
Construct the ultimate southerly half section (60 feet, 3 lanes) of
Garfield Avenue from the project's western border to Goldenwest
Street.
Planning Area E
Contribute on a fair share basis towards the implementation of all
necessary intersection improvements identified as mitigation
measures for the proposed project.
Contribute on a fair share basis towards the construction of the
cross-gap connector.
Construct the ultimate southerly half section (60 feet, 3 lanes) of
Garfield Avenue from Goldenwest Street to the project's eastern
border.
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5. At the time of Specific Plan or Tract Map approval for a given Planning
Area or portion thereof, a traffic study shall be completed to determine
whether the incremental increase in traffic from the Specific Plan or
Tract Map area causes any of the intersections under investigation to
result in unacceptable levels of service. If unacceptable levels of service
result, this traffic analysis shall determine the portion of the ultimate
intersection improvements which are required, the phasing of the
improvement and the funding source. If the project requires intersection
improvements which are greater than the project's fair share, a
reimbursable agreement shall be required of those subsequent develop-
ments which contribute to the need for said improvement.
6. Prior to Tract Map approval, a signal warrant analysis shall be conducted
for any project access points to the major arterial street system.
7. As part of any subsequent Specific Plan or Tract Map that requires access
along Garfield Avenue, an operational analysis of said access shall be
conducted and submitted for review and approval of the City Traffic .
Engineer. The access on Garfield Avenue shall be limited to right turn in
and out, except one location, mid-block between Edwards Street and
Goldenwest Street. A signalized full movement intersection shall be
permitted at this location. The access design shall be limited on Garfield
Avenue and spread to other parallel arterials, such as Ellis Avenue, Clay
Avenue and Yorktown Avenue.
8. Prior to any Specific Plan or Tract Map approval, the Orange County
Transit District shall be consulted for the need to construct bus stops,
turnouts and shelters.
9. The current Southern Pacific Railroad (SPRR) easement shall be pre-
served as a transportation corridor for future use for mass transit and
trails.
Air Quality
Short-term Impacts
1. To minimize dust generation during grading operations, SCAQMD Rule 403
should be adhered to which will require watering during earth moving
operations. To further reduce the emissions, grading should not occur when
wind speeds exceed 20 mpg.
Long-term Impacts
2. There should be support and compliance with the AQMP for the basin to
achieve regional air quality. The AQMP includes improvement of mass transit
facilities and implementation of vehicular usage reduction programs. Energy
conservation measures arc also included. Specific measures which may be
appropriate for the proposed project include:
o Encourage the use of alternate transportation modes by promoting public
transit usage including the designation of the transportation corridor and
providing secure bicycle facilities.
o Provide public transit accommodations: such as bus turnout lanes, park
and ride areas, and bus shelters.
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o Provide energy conserving street lighting.
o Provide traffic signal synchronization where feasible.
Odor Control
3. Because it only takes a small amount of material to generate odors, it is
important to maintain a very clean operation. Therefore, any oil spilled on the
ground should be quickly cleaned up. Well sumps should be pumped out after
pulling a well, and periodically in the interim. Maintenance of seals and
gaskets on pumps and piping should be performed whenever leaks are evident.
General clean up of the site should result in significant improvements in the
level of odor found in the area.
4. Appropriately designed, vapor recovery systems which pull the gas off the well
casing should be employed, as well as vapor recovery systems for oil transport
trucks. A similar system could be employed for any remaining storage facilities
on-site.
Noise
Roadway Noise
The following mitigation measures are recommended to minimize any potential noise
impacts associated with traffic noise on surrounding roadways.
1. Enforcement of the City of Huntington Beach Noise Ordinance should be
implemented which limits the hours of construction to normal weekday
working hours.
2. Measures should be designed to satisfy the requirement that 65 CNEL not be
exceeded in residential outside living areas. Where residential buildings are to
be located within these 65 CNEL contours, mitigation measures should be
undertaken to reduce noise to acceptable levels. Mitigation through the design
and construction of a noise barrier (wall, berm, or combination wall/berm) is
the most common way of alleviating traffic noise impacts. The effect of a
noise barrier is critically dependent on the geometry between the noise source
and the receiver. A noise barrier effect occurs when the "line of sight" between
the source and receiver is penetrated by the barrier. A barrier which does not
break the line-of-sight is not an affective barrier, while one which just
interrupts the line-of-sight achieves a 5 db reduction in noise. The greater the
penetration the greater the noise reduction. Increasing building setbacks should
also be used to attenuate noise down to acceptable levels.
3. The City of Huntington Beach should require that the housing portion of this
project comply with the State of California Noise Insulation standards. The
code requires that "interior community noise levels (CNEL) with window
closed, attributable to exterior sources shall not exceed an annual CNEL of 45
dB in any habitable room." Any measures, such as window upgrades, can be
specified at the time of building permit application.
4. At the time of building permit application, the design should again be reviewed
to ensure that sound mitigation is included in the design.
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Oil Well Operations
5. Noise levels generated by the oil operations should be mitigated to levels
consistent with the Huntington Beach Noise Ordinance, by locating
consolidation areas) at least 300 feet from the nearest residential or other
sensitive land uses (locating consolidation areas within industrial use areas
would be the most desirable from a noise standpoint). The oil wells could be
located closer to sensitive land uses if a perimeter wall with a minimum height
of 8.0 feet was utilized around the consolidation area(s). The following
mitigation measures assume a 100 foot distance to receptor and the mitigation
effects of an 8.0 foot sound wall. Additional analysis of the consolidation
area(s) will be necessary when phasing plans become available.
Oil Well Drilling Operations
6. The results show that in order for the drilling operations to satisfy the
Huntington Beach Noise Ordinance outdoor standards, electric motors with
acoustic blankets must be used. Diesel motors even when shielded by acoustic
blankets will not meet the nighttime Noise Ordinance standards at the on-site
and off-site residences, and will not meet the daytime Noise Ordinance
standards at the on-site residences. If there are plans to conduct the drilling
operations during the nighttime hours, then according to the Oil Code, the
operations must be soundproofed. Acoustic blankets as well as a 8.0 foot high
masonry wall along the site perimeter will likely reduce the noise levels to
below the Noise Ordinance standards.
Oil Well Pumping
7. The well pumps used in the consolidation area should be submerged. If other
types of well pumps such as ground level electric or diesel pumps may be
necessary. Specific mitigation measures should be presented in an additional
noise study.
Well Pulling, Redrilling, and Service Drilling Operations
8. Well pulling and drilling operations are confined to daytime hours (7 a.m. to 10
p.m.) by the Oil Code. Any redrilling performed at night must provide
soundproofing to comply with the Noise Ordinance. The Oil Code prohibits the
pulling of wells during the nighttime hours (10 p.m. to 7 a.m.). Well
maintenance activities should also be conducted between the hours of 7 a.m.
and 10 p.m. only. Although high levels of noise may be generated by routine
well maintenance operations, these activities would occur inside the noise
barrier surrounding the consolidation area.
9. Service drilling for this project will be conducted during the daytime hours
only. Data on service drilling operations indicate that with a diesel powered
service rig and an 8 foot high noise barrier, the noise level at 100 feet will
likely be 55 dBA which corresponds to the City's daytime Noise Ordinance
standard. All servicing of the wells must comply with the noise standards
contained in the Huntington Beach code.
Truck Operations
10. Truck operations should be limited to daytime hours only (7 a.m. to 10 p.m.)
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Helicopter Operations
11. Residential development within the helicopter flight corridor should generally
be discouraged.
12. All residential buildings to be constructed within the helicopter activity
corridor should be designed to achieve a 25 dBA outdoor to indoor noise
reduction.
13 Helicopter noise impacts should be addressed in the acoustical assessments for
residential uses within the helicopter flight corridor. Any mitigation
requirements necessary to reduce helicopter noise impacts should be included in
the assessment.
14. A notice (and statement of acknowledgement) to prospective homeowners is
required stating that the property is subject to overflight, sight and sound of
helicopters associated with the police facility.
Light and Glare
1. . A phased landscaping program should be developed in conjunction with all
future Specific Plans to ensure landscaping commensurate with residential and
non-residential occupancy to adequately screen on-site light and glare impacts.
2. All outdoor lighting should be consistent with the standards established by
future Specific Plans to minimize off-site light intrusion.
3. All outdoor lighting should be hooded and directed downward to minimize
direct light and glare impacts on public rights-of-way and surrounding
properties.
4. Appropriate types and heights of street lights should be consistently established
in future Specific Plans. Street lighting should be standardized throughout the
project area.
5. Lighting associated with recreational uses, where applicable, should be designed
to minimize light intrusion onto surrounding property and right-of-ways
surrounding such uses.
6. Non-residential building materials should be consistent with architectural
standards incorporated into future Specific Plans. These standards should
address the minimization of glare.
Cultural Resources
Archaeology
1) It is suggested that the research design be prepared by the Principal
Investigator selected to perform the work and that it be reviewed by a second
consulting archaeologist. This step will help insure the completeness and
viability of the research design prior to its implementation. The involvement
of a second professional is viewed as an inexpensive means of insuring that no
major elements arc overlooked.
2) The archaeological deposits within the Holly-Seacliff study area should be
subjected to a program of excavation designed to recover sufficient data to
fully describe the sites. The following program is recommended:
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A. Analysis of the collections made by the Pacific Coast Archaeological
Society, Long Beach State University and any community college which
has such material. If the collections are properly provenienced and are
accompanied by adequate documentation, they should be brought together
during this phase and complete analysis performed. Of particular
importance during this phase is the recovery of survey data to be used to
determine the exact locations of previous excavation efforts.
B. Prior to the beginning of any excavation effort, a burial strategy should
be developed by the archaeologist retained to accomplish the excavation,
members of the Native American community and appropriate City Staff.
The strategy should address details of the handling and processing of
human remains encountered during excavation, as well as the ultimate
disposition of such remains.
C. Completion of test excavations should be made at each of the
archaeological deposits. The information gained from the test excavation
will guide the following data recovery excavation. The excavations
should have two primary goals:
o Definition of site boundaries and depth.
o Determination of the significance of the site and its degree of
preservation.
D. A statistically valid sample of site material should be excavated. The
data recovery excavation should be conducted under the provisions of a
carefully developed research design. The research questions presented
earlier in this report should be incorporated into the research design,
other important research questions should be developed from the test
excavation data included, and a statement of methodology to be observed
must be included.
E. A qualified observer appointed by the Principle Investigator/
Archaeologist should monitor grading of the archaeological sites to
recover important material which might appear. The monitor will be
assigned by the Principal Investigator. This activity may require some
minor delay or redirecting of grading while material is being recovered.
The observer should be prepared to recover material as rapidly as is
consistent with good archaeological practice. Monitoring should be on a
full time basis when grading is taking place on or near an archaeological
deposit. However, the grading should terminate when the cultural deposit
has been entirely removed and clearly sterile deposits exposed.
F. All excavation and ground disturbing observation projects should include
a Native American Observer. Burials are known to exist at some of the
sites, a circumstance which is extremely important to the Native
American community.
G. A detailed professional report should be prepared which fully describes
the site and its place in prehistory. Reports should receive sufficient
distribution which includes the City, the County and the UCLA
repository for archeology to insure their availability to future
researchers.
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H. Arrangements should be made for proper curation of the collections. It is
expected that large quantities of material will be collected during the
excavation. Curation should be at an institution which has the proper
facilities for storage, display and use by interested scholars and the
general public.
3) The shell and lithic scatters should be subjected to test excavation to determine
if they are or are not in situ archaeological deposits. If any of the scatters
prove to be in situ archaeological material, a site record should be prepared and
submitted to the Archaeological Survey, University of California, Los Angeles,
and the site should be treated as in mitigation number one. If the sites are
shown to be not archaeological in nature or not in situ, then no further action
should be taken.
4) Ground disturbing activity within the study area should be monitored by a
qualified observer assigned by the Principle Investigator/Archaeologist to
determine if significant historic deposits, (e.g. foundations, trash deposits, privy
pits and similar features) have been exposed. The monitoring should be on a
full time basis but can be terminated when clearly undisturbed geologic
formations arc exposed. If such exposures occur, appropriate collections should
be made, followed by analysis and report preparation. Historic material may
be encountered anywhere within the Holly-Seacliff property, but the area
around the old Holly Sugar Refinery is probably more sensitive than the
balance of the project area. Historical material recovered at the archaeological
sites should be treated with those deposits.
S) The plaque commemorating oil well Huntington A-I should be preserved. As
development in the area continues, it may be desirable to upgrade this feature.
Paleontology
6) A qualified paleontologist should be retained to periodically monitor the site
during grading or extensive trenching activities that cut into the San Pedro
Sand or the Quaternary marine terrace units.
7): In areas where fossils are abundant, full-time monitoring and salvage efforts
will be necessary (8 hours per day during grading or trenching activities). In
areas where no fossils are being uncovered, the monitoring time can be less
than eight hours per day.
8) The paleontologist should be allowed to temporarily divert or direct grading
operations to facilitate assessment and salvaging of exposed fossils.
9) Collection and processing of matrix samples through fine screens will necessary
to salvage any microvertebrate remains. If a deposit of microvertebrates is
discovered, matrix material can be moved off to one side of the grading area to
allow for further screening without delaying the developmental work.
10) All fossils and their contextual stratigraphic data should go to an institution
with a research interest in the materials, such as the Orange County Natural
History Foundation.
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Biological Rcsourccs
Several mitigation measures can be implemented which will reduce the significant
impacts to levels of insignificance and further reduce the insignificant impacts.
Since many project development details have not been proposed, these mitigation
measures are discussed on a general level.
1. The setting aside of 92 acres of parks and other open space will partially
mitigate the loss of the existing open space and provide some wildlife habitat.
2. The Specific Plan should address revegetation on all graded areas where
structures or other improvements are not built. In public open space areas,
consideration should be given to the use of native or naturalized species which
require little irrigation and provide wildlife habitat, with a gradual transition
to more ornamental species along the development edge.
3. Following construction of necessary infrastructure in the main drainage swale,
i.e. utility lines, sewers, etc., this swale should remain as open space. Mitigation
for the loss of cattail marsh habitat (0.5 acres) and willow habitat (0.5 acres)
which are depicted on Exhibit 28, will take place such that a minimum of 1.0
acre of riparian vegetation is established in this drainage swale. The plants
utilized in the revegetated area will be chosen from the recommended plant
palette indicated in Appendix H.
4. Through adoption of future Specific Plans large trees suitable for use by
raptors such as the red-shouldered hawk, should be preserved or replaced in
accordance with the tree species identified in the plant palette contained in
Appendix H.
5. Any grading or filling in the brackish wetlands in the western portion of the
project site will be mitigated by restoration of an equal area of coastal wetland
at a nearby location in the open space area.
6. Effects upon on-site wetlands within the jurisdiction of the California
Department of Fish and Game will require mitigation defined by 1603 permits.
7. Development/use of the linear park (open space areas along the northern and
northwest project boundaries) will be limited to passive recreation such as
riding and hiking trails. Fencing and vegetative buffers shall be designed to
exclude humans and pets from the Bolsa Chica Wetlands areas. The bluffs and
other upland areas in the linear park shall be revegetated with native plants
which are adapted to coastal environments.
8. The effects of night lighting can be mitigated by the following measures:
1) use of low intensity street lamps at the development edge; 2) use of low
elevation lighting poles, and 3) shielding by internal silvering of the globe or
internal opaque reflectors. The degree to which these measures are utilized
should be dependent upon the distance of the light source to the urban edge.
Use of private sources of illumination around homes should also be restricted
to prohibit area lighting on lots adjacent to open space areas.
Natural Resources
1. Building construction should comply with the Energy Conservation Standards
set forth in Title 24 of the California Administrative Code. Energy
conservation features should include:
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o Installation of thermal insulation in walls and ceilings which meet or
exceed State of California, Title 24 requirements.
o Insulation of hot water pipes and duct systems.
o Use of natural ventilation where possible.
o Use of natural gas for space heating and cooking.
o Installation of attic fans or other ventilation devices.
o Orientation to sunlight and use of overhangs.
o Landscaping with deciduous trees, to provide shade in the summer
months and allow sunlight through in the winter months.
2. It is recommended that the developer consult with both the Southern California
Gas Company and Southern California Edison during the building design phase
for further energy conservation measures.
Oil Facilities
1. Future Specific Plan(s) should include an area or areas for the consolidation of
oil well facilities.
2. All new development proposals should be accompanied by:
o A plan which addresses the requirements for abandoned wells.
o The abandonment plans for existing wells.
o The operational plans for any remaining wells and facilities.
These plans must satisfy the requirements of the City of Huntington Beach and
the Division of Oil and Gas.
3 The criteria for the approval of development plans within oil districts should
include:
(a) That enough open space has been reserved around the oil operation site to
allow existing and future equipment which could reasonably be expected
to be used on the site, including any setbacks from new development
required by the Fire Chief.
(b) That adequate access to all operation sites is provided for portable
equipment and emergency vehicles.
(c) That reasonable expansion of the existing facilities, if permitted in the
oil district, can be accomplished.
(d) That any proposed development includes all provisions for soundproofing
and fire protection required by the Fire Chief.
(c) That screening of oil facilities from any new development is included in
the plan.
(section 9680.4. Article 968 OIL DISTRICTS, City of Huntington Beach
Municipal Code).
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4. As future development occurs, continued subsidence rate monitoring for the
region of the subject site is necessary to determine if subsidence rates are
declining with current water injection methods being used at operating oil
production facilities.
5. The use of post-tensioned slabs should be considered in the foundation design
in order to eliminate distress to structures and slabs from minor regional
subsidence. Although this measure will provide for a more rigid slab, it will by
no means eliminate distress to foundations resulting from the rapid subsidence
of the land from continued oil and gas withdrawal.
6. All other mitigation measures pertaining to oil contamination, methane gas
accumulation and other hazards are contained in other sections of this EIR, as
previously noted.
Human Health and Safety
Surface Oil Contamination
1. Prior to grading and development, a site reconnaissance should be performed
including a phased Environmental Site Assessment to evaluate areas where
contamination of the surficial soils may have taken place. The environmental .
assessment should evaluate existing available information pertinent to the site
and also undertake a limited investigation of possible on-site contamination.
Phase I should include:
a. Review of available documents pertinent to the subject site to evaluate
current and previous uses.
b. Site reconnaissance to evaluate areas where contamination of surficial
soils may have taken place.
C. Excavation and testing of oil samples to determine presence of near
surface contamination of soil.
d. Subsurface exploration to determine presence of sumps on-site. Testing
of possible drilling fluids for heavy metals.
C. Completion of soil gas vapor detection excavations located adjacent to the
existing on-site wells.
f. Testing of air samples for gas vapor, methane gas and sulfur compounds.
2. The actual site characterization and remedial action plan would be developed
as part of a later phase. Upon completion of the Environmental Assessment, a
Remedial Action Plan can be developed. This plan should address the
following items:
a. Treatment of possible crude oil contaminated soils. A possible solution to
this condition would be aeration of the contaminated soils to release the
volatile gases and then incorporation of the treated soils into the roadway
fills (subgradc).
b. Treatment of possible drilling sumps by either on-site disposal of non-
contaminated drilling fluids or off-site disposal of contaminated fluids.
66
C. Treatment of the possibility of the accumulation of methane gas.
Methane Gas
3. Prior to development, a thorough site study for the presence of surface and
shallow subsurface methane gas should be performed. Any abnormal findings
would require a Remedial Action Plan and further studies to assure sufficient
mitigation of the hazardous areas prior to building construction. All structures
should have a gas and vapor barrier installed underneath the slabs and
foundations. Gas collection and ventilation systems should be installed over
abandoned wells which are underneath or within ten (10) feet of any structure,
and over wells which show evidence of surface emissions of methane gas.
Additionally, following construction of structures, an organic vapor analysis
should be conducted and the results evaluated to assure that acceptable air
quality is maintained within buildings and residences.
4. The presence of methane gas on-site should be the subject of future studies that
include the following tasks:
a. Drilling of test wells to monitor for subsurface methane deposits and
confirm or deny the presence of biogenic methane bearing strata near the
surface in the development area.
b. Shallow excavation and sampling in areas either known or assumed to be
potential drilling mud sumps;
C. Vapor monitoring of shallow vapor probes placed at strategic locations on
the site and collection of soil vapor samples;
d. Vapor survey areas adjacent to known abandoned oil wells;
C. Laboratory analysis of selected soil samples for metals and soil vapor
samples for gases.
Other Oil Production Related Hazards
5. Oil wells scheduled for abandonment should be completed in accordance with
the standards and specifications of the City of Huntington Beach and the
California Division of Oil and Gas. Wells which have previously been
abandoned must be reabandoned to the most current requirements of the City
of Huntington Beach and the Division of Oil and Gas.
6. Existing oil production lines are located throughout the site. Treatment of
these lines will depend on proposed land use and development. Utility lines
should be relocated and or removed with the trench being filled with
compacted fill.
Hazardous Materials
7. An inventory of all hazardous materials used and stored by industries locating
within the project area should be maintained and recorded for use by the City
Fire Department. This inventory should include the location at which each
hazardous material is used.
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8. The use, storage and disposal of hazardous materials should be enforced by
' City of Huntington Beach to provide the greatest possible protection to the
public from accidental occurrences.
9. Active wells remaining on-site should be secured and screened as required by
the City of Huntington Beach.
10. Prior to development, a review of available public health records should be
performed to evaluate possible public health risk sites in the vicinity of the
subject site.
Public Services and Utilities
Fire Protection
1. Access roads to oil production areas should be provided where appropriate and
kept unobstructed to prevent adverse impacts on fire protection due to ongoing
oil production.
2. Measures to eliminate or reduce fire and safety risks from existing and
abandoned oil production facilities and disposal areas are discussed in the
Human Health and Safety section of this EIR.
I The Huntington Beach Fire Department should review all developments within
the area for adequate emergency vehicle access and water pressure.
Police Services
4. The City should budget for additional officers to correspond with phasing of
development in the project area.
Community Services .
5. The City should enter into an agreement with major landowners to dedicate
designated parklands prior to or concurrent with development in each Planning
Area.
6. The City should adopt a plan for acquisition and development of land within
the Central Park expansion area north of Ellis Avenue.
7. The City should create a special assessment district(s) for the development and
maintenance of public trails and parklands within the project area.
Library
8. With future development, the community enrichment fee should be paid to help
fund the library expansion program.
Schools
9. The GPA designates a site for a-new elementary school to serve students
generated by residential development within the project area.
68
10. The school district and major landowner should enter into an agreement for
acquisition or lease of the site as part of implementation of this GPA.
11. Developers should pay school impact fees to finance construction of necessary
school facilities.
12. The Huntington Beach Union High School District should coordinate its
expansion plans with phasing of development within the project area.and
surrounding areas.
Solid Waste Disposal
13. To reduce the proposed projects impacts on waste disposal facilities, project
designs should develop a means of reducing the amount of waste generated
both during construction and when the project is in use. Potential ways of
reducing project waste loads include implementation of recycling programs,
and utilization of low water use landscaping.
14. The developer should contact the solid waste disposal firm during the design
stage to ensure the most efficient and economical means for rubbish removal
The design should include rubbish enclosures, projected travel areas, and
turnabouts where necessary. Provisions for recycling should be included.in
future project designs.
Gas and Electricity
15. Building construction should comply with the Energy Conservation Standards
set forth in Title 24 of the Californian Administrative Code.
16. It is strongly recommended that developers consult with the Southern
California Gas Company and the Southern California Edison Company for
further energy conservation measures.
17. Developers should submit to SCG and SCE planning divisions all tract maps
and improvement plans for the project so that proper planning, phasing and
sizing of needed mains and service lines can be designed.
Telephone and Cable TV
18. Building construction should comply with the standards and specifications of
the General Telephone Company and Rogers Cable TV Company.
19. Developers should submit to GTE and Rogers Cable TV Company all tract maps
and improvement plans for the project so that proper planning, phasing, sizing
and material ordering for service lines can be made.
Water Facilities
With the implementation of the following mitigation measures, the major impacts to
the City's water system can be reduced significantly.
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1. Development of the proposed project should occur concurrently with
development of the City's water system improvements to allow for adequate
_ water service to the site.
2. All proposed development should comply with the phasing and design of water
facilities as shown on the water facilities map so as to provide adequate looped
systems to service the adjoining properties.
3. As future development occurs prior to the issuance of Use and Occupancy
permits, developers should construct the necessary water service lines to
individual residences and lots.
4. As future development occurs, no permits for Use and Occupancy should be
issued until the Reservoir Hill booster pump station and the increase in storage
capacity are complete and operating to the satisfaction of the City Water
Division so as to provide adequate water service to each development.
5. The following water conservation measures shall be implemented by developers
-• as required by state law and by the City Water Division:
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.
6. Irrigation systems which minimize water waste should 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 degrees) sprinkler heads.
b. Drip irrigation.
C. Irrigation systems controlled automatically to ensure watering during
early morning or evening hours to reduce evaporation losses.
7. Developers and the City should provide information to occupants regarding
benefits of low water use landscaping and sources of additional assistance for
domestic and irrigation water conservation procedures.
8. Landscaping should use only low water demand (drought-tolerant species) and
irrigation systems designed to minimize water waste. The use of mulch
extensively in all landscaped areas is strongly recommended.
9. Minimize use of lawns and utilize water season, drought tolerant grasses.
10. Use pervious paving material whenever feasible to reduce surface water runoff.
and aid in groundwater recharge.
11. Control slopes and grades to discourage water waste through runoff.
12. As future development occurs, no permits for Use and Occupancy should be
issued until additional water supplies as detailed in the 1988 Water Master Plan
are implemented by the City Water Division so as to provide adequate water
supplies to each development.
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13. Developers should consult the City Water Division during design and
construction phases for further water conservation measures to review
irrigation designs and drought tolerant plant use.
14. As development occurs, prior to approval of future building permits, complete
landscape and irrigation plans should be submitted to and approved by the
Water Division.
15. In order to connect to the Orange County Water District's "Green Acres" system
of reclaimed water (as described and detailed in the 1988 City of Huntington
Beach Water System Master Plan), the project developer should at this time
construct and utilize a reclaimed water system for on-site irrigated areas and
equestrian trails.
Sewer Facilities
The following measures are suggested to mitigate the impacts to the City and Counter
sewer systems.
1. Detailed sewer studies should be prepared by a licensed civil engineer as
required by the City so as to precisely calculate the required sewer main sizes.
These calculations may be used to adjust the suggested pipe sizes proposed for
the E.I.R. and should be completed for each tributary area prior to the approval
of Specific Plans.
2. All proposed development should comply with a phasing plan and the design of
sewer facilities as shown on the sewer facilities map. This would provide
adequate connections to service adjoining and upstream properties. All
required easements for sewer facilities should be in place prior to the issuance
of a building permit of the subject property.
3. New development should be phased corresponding to the curtailment of waste
water discharge from existing oil production as required for adequate pipe
capacity flows.
4. Development of the areas tributary to the Slater Avenue Pump Station should
be postponed until the pump station improvements are completed or until other
interim methods are approved.
5. All industrial and commercial users should take on-site measures to reduce the
load strength of their sewerage discharge.
6. Developers should pay the required connection fees to either O.C.S.D. No. 3 or
O.C.S.D. No. 11, whichever is higher at the time of connection to County Trunk
lines.
7. Each dcvclopment should be responsible for the construction of sewer facilities
within their project and/or off-site facilities necessary to serve the
dcvclopment. If it is required to oversize these facilities so as to serve other
future projects, the developer can enter into a reimbursement agreement with
the City so that future developers pay their fair share when they develop. This
reimbursement procedure is per the City Ordinance Code.
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8. Discretionary permits should not be approved for development of an area until
adequate sewer service alignments and capacities are demonstrated.
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Res. No. 6097
STATE OF CALIFORNIA
COUNTY Of ORANGE ss:
CITY OF HUNTINGTON BEACH )
1, 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 adjourned meeting thereof held on the 8th day
of January , 19 90 by the following vane;
AYES: Councilmembers:
MacAllister, Mays, Bannister, Silva, Erskine
NOES: Councilmembers:
Winchel1 , Green
ABSENT: Councilmembers:
None
•
City Clerk and ex-officio Clerk
of the.City Council of the City
of Huntington Beach, California