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HomeMy WebLinkAboutApprove Mitigated Negative Declaration No. 14-004 - Conditio Dept. ID PL 15-001 Page 1 of 6 Meeting Date: 1/20/2015 CITY OF HUNTINGTON BEACH N REQUEST FOR. CITY COUNCIL ACTION MEETING DATE: 1/20/2015 SUBMITTED TO: Honorable Mayor and City Council Members SUBMITTED BY: Fred A. Wilson, City Manager PREPARED BY: Scott Hess, AICP, Director of Planning and Building SUBJECT: Approve Mitigated Negative Declaration No. 14-004/ Conditional Use Permit No. 12-011/ Coastal Development Permit No. 12-007 - Oceanside Properties Mixed Use Building at 122-124 Main Street (east side of Main Street, between Pacific Coast Highway and Walnut Avenue) - Referred by the Planning Commission Statement of Issue: Transmitted for your consideration is Mitigated Negative Declaration (MND) No. 14-004, Conditional Use Permit (CUP) No. 12-011, and Coastal Development Permit (CDP) No. 12-007 for a 0.13 acre site at 122 and 124 Main Street, located on the east side of Main Street between Pacific Coast Highway and Walnut Avenue. MND No. 14-004 is a request to analyze the potential environmental impacts associated with the project. CUP No. 12-011 and CDP No. 12-007 represent requests to partially demolish existing historical buildings, rehabilitate and relocate historic storefront facades, construct a three-story mixed use building, and participate in the parking in-lieu fee program to offset the commercial parking spaces not provided onsite. Financial Impact: Not applicable. Staff Recommended Action: A) Approve Mitigated Negative Declaration No. 14-004 with findings and mitigation measures. (ATTACHMENT NO. 1); and, B) Approve Conditional Use Permit No. 12-011 and Coastal Development Permit No. 12-007 with findings and suggested conditions of approval. (ATTACHMENT NO. 1) All motions made by the Planning Commission to approve or deny the project failed due to the lack of an affirmative vote. A motion to forward the project to the City Council for review and action without a Planning Commission recommendation was passed by the Planning Commission. Planninq Commission Action on December 9, 2014: A MOTION WAS MADE BY KALMICK, SECONDED BY BIXBY TO DENY MITIGATED NEGATIVE DECLARATION NO. 14-004 AS INADEQUATE TO MIGITATE IMPACTS TO LESS THAN SIGNIFICANT WITH FINDINGS, BY THE FOLLOWING VOTE: AYES: KALMICK, BIXBY, PINCHIFF NOES: FRANKLIN, SEMETA, HOSKINSON ABSTAIN: NONE ABSENT: NONE Item 7. - 1 xB -72- Dept. ID PL 15-001 Page 2 of 6 Meeting Date: 1/20/2015 MOTION FAILED A MOTION WAS MADE BY FRANKLIN, SECONDED BY HOSKINSON TO APPROVE MITIGATED NEGATIVE DECLARATION NO. 14-004 AS ADEQUATE WITH FINDINGS, BY THE FOLLOWING VOTE: AYES: FRANKLIN, SEMETA, HOSKINSON NOES: KALMICK, BIXBY, PINCHIFF ABSTAIN: NONE ABSENT: NONE MOTION FAILED A MOTION WAS MADE BY KALMICK, SECONDED BY SEMETA TO FORWARD CONDITIONAL USE PERMIT NO. 12-011, COASTAL DEVELOPMENT PERMIT NO. 12-007, AND MITIGATED NEGATIVE DECLARATION NO. 14-004 TO CITY COUNCIL WITHOUT A RECOMMENDATION, BY THE FOLLOWING VOTE: AYES: KALMICK, FRANKLIN, BIXBY, SEMETA, HOSKINSON, PINCHIFF NOES: NONE ABSTAIN: NONE ABSENT: NONE MOTION PASSED A MOTION WAS MADE BY KALMICK, SECONDED BY SEMETA FOR A MINUTE ACTION TO CITY COUNCIL TO DIRECT STAFF TO PROCESS A ZONING TEXT AMENDMENT AND LOCAL COASTAL PROGRAM AMENDMENT TO EXEMPT HISTORIC PROPERTIES FROM PROPERTY DEDICATION REQUIREMENTS, BY THE FOLLOWING VOTE: AYES: KALMICK, FRANKLIN, BIXBY, SEMETA, HOSKINSON, PINCHIFF NOES: NONE ABSTAIN: NONE ABSENT: NONE MOTION PASSED Alternative Action(s): The City Council may make the following alternative motion(s): 1. Deny Mitigated Negative Declaration No. 14-004, Conditional Use Permit No. 12-011, and Coastal Development Permit No. 12-007 with findings for denial. 2. Deny Mitigated Negative Declaration No. 14-004, Conditional Use Permit No. 12-011, and Coastal Development Permit No. 12-007 with findings, and direct staff to process a Zoning Text Amendment and Local Coastal Program Amendment to exempt historic structures from dedication and improvement requirements in DTSP District 1. IB -73- Item 7. - 2 Dept.ID PL 15-001 Page 3 of 6 Meeting Date: 1/20/2015 Analysis: A. PROJECT PROPOSAL: Applicant: Jeff Bergsma, Team Design, 221 Main St., Suite `S', Huntington Beach, CA 92648 Property Owner: Oceanside Properties LLC, 3810 Wilshire Blvd. #911, Los Angeles, CA 90010 Location: 122-124 Main Street, 92648 (east side of Main Street, between Pacific Coast Highway and Walnut Avenue) Mitigated Negative Declaration No. 14-004 analyzes the potential environmental impacts associated with the project pursuant to Section 240.04, Environmental Review, of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) and the California Environmental Quality Act (CEQA). Conditional Use Permit No. 12-011/ Coastal Development Permit No. 12-007 represent requests for the following: - To partially demolish existing historical buildings, rehabilitate and relocate historic storefront facades, and construct an approximately 9,500 square feet, three-story mixed use building and associated infrastructure pursuant to Downtown Specific Plan (DTSP) Section 3.3.1.3. - To participate in the parking in-lieu fee program for 17 spaces to offset the commercial parking spaces not provided onsite pursuant to DTSP Section 3.2.26.11 and Chapter 245 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). The project is located within the downtown core area, which is comprised of mostly visitor-serving commercial developments with ground floor retail and restaurant uses mixed with upper-story office, commercial, and residential uses. Currently, there are two existing buildings (approximately 1,050 square feet and 1,150 square feet) on the site and a paved parking lot at the rear of the site off the alley. A chain link fence is built along the rear property line separating the site from the alley with an opening for access into the parking lot. The project request is to partially demolish the two existing commercial buildings (Mangiamo and small retail store) and construct a new approximately 9,500 square feet three-story mixed use building on the subject site. The new mixed use building includes retail space on the first floor, office space on the second floor, one- 1-bedroom unit and two 2-bedroom units on the third floor. Because the two existing commercial buildings are listed as historical resources in the Historic and Cultural Resources Element of the City of Huntington Beach General Plan, the applicant is requesting to retain, rehabilitate, and relocate the storefront facades approximately six feet back from their existing locations at the front property line. A total of 24 parking spaces are required for all uses based on commercial square footage and bedroom count per residential unit. Seven parking spaces are proposed onsite to serve the residential uses. Each dwelling unit will have two enclosed parking spaces in tandem configuration and there will be one guest parking space. In order to satisfy the remaining requirement of 17 parking spaces for the retail and office areas, the applicant is proposing to pay parking in-lieu fees in conjunction with the project request. Additionally, the plans depict a 4.5 feet property dedication along the rear alley and 2.5 feet property dedication along the front property line (Main Street) for right-of-way purposes. Item 7. - 3 H B -74- Dept. ID PL 15-001 Page 4 of 6 Meeting Date: 1/20/2015 B. PLANNING COMMISSION MEETING AND RECOMMENDATION: On December 9, 2014, the Planning Commission held a public hearing on the MND, CUP, and CDP for the proposed development. Staff gave an overview presentation of the project and the applicant gave verbal testimony in support. Staff's analysis of the project is detailed in the Planning Commission Staff Report dated December 9, 2014 (ATTACHMENT NO. 2). Comments at the hearing were received from four individuals aside from the applicant and architectural historian for the project. The four speakers were opposed to the project and requested retention of the historical buildings to the maximum extent feasible. Additionally, staff indicated that there were late communications to the Commission including: printed PowerPoint presentation slides by staff, Design Review Board recommendations, supplementary comments by the Historical Resources Board identifying the site as the First Post Office (ATTACHMENT NO. 3). One of the speakers submitted historical photos of the site and other properties. One photo appeared to depict the subject property with a sign reading, "Pacific City Hall." The Planning Commission discussed the following issues in reviewing the project: - Shared parking in the downtown area - Preservation of the buildings at the current location and conflict with dedication requirements of the Downtown Specific Plan - CEQA impacts and mitigation measures The Planning Commission questioned whether the property dedication requirements for widening the sidewalk could be waived and the building could remain in their current locations, considering the historical nature of the existing site. The Downtown Specific Plan includes requirements for ultimate sidewalk and roadway width to accommodate the City's pedestrian and vehicular needs. As properties develop with significant improvements, they are required to dedicate property to meet the ultimate right-of-way standards. According to the Downtown Specific Plan, 12 feet of alley right- of-way is required to the center line of the alley and 40 feet of public right-of-way is required to the center line of Main Street. These dedications allow for increased alley access and improved public sidewalk access, respectively. In order to comply with the ultimate right-of-way requirements, a dedication of 4.5 feet along the rear alley and 2.5 feet along the front property line is necessary. Unfortunately, these requirements cannot be waived. The Planning Commission further discussed options to allow the historic buildings to remain in place without widening the sidewalk. Since the right-of-way dedication is a code requirement, the City Council would need to amend the DTSP through a Zoning Text Amendment to change these regulations. Because the specific plan is located in the Coastal Zone, a Local Coastal Program Amendment to California Coastal Commission would also be required. Staff estimates this process would take approximately 10-18 months through the City and Coastal Commission processes. All motions made by the Planning Commission to approve or deny the project failed due to the lack of an affirmative vote. A motion to forward the project to the City Council for review and action without a Planning Commission recommendation was passed by the Planning Commission. The Planning Commission also approved a motion for a minute action to the City Council to direct staff to process a Zoning Text Amendment and Local Coastal Program Amendment to exempt historic structures in DTSP District 1 from property dedication requirements. This option is presented in Alternative Action No. 2 to this report. C. STAFF ANALYSIS AND RECOMMENDATION: A complete project analysis and overview of the project proposal is provided in the Planning Commission staff report (ATTACHMENT NO. 2). I IB -7 - Item 7. - 4 Dept. ID PL 15-001 Page 5 of 6 Meeting Date: 1/20/2015 Approval of the proposed mixed use project as submitted by the applicant is supported by staff because: - 2.5 feet of property along Main Street will be dedicated for public sidewalk widening which matches the existing adjacent public sidewalk dedication to the north and sidewalk dedication southerly at Pacific Coast Highway. - Shifting the two historic building storefronts away from the public sidewalk approximately 3.5 feet complies with the DTSP setback and dedication requirements while preserving the historic fagades of the existing structures. - Improves pedestrian access. - All aspects of the proposal comply with the development regulations of the DTSP. Sidewalks in the downtown core are extremely impacted during the summer months, holidays, and peak community events like the Fourth of July or Surf City Nights. Greater sidewalk width is important for crowd circulation, emergency access and is recommended by Police, Planning, and Public Works. Therefore, staff recommends approval of Mitigated Negative Declaration No. 14-004, Conditional Use Permit No. 12-011, and Coastal Development Permit No. 12-007 based upon the following: - The project with incorporation of mitigation measures will not have significant adverse impacts to the environment. - The project is consistent with the General Plan and Coastal Element and will contribute to the City's commercial, office, and housing stock. - The development will be compatible with surrounding uses and the urban environment of the Downtown. - The development involves right-of-way dedication for a greater sidewalk width while retaining the historical significance of the existing structures. - The project will improve public access to coastal resources and not impact coastal views. - Adequate parking is provided with participation in the in-lieu fee parking program. - The project complies with the Downtown Specific Plan including public sidewalk dedication requirements and building setbacks. - The historic building storefronts will be shifted six feet from their current location and be retained and rehabilitated. Alternative Action No. 2 is provided which reflects the Planning Commission's minute action. If the Council desires to maintain the existing historical fagades in the required Main Street right-of-way, an amendment to the DTSP would be necessary to exempt historic structures in DTSP District 1 from property dedication requirements when new development occurs. In addition, the applicant would have to subsequently revise their development plans and reapply with an amended Mitigated Negative Declaration. The sequence of motions would be as follows: 1. Deny Mitigated Negative Declaration No. 14-004, Conditional Use Permit No. 12-011, and Coastal Development Permit No. 12-007 with findings. 2. Direct staff to process a Zoning Text Amendment (ZTA) and Local Coastal Program Amendment (LCPA) to exempt historic structures from dedication and improvement requirements in DTSP District 1. In processing the ZTA and LCPA, staff would analyze the potential environmental impacts associated with the project pursuant to CEQA. Assuming that City Council will ultimately approve the environmental analysis, ZTA, and LCPA, and the Coastal Commission approves the LCPA after approximately 10-18 months of processing, the applicant would have to subsequently reapply with an amended Mitigated Negative Declaration and revised plans. The revised plans would be for Item 7. - 5 xB -76- Dept. ID PL 15-001 Page 6 of 6 Meeting Date: 1/20/2015 constructing a three-story, mixed use project while maintaining the existing building facades and existing sidewalk widths. Environmental Status: On October 28, 2014, the Environmental Assessment Committee (EAC) recommended processing of a mitigated negative declaration for the project. Staff has reviewed the environmental assessment and determined the project with the incorporation of mitigation measures would not have significant environmental impacts. Subsequently, draft Mitigated Negative Declaration No. 14- 004 (Attachment No. 4) was prepared pursuant to Section 240.04 of the HBZSO and the provisions of CEQA. The Planning and Building Department advertised draft Mitigated Negative Declaration No. 14-004 for 20 days commencing on November 6, 2014, and concluding on November 26, 2014. Due to publication issues with the newspaper, the comment period was extended to December 2, 2014. Staff received two comments during the comment period (Attachment No. 4) and responses have been included as an attachment to this report. Prior to any action on Conditional Use Permit No. 12-011 and Coastal Development Permit No. 12- 007, it is necessary for the City Council to review and act on Mitigated Negative Declaration No. 14- 004. Staff, in its initial study of the project, is recommending that the Mitigated Negative Declaration be approved with suggested findings and mitigation measures. Strategic Plan Goal: Enhance economic development Attachment(s): 1. Suggested Findings and Conditions of Approval — MND No. 14-004, CUP No. 12-011, CDP No. 12-007 2. Planning Commission Staff Report dated December 9, 2014 3. Late Communications and Public Comments received December 9, 2014 4. Mitigated Negative Declaration No. 14-004, including Response to Comments and Errata 5. Historic Resources Assessment by PCR Services dated and received December 1, 2014 6. PowerPoint Presentation Slides SH:KDC:JJ:JA xB -77- Item 7. - 6 ATTACHMENT NO. 1 SUGGESTED FINDINGS AND CONDITIONS OF APPROVAL MITIGATED NEGATIVE DECLARATION NO. 14-004 CONDITIONAL USE PERMIT NO. 12-011 COASTAL DEVELOPMENT PERMIT NO. 12-007 SUGGESTED FINDINGS FOR APPROVAL— MITIGATED NEGATIVE DECLARATION NO. 14-004: 1. Mitigated Negative Declaration No. 14-004 has been prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines. It was advertised and available for a public comment period of twenty seven (27) days. Any comments received during the comment period were considered by the City Council prior to action on the Mitigated Negative Declaration, Conditional Use Permit No. 12-011, and Coastal Development Permit No. 12-007. 2. Mitigation measures, incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. 3. There is no substantial evidence in light of the whole record before the City Council that the project, as mitigated through the attached mitigation measures, will have a significant effect on the environment. SUGGESTED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 12-011: 1. Conditional Use Permit No. 12-011 for the partial demolition of existing historical buildings, rehabilitation and relocation of historic storefront facades, construction of a three-story mixed use building, and participation in the parking in-lieu fee program will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The project will improve the condition of the site by removing the elevations that are in poor condition and replace the buildings with new construction that integrate a mix of uses that are similar to and consistent with existing uses in the vicinity. As discussed in the Mitigated Negative Declaration, the project with the incorporation of mitigation measures will result in less than significant environmental impacts including traffic, noise, lighting, aesthetics, and cultural resources. Proposed mitigation measures include proper documentation by a qualified historian of the historic properties, a demolition monitoring and salvage plan for 122 Main, a plaque/marker recognizing the historic structures, and an engineered bracing plan for the relocation of the facades. The relocation of the facades is necessary to widen the sidewalk in an effort to improve pedestrian access along Main Street. The project is located in the downtown area (District 1), which encourages mixed-use developments including residential uses and ground floor visitor-serving commercial uses. Because of the shared parking environment in the downtown area, the payment of parking in-lieu fees for the commercial uses is adequate because the parking in-lieu fee program provides additional parking opportunities that serve the downtown area. Synonymous with downtown as well as clustered shopping centers, visitors and residents typically park once (if traveling by vehicle) and frequently walk to and patronize multiple establishments in one visit. In addition, various land uses experience different peak demands at different hours of Attachment No. 1.1 Item 7. - 7 HB -78- the day and days of the week. The payment of in-lieu fees would be more beneficial to the downtown area than constructing the spaces for private use onsite. The downtown businesses would share the cost of providing public parking by paying into the in-lieu fee program. 2. The conditional use permit will be compatible with surrounding residential and commercial uses. The proposed building height is three stories with a rooftop deck and within comparable height limits of other developments along Main Street, which vary in height from one story to four stories. The proposed uses consist of the most intense use (retail) on the ground floor, office space on the second floor, and three residential dwelling units. The proposed rehabilitation and adaptive reuse will retain and preserve the historic character-defining storefronts and will not destroy any of the primary historic materials, features or spatial relationships that characterize the property. The design of the new construction is respectful and sensitive to the historic storefronts, continuing the horizontal lines of the historic facades in the new construction. Parking for the residential uses will be provided onsite. Tandem parking is adequate for the proposed units consisting of one and two bedrooms. Payment into the parking in-lieu fee program will help enhance the potential parking opportunities that the program will provide to the downtown area. Instead of providing onsite commercial parking spaces, the downtown businesses would share the cost of providing public parking. 3. The proposed project will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. As conditioned, the project complies with the development standards in terms of minimum onsite parking (with parking in-lieu fees for the commercial uses), building height, and setbacks. The payment of parking in-lieu fees for the commercial uses is adequate because the project is located in District 1 of the downtown area, which is an urban, pedestrian oriented, shared parking environment, and is subject to a conditional use permit. 4. The granting of the conditional use permit will not adversely affect the General Plan. The proposed project is consistent with the General Plan land use designation of Mixed Use and the goals, objectives, and policies of the City's General Plan as follows: A. Land Use Element Goal LU 11: Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services, and entertainment, and reduce the need for automobile use. Obiective LU 11.1: Provide for the development of structures that integrate housing with commercial uses, and ensure the compatibility of these uses. Policy LU 11.1.1: Accommodate the development of structures and sites that integrate housing units with retail and office commercial uses in areas designated for"mixed use" on the Land Use Plan Map in accordance with Policy LU 7.1.1. Obiective LU 15.2: Promote the establishment of commercial and mixed-use districts characterized by high levels of pedestrian activity. Attachment No. 1.2 1-1B -79- Item 7. - 8 Obiective LU 15.5: Ensure that development achieves the visual and physical character intended for the district in which it is located. The project will continue to provide visitor-serving commercial uses at the ground floor, and integrate office and residential uses above. By utilizing and rehabilitating the existing storefront facades consistent with the Secretary of the Interior's Standards, the visual and historical relationship of the commercial storefronts along Main Street remains. The new construction of the upper story residential units will be setback sufficiently to maintain the visually prominent historical facades. The proposed additional uses are compatible with the urban environment of the Downtown area and encourage pedestrian oriented activity. The proposed project incorporates a building setback of three feet-six inches from the ultimate right-of-way (after dedication) consistent with the Downtown Specific Plan and similar to other projects in the vicinity. The setback will allow for public open space improvements including decorative paving and landscaping and greater sidewalk area for pedestrian access. Siting buildings along the sidewalk is a consistent pattern prevalent in the downtown area that visually ties the streetscape together. It provides visual interest while enhancing the pedestrian experience. B. Historic and Cultural Resources Element Goal HCR 1: To promote the preservation and restoration of the sites, structures and districts which have architectural, historical, and/or archaeological significance to the City of Huntington Beach. Policy HCR 1.2.1: Utilize the Secretary of Interior Standards for Historic Rehabilitation and standards and guidelines as prescribed by the State Office of Historic Preservation as the architectural and landscape design standards for rehabilitation, alteration, or additions to sites containing historic resources in order to preserve these structures in a manner consistent with the site's architectural and historic integrity. Policy HCR 1.3.6: Encourage appropriate adaptive reuse of historic resources in order to prevent misuse, disrepair and demolition, taking care to protect surrounding neighborhoods from incompatible uses. The existing historical storefronts will be preserved, rehabilitated, and relocated six feet back from their current locations. The storefronts are rare examples of the early architectural heritage of the City and with the project, will continue to be eligible as historical resources. The existing buildings located behind the storefronts are minimally visible from the street and are in poor condition to accommodate the new uses. As indicated by the Historical Resources Assessment by PCR Services, the side and rear elevations and building interiors do not principally contribute to the eligibility of the historical resources. C. Urban Design Element Goal UD 1: Enhance the visual image of the City of Huntington Beach. Obiective UD 1.1: Identify and reinforce a distinctive architectural and environmental image for each district in Huntington Beach. Attachment No. 1.3 Item 7. - 9 HB -80- Goal UD 2: Protect and enhance the City's public coastal views and Oceanside character and screen any uses that detract from the City's character. The project will allow for the continued use of the historical storefront facades, which will retain the visual streetscape of Main Street. Although the facades will be relocated approximately six feet back from their existing location, the project will enhance the pedestrian experience by providing a wider sidewalk in front of the building. In addition, the project will be consistent with the mixed use character of the Downtown with a proposal for retail, office, and residential uses. SUGGESTED FINDINGS FOR APPROVAL—COASTAL DEVELOPMENT PERMIT NO. 12- 007: 1. Coastal Development Permit No. 12-007 to partially demolish existing historical buildings, rehabilitate and relocate historic storefront facades, construct a three-story mixed use building, and participate in the parking in-lieu fee program to offset the commercial parking spaces not provided onsite conforms with the General Plan, including the Local Coastal Program. The proposed project complies with the following policies of the Coastal Element of the General Plan: Policy C 1.1.4: Where feasible, locate visitor-serving commercial uses in existing developed areas or at selected points of attraction for visitors. Policy C 4.1.1: The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect public views to and along the ocean and scenic coastal areas. Policy C 5.1.6: Reinforce downtown as the City's historic center and as a pedestrian-oriented commercial and entertainment/recreation district. The project will continue to provide commercial uses that are visitor oriented and will also serve residential uses in the vicinity. It will not impact public views of the ocean or coastal areas because it is surrounded by adjacent commercial buildings of similar heights and will be setback from its current location to provide for improved pedestrian access. No public view easements are impacted by the project. The building will continue to maintain the downtown, pedestrian-oriented relationship with the rest of Main Street. Payment of the in- lieu fees into the parking program contributes to the public parking opportunities that are created by the program. Beachgoers and other downtown businesses who utilize street parking and structured parking would also benefit from the additional parking opportunities whereas construction of onsite parking would only be useful for the project's commercial uses. Divergent peak demands for parking between the proposed office and retail uses would demonstrate underutilized parking spaces throughout the day. The shared parking nature of downtown which serves multiple uses (office, retail, restaurant, and beachgoers) is an efficient management of the parking supply as an asset. 2. The project is consistent with the requirements of the CZ Overlay District, the base zoning district, as well as other applicable provisions of the Municipal Code. The project complies with the zoning code including minimum onsite parking (with in-lieu fees for the commercial uses), building height, and minimum setbacks. It will not impact public views of coastal resources. Attachment No. 1.4 HB -s 1- Item 7. - 10 3. At the time of occupancy, the proposed development can be provided with infrastructure in a manner that is consistent with the Local Coastal Program. The project is within an urban developed area where connections to public infrastructure are available. 4. The development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. The project will involve street and alley dedications that will relocate facades and incorporate a wider sidewalk for public access in front of the building. MITIGATION MEASURES FOR ENVIRONMENTAL CONCERNS: 1. Prior to submittal of demolition permits for the 122 Main St. and 124 Main St. buildings, the following shall be required: a. A Historic American Buildings Survey (HABS) Level III recordation document shall be prepared for the existing buildings; their property type, the Western False Front style, wood frame construction, and the Streamline Moderne style; and document other similar property types in downtown Huntington Beach; and its possible association with the City Hall of Pacific City and the economic and cultural development of the City of Huntington Beach. The HABS document shall be prepared by a qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History pursuant to 36 CFR 61. This document shall include a historical narrative on the architectural and historical importance of the Western False Front, wood frame, and Streamline Moderne style commercial buildings in Huntington Beach, downtown Huntington Beach and Main Street, association with the City Hall of Pacific City, and record the existing appearance of the building in professional large format HABS photographs. The building exterior, representative interior spaces, character- defining features, as well as the property setting and contextual views shall be documented. All documentation components shall be completed in accordance with the Secretary of the Interior's Standards and Guidelines for Architectural and Engineering Documentation (HABS standards). Original archivally-sound copies of the report shall be submitted to the HABS collection at the Library of Congress, and South Central Coastal Information Center, California State University, Fullerton, CA. Non-archival copies will be distributed to the City of Huntington Beach and Huntington Beach Public Library (Main Branch). In addition, any existing and available design and/or as-built drawings shall be compiled, reproduced, and incorporated into the recordation document. Results of the demolition monitoring and salvage investigations shall be incorporated into the final draft of the HABS report. The final draft of the HABS report shall be submitted prior to final inspections for the new building. (Mitigation Measure) b. The project applicant shall retain a qualified architectural historian to conduct construction monitoring during demolition. Any important historic fabric associated with the period of significance, ca. 1902, shall be fully recorded in photographic images and written manuscript notes. Significant material shall be inventoried and evaluated for potential salvage, analysis and interpretation. A qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History, pursuant to 36 CFR 61, shall prepare the necessary written and illustrated documentation in a construction monitoring and salvage report. This document shall record the history Attachment No. 1.5 Item 7. - 11 HB -$z_ of 122 Main Street and the wood-frame construction methods during the period of significance as well document its present physical condition through site plans; historic maps and photographs; sketch maps; 35mm photography; and written data and text. All documentation components shall be completed in accordance with the Secretary of the Interior's Standards and for Archaeological Documentation for above ground structures. The completed documentation shall be placed on file at the South Central Coastal Information Center, California State University, Fullerton, CA; and the City of Huntington Public Library. Findings shall be incorporated into the HABS report. (Mitigation Measure) 2. Prior to submittal for building permits, the developer shall submit an engineered approved bracing plan demonstrating the ability to retain the structural integrity of the storefronts and relocate them approximately six feet back from the existing property line. The engineered approved bracing plan shall be approved by the City of Huntington Beach prior to issuance of demolition permits for the buildings behind the storefronts. (Mitigation Measure) 3. Prior to issuance of certificate of occupancy for both buildings, a permanent metal plaque shall be affixed to the 122 Main St. and 124 Main St. storefronts or markers shall be embedded in the pavement in front, which will briefly explain the storefronts were relocated. The City of Huntington Beach shall verify the installation of the plaques/markers at the site. (Mitigation Measure) SUGGESTED CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 12- 011/COASTAL DEVELOPMENT PERMIT NO. 12-007: 1. The site plans, floor plans, and elevations received and dated May 27, 2014, shall be the conceptually approved design with the following modifications: a. The site plan shall depict a minimum of 166 square feet of public open space on the ground floor including 50 square feet of landscaping. b. A minimum of 5 bicycle parking spaces shall be depicted on the site plan. c. The rear elevation shall be revised to remove the garage door in front of the guest parking space. d. The trash enclosure shall be expanded in size to provide sufficient refuse area for all uses (residential, retail, and office) as approved by Rainbow Environmental. e. The plans shall be revised to depict the height of the elevator and enclosed stairways leading to the rooftop deck not to exceed 10 feet above the building height. f. The man doors leading into the garages shall be revised to open into the hallway instead of into the garages. g. The interior dimensions of each parking garage shall be depicted on the floor plans with a minimum clear width of 9 ft. and a minimum clear depth of 38 ft. h. The glass balcony railings shall be structurally separated from the historic facades. i. The front elevation and third floor plan shall be revised to depict a minimum 5 ft. high wall between the private balconies of the third floor units. j. The opening of the wall leading to the den on the third floor (Unit 303) shall be revised to be a minimum of 50% open. Attachment No. 1.6 NB -83- Item 7. - 12 2. Comply with all mitigation measures adopted for the project in conjunction with Downtown Specific Plan Environmental Impact Report No. 08-001. 3. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. b. Submit three (3) copies of the approved site plan and the processing fee to the Planning and Building Department for addressing of the new buildings/units. 4. Prior to issuance of building permits, the following shall be completed: a. Contact the United States Postal Service for approval of mailbox location(s). b. Submit a copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning and Building Department; and submit 8 inch by 10 inch colored photographs of all colored renderings, elevations, materials sample board, and massing model to the Planning and Building Department for inclusion in the entitlement file. c. An interim parking and building materials storage plan shall be submitted to the Planning Department to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The plan shall also be reviewed and approved by the Fire Department and Public Works Department. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. 5. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released for the first residential unit until the following has been completed: a. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning and Building Department. b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning and Building Department. c. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. d. Parkland dedication in-lieu fees (Quimby Fees) shall be paid to the Planning and Building Department. 6. Signage shall be reviewed under separate permits and applicable processing. 7. The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. 8. Incorporating sustainable or"green" building practices into the design of the proposed structures and associated site improvements is highly encouraged. Sustainable building Attachment No. 1.7 Item 7. - 13 HB -84- practices may include (but are not limited to) those recommended by the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program certification (http://www.usg_bc.org/DisplayPage.aspx?CategorylD=19) or Build It Green's Green Building Guidelines and Rating Systems (http://www.builditgreen.org/green-building- guidelines-rating). INDEMNIFICATION AND HOLD HARMLESS CONDITION: The owner of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, including but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this project. The City shall promptly notify the applicant of any claim, action or proceeding and should cooperate fully in the defense thereof. Attachment No. 1.8 JJB -85- Item 7. - 14 fit}r ©f titt each Pliin an uil g e�Da nent S Au� W: HtN lNG;Ot1 EsAU! dl .1= TO: Planning Commission FROM: Scott Hess, AICP, Director of Planning and Building BY: Jill Arabe, Associate Planner {" DATE: December 9, 2014 SUBJECT: MITIGATED NEGATIVE DECLARATION NO. 14-004f CONDITIONAL USE PERMITNO. 12- lII COASTAL DEVELOPMENT PERMIT NO. 12-007 (OCEANSI E PROPERTIES MIXED USE BUILDING) APPLICANT: Jeff Bergsma, Team Design, 221 Main St., Suite 'S', Huntington Beach, CA 92648 PROPERTY OWNER: Oceanside Properties LLC. }8l.0 Wilshire Blvd. #911, Los Angeles, CA 90010 LOCATION: 122-124 Main Street, 92648 (east side of Main Street,between Pacific Coast Highway and Walnut Avenue) STATEMENT OF ISSUE: a Mitigated Negative Declaration (MN.D)No. 14-004 represents a request to analyze the potential environmental impacts associated with the project. a Conditional Use Permit(CUP)No. 12-011 and Coastal Development Permit(CDP)No. 12-007 represent requests for the following: - To partially demolish existing historical buildings, rehabilitate and relocate historic storefront facades, construct a three-story mixed use building, and participate in the parking in-lieu fee program to offset the commercial parking spaces not provided onsite. d Staff s Recommendation: Approve Mitigated Negative Declaration No. 14-004 based upon.the following: - The project;with incorporation of mitigation measures, will not have significant adverse impacts on the environment. Approve Conditional Use Permit No. 12-011/ Coastal Development Perrnit No. 12-007 based upon the following: - The project is consistent with the General Plan and zoning designations and will contribute to the City's commercial office, and housing stock.. - The development will be compatible with.sunounding uses and the urban envu•omnent of the Dovvitown. Item 7. - 15 HB -86- 8 Mc F V CzKrP% P.DD7QRi1 I O HL7L W—tr R ,a ♦ TAIAW i' ♦ ♦" F.LL1l1 X `r A i9 q `♦ .GARF1LLD ♦ f YQRX40RT7 ADAMS 1 i AAMIM RANWMC- Amu z c SUBJECT I a T SITE 21 a CINITY NEAP -MITIGATED NEGATIVE DECLARATION NO. 14-004/CONDITIONAL USE PERMIT NO. 12-011/COASTAL DEVELOPMENT PERMIT NO. 12-007 {OCEANSIDE PROPERTIES IMIXEI} USE BUILDING—122-124 NW.N STREET) ItePC Staff Report-- 12/9/14 I-�B -87- 14sr32—Oceanside Properties. --l-- -- - 16 - The development involves right-of-way dedication for a greater sidewalk width while retaining the historical significance of the existing structures. - The project will improve public access to coastal resources and not impact coastal views. - Adequate parking is provided with participation in the in-lieu fee parking prograrn. RECOMMENDATION: Motion to: A. "Approve Mitigated Negative Declaration No. 14-004 with findings and mitigation measures (Attachment No. 1);" B. "Approve Conditional L.1.se Permit No. 12-011 and Coastal DevelopmentPen-nit No. 12-007 with findings and suggested conditions of approval (Attachment No. 1)" ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A.. "Deny Mitigated Negative Declaration No. 14-004, Conditional Use Permit No. 121-0 11, and Coastal Development.Pen-nit No. 12-007 with findings for denial.;' B. "Continue Mitigated Negative Declaration No. 14-004, Conditional Use Permit No. 12-0 I I, and Coastal Development Permit No. 12-007 and direct staff accordingly.;' v. PROJECT PROPOSAL: Mitigated Negative Declaration No. 14-004 represents a request to analyze the potential environmental impacts associated with the project pursuant to Section 240.04, Environmental Review, of the Huntington Beach Zoning and Subdivision Ordinance (11BZSO) and the California,Environmental Quality Act (CEQA). Conditional. Use Permit No. 12-011/ Coastal Develgpinerit.Pem. lit No. .12-007 represent requests for the following: - To partially demolish existing historical buildings,, rehabilitate and relocate historic storefront facades, and construct a three-story ri-nixed use building and associated infrastructure pursuant to Downto-,vn Specific Plan (DTSP) Section 3).3.1.3. - To participate in the parking in-lieu fee program to offset the commercial parking spaces not provided onsite pursuant to DTSP Section 3.2.26.11 and Chapter 245 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). The project is located within the downtown core area, which is comprised of mostly visitor-serving comniercial developments with ground floor retail. and restaurant uses mixed with upper-story office. commercial, and residential uses. Item 7. - 17 epoit- 12/9/14 JIB -88- 14-qr32—Oceanside Properties Mixed Use The project site is developed with two existing buildings of approximately 1,050 square feet and 1,150 square feet and paved with.a parking lot at the rear of the site. A chain link fence is built along the rear property line separating the site from the alley with an opening for access into the parking lot. The project request is to partially demolish the two existing commercial buildings and construct a new approximately 97500 square feet three-story mixed use building on the subject site. The new mixed use building includes retail space on the first floor, office space on the second floor, one- I-bedroom unit and tAvo 2-bedroom units on the third floor. Because the two existing commercial buildings are listed as historical resources in the Historic and Cultural Resources Element of the City of M.untington Beach General Plan. the applicant is requesting to retain, rehabilitate, and relocate the storefront facades Ln approximately six feet back from their existing locations at the front property line. A total of 24 parking spaces are required for all uses based on commercial square footage and bedroom count per residential unit: however only seven parking spaces are proposed onsite to serve the residential uses. Each dweltinc, unit will have two enclosed parking spaces in tandem. configuration. One guest parking space will also be provided. In order to satisfy the remaining requirement of 17 commercial parking spaces, the applicant is proposing to pay parking in-lieu fees in conjunction with the project request. Study Session The project was introduced to the Plam­dng Commission(PC) on November 25, 2014, at a study session. Corn-missioner Kahnick identified that the historical resources assessment byPCR stated both that the project was complying and did not comply with Standard 3 of the Secretary of the Interior's Standards. The typographical error has been revised within the report and concludes that the project does not fully � conform to Standard 3. The PC also requested additional infonnation regarding the parking in-lieu fee program, affordable housing requirements, the Downtown Specific.plan purpose and goals, and the historical and architectural background of the site. Staff is addressing the affordable housing requirements and.DTSP purpose and goals below and the remaining items will be addressed in the analysis section of the report. Affordable Housing Pursuant to HBZSO Section 230.26and.DTSP Section 3.2.20, a minimum of 10% of all new residential construction consisting of three or more units in size shall be affordable housing units. The whole number established by dividing the total unit count proposed by 1.0 shall be affordable-units, unless the developer of the residential project consisting of 30 or fewer units elects to pay a fee in lieu of providing the units on-site to fulfill the requirement. The proposed development consists of three (3)residential rental units, which would.require one unit to be available to low or moderate income households. The applicant/property owner has elected to pay the in-lieu fee, which is currently $24,420, instead of providing one affordable unit onsile. Moreover, the fees accepted in lieu of the construction of affordable units are placed in the City's affordable housing trust fund. Accordingly,the funds shall be used for projects which have a minimum of 50% of the dwelling units affordable to very low- and low-income households, with at least 20% of the units available to very low-income households. The funds may, at the discretion of the City Council, be used for pre-development costs, land or air rights acquisition, rehabilitation, land write dovms, administrative costs, gal) financing, or to lower the interest rate of construction loans or permanent financing PC Staff Report- 1-19/14 1_1113 -89- 14sr32-Oceanside Properties I Item 7. - 18 Do vinfovi-n SIwcific Plan pui7.)ose amlaoals The Downtown Specific Plan was updated and adopted by City Council Resolution No. 2009-61 on .January 19, 2010, and certified by the California Coastal Commission on October 6, 201 L As indicated in The Introduction Chapter of the DT'SP, the specific plan update involved community outreach and analyzing existing conditions, and addressing the existing issues such.as parking, the mix of land uses, the lack of pedestrian orientation, and the desire to expand development past the first three blocks of Main Street. As a result of the goals, objectives, and policies of the updated DTSP, development standards were amended to encourage mixed-use development on underused parcels, unique architecture, integrating pedestrian pathways and ensuring adequate parking is available with existing and new development. Some of the changes in the specific plan included reducing parking ratios in District I (downtown core), increasing building height/stories, and reducing minimum site sizes for development. For example, in. District I the restaurant parking ratio was amended from 10 spaces per 1,000 sf to 8 spaces per 1,000 sf, and the office parking ratio changed from 4 per 1.,000 sf to 2 per 1.000 sf. The rationale behind reduced parking ratios was due to the shared parking environment in the dovAmto�n, considering that.different uses have varying peak demands during the day, week, and throughout the year. Offices typically have lower parking demands on weekends or evenings because of hours of operation, Avhereas, restaurants and retail establishments typically have higher parking demands on weekends and evenings. A parking study was done In 2009 as part of the DTSP update and Program FIR, and it reflects the current conditions of the City's downtown shared parking environment. Furthermore, high parking demands are heavily related to special events such as the Fourth of July Parade and the US Surf Open and good beach weather. The demand for parking stems not solely as a result of corrm-iercial development but it is also due to the arriount of beach visitors occupying street and structure parking. ISSUES: Subi�Lct frol2erh,And Land U SurrouizLlin p Use, Zoning And General Plan Des4tgwtions: , N. l `6 ut WJSE,j; Subject Property. M>3 30-d-sp-pd (Mixed SP5-(.Z-District I Commercial Use> 30 d.u./acre- (Downtown Specific Design Overlay- Plan-Coastal Zone Specific Plan Overlay- Overlay-Downtown Pedestrian.Overlay) Core) North, East. South, and M>30-d-sp-pd SP5-CZ-Distriet I Conimercial West(across Main St.) of Subject Property: General Plan Conformance: The General Plan Land Use Map designation on the subject property is currently M>'-;O-d-sp-pd (Mixed Use> 30 du/acre-Design Overlay- Specific Plan Overlay -Pedestrian Overlay). The proposed project is consistent with the General Plan land use designation of Mixed Use and the goals, objectives, and policies of the City"s General Plan as follows: Item 7. - 19;sport - 12/91/14 HB -90- 14sr.332-Oceanside Properties Mixed Use A. Land 'se Element Goa]L U I]: Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services, and entertainment, and reduce the need for automobile use. Obiective LC-11.1: Provide for the development of structures that integrate housing with commercial uses, and ensure the compatibility of these uses, Polite L If 11,1,1: Accommodate the development of structures and sites that housing units with retail and office commercial uses in areas designated for"inixed use" on the Land Use Plan Map in accordance with Policy Ltj 7.1.1. ObiectiveLL 15.2.: .1.roinote the establishment of commercial and mixed-use districts characterized by high levels of pedestrian activity. Qb Ensure that development achieves the visual and physical character intended for the district. in which it is located.. The project will continue to provide visitor-serving commercial uses at the ground.floor, and integrate office and residential uses above. By utilizing and rehabilitating the existing storefront facades consistent with the Secretary of the Interior's Standards, the visual and historical relationship of the commercial storefronts along Main Street remains. The new construction of the upper story residential uriits will be setback sufficiently to maintain the visually prominent historical facades. The proposed additional uses are compatible with the urban environment of the Downtown area and encourage pedestrian oriented activity. The proposed project incorporates a building setback of three feet-six inches from the ultimate ri ght- of'-way (after dedication) consistent with the Downtcmri. Specific Plan and similar to other prcjJects In the vicinity. The setback will allow for public open.space improvements including decorative paving and landscaping and greater sidewalk area for pedestrian access. Siting buildings along the sidewalk is a consistent.pattern prevalent in the downtown area that visually ties the street-scape together.. It provides visual interest whffle eribancing the pedestrian experience. B. 11istoric and Cultural Resources Element Goal IICR I To promote the preservation and rCStOTation of the sites, structures and districts which have architectural, historical, and/or archaeological significance to the City of Huntington Beach. Polies,11CR 12.1: Utilize the Secretary of Interior Standards for Historic Rehabilitation and standards and guidelines as prescribed by the State Office of Historic Preservation as the architectural and landscape design standards for C> rehabilitation, alteration, or additions to sites containing historic resources PC Staff Report— 1,2/91/14 HB -91- 1462­.Oceanside Properties I Item 7. - 20 in order to preserve these structures in a manner consistent with the site's architectural. and historic integrity. CR 13.6: Encourage appropriate adaptive reuse of historic resources in order to prevent misuse, disrepair and demolition, taking care to protect surrounding neighborhoods from incompatible uses. The existing historical storefronts will be preserved, rehabilitated, and relocated six feet back from their current locations. The storefronts are rare examples of the early architectural heritage of the City and with the project, Nvill continue to be eligible as historical resources. The existing buildings located behind the storefronts are minimally visible from the street and are in poor condition.to accommodate the new uses. As indicated by the Historical Resources Assessment by PCR Services, the side and rear elevations and building interiors do not principally contribute to the eligibility of the historical resources. C. 1.7rban Desii-n Element Goal LTD 1: Enhance the visual image of the City of'Huntington Beach. Objective UD 1.1.- Identify and reinforce a distinctive architectural and environmental image for each district in Huntington Beach. Goal UD 2: Protect and enhance the Citvs public coastal views and oceanside character and screen any uses that detract from the City's character. The project will. allow for the continued use, of the historical storefront facades, which NN11111 retain the visual streetscape of Main Street. although the facades will be relocated approximately six feet back from their existing location.,the project will enhance the pedestrian experience by providing a wider sidewalk in front of the building. In addition, the project will be consistent with the mixed use character of the Downtown with a proposal for retail, office, and residential uses. D. Coastal.Elenzent Police, C I.1.4: Where feasible, locate visitor-serving commercial uses in existing developed areas or at selected points of attraction for visitors. Policy C 4J.1: 11.e scenic and visual qualities of coastal areas shall be considered.and protected as a resource of public importance. Permitted development shall be sited and designed to protect public views to and along the ocean and scenic coastal areas. Policy C 5.L 6: Reinforce downtown as the Civv's historic center and as a pedestrian- oriented commercial and entertainment/recreation district. The project provides for the incorporation of visitor-serving commercial uses on the ground floor and office and residential uses within the upper floors. The mix of uses complements the urban downtowai environment by integrating commercial services with residential supporting uses. As part of the Item 7. - 21 :port- 12/9/14 11B -92- 14sr32--Oceanside Properties Mixed Use project., the existing facades will be relocated back from their current location to expand the sidewalk width and improve public access. As a result, public views will not be impacted. The retention, rehabilitation, and relocation of the historic facades allows for the continuation of the false front architectural style of the City's history rather than the demolition of the historic resource. With the construction of the new building behind the existing facades and incorporation of mitigation measures,the project will reinforce the historical significance ofthe site through the visual prominence of the storefront facades at the forefront. Zoning Compliane This project complies with the requirements of the SP'5 zoning district. A zoning conformance table M (Attachment No. 7) shows an overview of the project's conformance to the development standards. In addition, a list of City Code Requirements of I addition, it the applicable provisions of the DTSP., f I BZSO and -Municipal Code has been provided to the applicant (Attachment No. 6) for ifflorniational purposes only. Urban Des4g-n. Guitlelines ConLormance: Due to the site's designation as a historic resource in the City's General Plan.,the architectural changes to the development shall. comply with the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. The fa,�ade at 122 Main is a tlXo-story Westeili false- front storefront consisting of wood frame with a stucco finish, two rectangular window openings on the second-story level, and a,tall crenellated parapet that wraps around a projecting belt-course above and below the second-floor windows. The facade at 1.24 Main is a single-story Streamline Moderne storefront with a stucco ,finiIgsh fluted pilasters at each corner, tall parapet with wide band along the top and large recessed panel, recessed center entrance, large glass display windows, and multi-light transom above the display windows. The project will. retain and rehabilitate the existing storefront facades; however the facades will be relocated approximately six feet from the existing front property line due to City requirements for street and sidewalk dedication and public open space. The remaining portions of the structures would be replaced with a three-story mixed use building. 9 The design of the new construction is respectful and sensitive to the historic storefronts. The new construction incorporates the horizontal lines of the historic storefronts and provides upper story setbacks to ensure the visual prominence of the storefront facades. As conditioned, the building color will differ between.the new and old walls (as viewed from Main Street) and the modem glass balcony railings will be structurally separate from the parapets on the storefronts. The placement, scale and architectural rhythm of the window openings on the new construction are also compatible ivitli the window and door openings on the historic storefronts. The project considers the pedestrian oriented environment and creates a wider sidewalk for public access and open space by relocating the storeftonts. The distinctive materials, features, finishes and construction styles that characterize the property will be preserved.. The project does not fullv, conform to the Secretary of the Interior's Standards because of the relocation of the storefronts and removal of the side and rear elevations. However the project as a whole -,,vould not substantially alter The eligibility of the historical resources and with mitigations incorporated, the project would result in a less than significant impact under CEQA. PC Staff Report— 12/9/14 HB -93:�- 14sr')2—Oceanside Properties Item 7. - 22 Environmental Status.- On October 28, 2014, the Enviromnental Assessment Committee (EAQ recommended processing of a mitigated negative declaration for the project. Staff has reviewed the environmental assessment and determined the project with the incorporation of mitigation measures would not have significant environmental impacts. Subsequently, draft Mitigated Negative Declaration No. 14-004 (Attachment No. C> 4) was prepared pursuant to Section 240.04 of the IJBZSO and the provisions of CEQA. The Planning and Building Department advertised draft Mitigated Negative Declaration No. 14-004 for 20 days commencing on November 6,2014, and concluding on November 26, 2014. Due topublication issues with the newspaper, the comment period was extended to December 2, 2014, Staff received two comments during the comment period (Attaclurterit No. 5) and.responses have been included as all attachment to this report. Environmental Board(7on?ments: The Environmental Board was notified of the Mitigated Negative Declaration. As of Deceinber 2, 2014, no response has been received. Prior to an), action on Conditional Use Permit No. 12-011 and Coastal Development Permit No. 12-007. it is necessary for the Planning Commission to review and act on.),litigated Negative Declaration No. 14- 004. Staff, in its initial study of the project, is recommending that the Mitigated Negative Declaration be approved.Nvith findings and mitigation measures. Coastal Status: The proposed project is within a non-appealable portion of the Coastal Zone. Coastal Development Permit No. 12-007 is being processed concurrently with Conditional.Use Jse Permit No. 12-011 pursuant to Chapter 245 of the HBZSO. The proposed project complies with the zoning code, as conditioned. Dei-ign.Review Board: The Design Review-Board initially reviewed the project on November 13, 2014, however., continued the project to December 4. 20147 in.order to review the historical analysis prepared with the draft mitigated negative declaration. Comments and recommendations received frorn the Design Review Board will be forwarded to the Planning Commission.as late coniniunications prior to the public hearing. Subdivision Committee: Not applicable. Other Departments Concerns and Requirements: The Departments of.Public Works, Police, Fire, Office of Business Development, and Planning and Building have reviewed the project and identified. a list of recommended. conditions that are incorporated into the, suggested conditions of approval as well as code requirements (Attactiment No. 6) applicable to the project. The Office of Business Development has reviewed the request and supports the project's participation in the parking in-lieu fee program. Business Development suggests ensuring that the retail and office space be designed to encourage the type of high quality tenants compatible with.the style of retail and office uses desired for the downtown. Item 7. - 23,p ort— 12/9/14 HB -94- 14sr32—Oceanside Properties Mixed Use Public_N'otification: Legal notice was published in the Huntington BeacluTountain Valley Independent on November 27, 2014, and notices were sent to property owners of record and tenants within a 500 ft. radius of the subject property, individuals/organizations requesting notification.(Planning :Division's Notification Matrix), applicant., and interested parties. As of December 2, 2014, staff has received one comment letter in opposition to the project to retain only the facades of the historic structures (Attachment 9). Application .Processing Dates: DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S)- Mi tigated Mil ated Negative Declaration- Conditional -kINID: December 27, 2014 (within 180-days) T T - Use Perm-it; Coastal Development Permit: Ct.JR./CDP: Within 60 days of adoption of MND— June 27, 22014 February 27, 2015 ANALYS.I.S: The primary issues to consider when analyzing this project are land use compatibility of the mixed use development with surrounding uses, the potential environmental impacts of the project, participation in the parking in-lieu fiee program, and the preservation and relocation.of the historic facades. The following is a detailed discussion of these issues. Compatibility I Based on a net lot size of 5.525 square feet,the General Plan and zoning designation on the subject site allow for a mixed-use development with a maximum of three residential dwelling units. Adjacent uses are primarily commercial,but residential uses are also found within the downtown core. Varied heights of buildings from one to four stories are currently located along Main Street, Commercial uses are I - required on the ground floor \,Ndth building fronts close to the sidewalk to establish a more intimate pedestrian. scale. The mix of-uses within the proposed building (retail, office, and residential) contributes to the atmosphere, of an urban environment within the Downtown. Compatibility between residential and commercial'/office uses is a concern within a mixed-use project. It is important to design the project so that noise, odor, and security, etc., impacts are mitigated to the greatest extent possible. The mixed-use building is designed with the most intense use (retail) on the ground floor, w-hich will.have direct access to Main Street. -the second floor offices are less intense than the retail component,and more appropriate beneath the residential third floor. In addition, the trash enclosure on the first floor shall be expanded to accommodate all the uses onsite and shall include recycling bins. Staff believes that the proposed development would be appropriate for the site because it-,gill contribute additional housing opportunities to the City' , improve the wood frame structures that are 1=1 s housing stock- in poor condition while preserving primary features of the historical buildings, and enhance the image and Z:1 image of life in,the environment. The proposed project will not conflict with the identified goals, PC Staff Report—12/19/1.4 H13 -95- 14sr32 Oceanside Properties Item 7. - 24 policies, and objectives contained in the General Plan and will not have a negative impact on the environment. Staff recommends approval for the mix of uses. NIND Over-view The NIND provides a detailed analysis of potential impacts associated with the proposed project (Attachment No. 4). The project was determined to have less than significant impacts with the incorporation of mitigation measures related to Cultural Resources and as applicable from the Downtown Specific Plan Program FIR. A Historical Resources Assessment.was performed on the property by qualified historians., PCR Services, (Attachment No. 8) confinning the existing buildings as historic resources. The facade at 122 Main is considered a rare example of the Western False Front and.the building appears individually eligible for listing in the National Register and the California Register and as a Huntington Beach Historical Landmark. It is representative of Huntington Beach's early architectural heritage and has enough integrity to convey its historical association-�,N?itb Pacific City and L_ integrity - the possible site of City Halt. The building at 124 Main contributes to a potential National Register district when.combined with other historic buildings within the 100 block of Main Street. The distinctive and character-defining features that contribute to the significance of the historical resources are the two- story Western False front facade of 122 Main and the one-story Streamline Moderne facade of 124 Mani. As indicated by PCR in the Historical Resources Assessment, the side and rear elevations are secondary rather than primary character-defining features, The secondary elevations do not substantially contribute to the eligibility of the subject properties as historical resources and are not clearly visible from the public right-of-way. I'Lirthennore, the visual and historical relationships with other historical resources in the surrounding setting will be preserved ivith the retention, rehabilitation and relocation of the storefront Leades. In their evaluation of the project, PCR determined that:retention of the historic facades and construction of a three-story building behind the false fronts would not materially impair the significance of the structures, with initigation measures incorporated. The Secretary of the Interior's Standards require new work to be differentiated from the old and compatible with the historic materials. PCR confirmed that if the new construction were to be removed in the future, leaving the historic storefront-,intact,the historic properties and their environment would be w-dnipaired and they would remain eligible as historical resources. Four mitigation ineasures are proposed to reduce the potentially adverse impacts resulting from the relocation of the storefronts and removal of the side and rear elevations. Mitigation Measure involves the recordation of the subject properties in a Historic American Buildings Survey (HABS) report, which will include the history and appearance of the subject properties prior to commencement of construction. Of the two buildings, only 122 Main would be required.to implement mitigation measure CULT-2, which would ensure that a demolition monitoring and salvage program is performed to evaluate the portions of the structure to be removed for salvage, analysis and interpretation in a report. Mitigation Measure CULT-3 requires a pennanent metal plaque to be affixed to each storefront or a marker imbedded in the pavement in front, to briefly explain that the storefronts were relocated. Mitigation Measure CULT-4 requires the submittal of an.engineered,approved bracing plan to retain the structural integrity of the structures during transport:. Item 7. - 25 HB -96- - - port— 12/91/14 34sr32—Oceanside Properties W-Ked Use Parking The three residential units require seven(7) spaces and all spaces will be provided onsite. Eaeh unit will have two enclosed.spaces in tandem.configuration that are accessed from the alley. The applicant is requesting to participate in the In-Lieu Parking Fee Program for 1.7 commercial parking spaces pursuant to Section 3.2.26.11 of the DT SP, The In-Lieu Parking program was established in 1993 per City Council Resolution 6522 for certain .r I I I properties within the Dowrito�rn Parking Master Plan area based on a shared parking concept: Visitors to the downtown.area will usually park once and patronize multiple establishments and locations in one trip. In 1.995, per City Council Resolution 67210 and 672 1., the program was expanded and the fee was increased to $12,000 per space with.the option to pay over a 15-year term and adjusted annually based on the Consumer Price Index (CPI). In 2010, the Downtown Specific Plan was updated with recorlirriendations to more effectively manage the parking supply in the downtown area through the, in-lieu parking fee program. The objective of the program is to facilitate traffic and pedestrian movement in the Downtown core, and provide feature opportunities for additional parking. The site is not large enough to provide adequate vehicular circulation and turnaround for a 17-space parking area(surface lot or subterranean structure). it is suitable for the project to pay in-lieu fees for parking because the project site is located Within the downtown.core (District I), which is an urban,pedestrian oriented, shared parking environment. Additional parking opportunities are created by the parking in-lieu fee program that would serve the project and maximize utilization of the parking supply for the downtown area. The parking in-lieu fee program creates prograrns such as valet, re-striping, shuttle trolley, and other similar programs resulting in the provision of additional parking or construction of surface or structured parking and associated design Costs In District I of the DTSP. Furthermore, within the shared parking environment of the downtown core, on-.street parking and parking facilities serve multiple uses in the vicinity. Angled metered parking 1.� I Zn> stalls are located in front of the subject site and a public parking structure is located. across the street from the development. The in-lieu fee amount applicable to this project is approximately $26,383 per parking space. Therefore, a$448,,515.64 in-lieu parking fee is required to satisfy the parking requirement for this project and may,be paid in multiple installments. The ill-lieu fee payment will be combined with.previously collected fees to provide future parking opportunities within the Downtown. zkn In-Lieu Parking Fee Participation Agreement is required to be submitted. The agreement shall be reviewed and approved by the Office of Business Development, Planning and Building Department, and City Attorney as to form.and content and recorded with the County of Orange. A lump suin payment or first installment payrnent of the in-lieu fees shall be made to the City Treasurer prior to approval of issuance of building permits or a certificate of occupancy. The payment of in-lieu fees would be more beneficial to the downtown area than constructing the spaces for private use orisite. The dmNritown businesses would share the cost of providing public parking by paving into the in-lieu fee program. Staff recommends al-.)proval of the request for parking in- lieu fees for the mixed-use development. 1113 -97- Item 7. - 26 Oceanside Properties Staff Report­ 12/9/14 34sr32 Preservation and Relocation of Historic Facades A bracing and relocation plait was included in the project plans to prevent damage to the historic storefronts and demonstrate that the wood frame construction of the facades could be transported. The applicant has identified that the wood frame construction is light weight and easy to transport. As stated above, the primary features of the historical resources are the Western False-front storefront and the Streamline Moderne storefront with.recessed center entrance. These distinctive features will be preserved or repaired., or where necessary, due to damage or deterioration they will.be replaced in kind. The removal or alteration of distinctive features that characterize the subject properties will be avoided, and the spatial relationships with other historical resources in the immediate surrounding setting will be Z__ preserved.. According to PCR, the facades will be relocated a small. distancefroin their original location, and their general relationship with the surrounding setting vvill still appear similar to what it was during the historic period. The structural condition of the storefronts has been compromised over the years by weathering and some ofthe wood members are deteriorated or rotted. Similarly, the stucco cladding is over 80 years old and in need of repair. Due to damage or deterioration, some features will be repaired or replaced in kind. For example,the framing for the parapets at 122 Main will be repaired or replaced in kind to match the original. -i the parapet and storefront will be removed and nal. The plaster and horizontal banding on replaced in kind. The window and door openings will be made ADA (Americans with Disabilities Act) compliant and compatible with the original historic appearance in design. color, texture, and where possible materials, substantiated by historic photographs. The fluted-Art Deco pilasters on 124 Main will be preserved and the remaining plaster will be replaced in kind to original. appearance. All the wood framing on the glass storefront is termite ridden and/Or not original, therefore the glass storefront will be repaired or replaced in kind to match the original. The transom windows (steel frame and obscure glass) w'11 be retrained preserved. 'I be existing; doors will be replaced with historically appropriate wood I In and glass doors, and the recessed entrance will be made ADA compliant- Based on PCR's historic resources assessment that the proposed preserNation.and relocation of the storefronts retains the property's eligibility as a historical resource., staff supports the project with mitigation measures. SENIMARY: Staff recommends approval of Mitigated Negative Declaration No. 14-004, Conditional,Use Permit No. 12-011, and Coastal Development Permit No. 12-007 based upon the following: 'he project with incorporation.of initigation measures will not have significant adverse impacts to the envir0ninent. The project is consistent with the General. Plan and zoning designations and will contribute to the City's commercial, office,, and housing stock. The development will be compatible with surrounding uses and the urban environment of the Downtown. 'The development involves right-of-way dedication for a greater sidewalk width while retaining the historical significance of the existing structures. The project will improve public access to coastal resources and.not impact coastal views. Adequate parking is provided with participation in the in-lieu fee parking program. Item 7. - 27 HB -98- 'Wit 12/9/14 14sr321—Oceanside Properties Mixed Use ATTACHMENTS: 1. Suggested Findings and Conditions of Approval for Mitigated Negative Declaration N.1o. 14-004. Conditional Use Permit No. 12-011, Coastal Development.11eri-nit No. 121-007 2. Site .plan—Floor Plans and Elevations dated and received May 27, 2014 3. Narrative dated November 17, 2014 4. Mitigated Negative Declaration NTo. 14-004 (not attacbed.—previously provided with Study Session. packet and available for review at City Hall and City's website http://'-,,,r�N,-w.bunti.ngtonbeachea.(ov/govemment."d.el),,Iil.11ients./i)la.miin�/Environnieiitalre 2 orts.cfin) 1 5. 1v47v-D No. 14-004 Con-urient Letters and Response to Coininents 6. Code Requirements Letter(for iriforniational purposes only) dated.july 10, 2014 7. Zoning Conformance Table S. Historical Resources Assessment by PCR Services dated and received December 1., 2014 9. Letters in Opposition 1.0. Updated DPR Forins for 122-124 Main Street received and dated August 7, 2012 SH:JJ:JA PC Staff Report—121/9/14 HB -99- 14sr32—Oceanside Properties I Item 7. - 28 ATTACHMENT NO. I SUGGESTED FINDINGS AND CONDITIONS'OF APPROVAL MITIGATED NEGATIVE DECLARATION NO. 14-004 CONDITIONAL USE PE UTNO. 12-011 COASTAL DEVELOPMENT PERMIT NO. 12-007 SUCO'GESTED FINDINGS FOR APPRON,"AL —MITIGATED NEGATIVE DECLARATION NO. 14-004: 1. Mitigated Negative Declaration No. 14-004 has been prepared in compliance with Article 6 of the California EnNiroimtental Quality, Act (CF2QA) Guidelines. It was advertised. and available for a public comment period of twenty seven (27) days. Any comments received during the comment period were considered by the Planning Commission prior to action. on the Mitigated Negative Declaration. Conditional Use Permit No. 12-011, and Coastal .D evelopmerit Permit No. 1.2-007. 9 Mitigation measures., incorporated into the attached. conditions; of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the proJcct, as mitigated through the attached mitigation measures, will have a significant effect on the environment. SUGGESTED FINDfNGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 12-011: 1 Conditional Use Permit No. 12-011 for the partial demolition of existing historical. buildings, rehabilitation and. relocation of historic storefront facades, construction of a three-story mixed use building, and participation in the parking in-lieu fee program will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood.. The project will improve the condition of the site by removing the elevations that are in poor condition and replace the buildings with new construction that integrate a mix of uses that are similar to and consistent with existing uses in the vicinity. As discussed in the Mitigated Negative Declaration, the project. with the incorporation of mitigation. Z=1 measures will result in less than significant environmental impacts including traffic, noise, lighting, aesthetics, and cultural resources. Proposed mitigation measures include proper documentation by a qualified historian of the historic properties, a demolition.monitoring and salvage plan for 122 Main, properties, I g :,e a plaque/marker recognizing the historic structures, and an engineered bracing plan for the relocation of the facades. The relocation of the facades is necessary to widen the sidewalk in an effort to Improve -pedestrian access along Main Street. The project is located in the downtown area (District 1), which. encourages mixed-use developments including residential uses and ground floor visitor- serving commercial uses. Because of the shared parking environment In the do-vvntown area. the payment of parking in-lieu fees for the commercial uses is adequate because the parking in-lieu fee, program provides additional parking opportunities that serve the downtown area. Synonymous with downtown as well as clustered shopping centers, visitors and residents typically park once (''if traveling by vehicle) and frequently walk to and patronize multiple establislinients, in one visit. In Item 7. - 29 eport— 12/9/14 HB -100- Attachment No. 1.1 addition, various land uses experience different peak demands at different hours of the day and days of the week. The payment of in-lieu fees would be more beneficial to the d.owntoNva area than constructing the spaces for private use onsite. The downtovai businesses would share the cost of providing public parking by paying into the in-lieu -fee program. 2. The conditional use pen-nit will be compatible with surrounding residential. and commercial uses. The Proposed building height is three stories with a rooftop deck and -within comparable height limits of other developments along Main Street, which vary in height from one story to four stories. The Z71 -proposed uses consist of the most intense use (retail) on the ground floor, office space on the second floor, and three residential dwelling units. The proposed rehabilitation and adaptive reuse will retain and preserve the historic character-defining storefronts and will not destroy any of the primary historic materials, features or spatial relationships that characterize the property. The design of the new construction is respectful and sensitive to the historic storefronts, continuing the horizontal lines of the historic facades in the new construction. Parking for the residential uses will be provided. onsite. Tandem parking is adequate for the proposed units consisting of one and two bedrooms. Payment into the parking in-lieu fee program will help enhance the potential parking opportunities that the program will.provide to the downtovvn area. instead of providing onsite commercial parking spaces.,the do-mitwmi businesses would share the cost of providing public parking. 3. The proposed project will comply with the provisions of the base district and. other applicable provisions in Titles 20-215 of the Huntington. Beach Zoning and Subdivision Ordinance. As conditioned, the project complies with the development standards in terms of minimum onsite parking (-,Nith parking in-lieu fees for the commercial uses), building height, and setbacks. The payment of parking in-lieu fees for the commercial uses is adequate because the project is located in District I of the downtown area, which Is an urbau. p edestrian oriented, shared parking environment, and is subject to a conditional use permit. 4. The granting of the conditional use permit will not adversely affect the General Plan. 'The proposed project is consistent with the General Plan ].and use designation of Mixed Use and the goals, objectives, and policies of the City's General Plan as follows: A.Land Use Elemeni Goal L ULI: Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services, and entertainment, and.red-Lice the need fir automobile use. Objective L U 11.1: Provide for the development of structures that integrate housing with commercial uses, and ensure the compatibility of these uses. Policy L U IL 1.1: Accommodate the development of structures and sites that integrate housing units xvith retail and office commercial uses in areas designated for"mixed use" on the Land Use Plan Map in accordance with Policy LU 7.1.1. Objective LO.15.2: Promote the establishment of commercial and mixed-use districts characterized by high levels of pedestrian activity. PC Staff Report--12/9/14 HB -101- Attachin(Item 7. - 30 Objective LU 15.5: Ensure that development achieves the visual and physical character intended for the district in.which it is located. The prQJect will continue to provide visitor-serving commercial uses at the ground floor, and integrate office and residential uses above. By utilizing and rehabilitating the existing storefront facades consistent with the Secretary of the Interior's Standards, the visual and historical relationship of the corm-nercial storefronts along Main Street remains. The new construction of the upper story residential units will. be setback sufficiently to maintain the visually prominent historical facades. The proposed additional uses are compatible with the urban environment of the Downtown area.and. encourage pedestrian oriented activity. The proposed project incorporates a building setback of three feet-six inches from the ultimate right-� of-way (after dedication) consistent with the Downtown Specific Plan and similar to other projects in the vicinity. The setback will allow for public open space improvements including decorative paving and landscaping and greater sidewalk area for pedestrian access. Siting buildings along the sidewalk is a consistent pattern prevalent in the downto�vri area that visually ties the streetscape together. It des visual interest while enhancing the pedestrian experience. provides Z__ B. Historic and Cultural.Resources.Element Goal 11CR 1: To promote the preservation and restoration of the sites, structures and districts which have architectural., historical, and/or archaeological significance to the City of I luntington Beach. Lolig2 11CR 1.2.1: Utilize the Secretary of Interior Standards for Historic Rehabilitation and standards and guidelines as prescribed by the State Office of Historic Preservation as the architectural and landscape design standards for rehabilitation, alteration, or additions to sites containing historic resources in order to preserve these structures in a manner consistent with the site's architectural and historic integrity. Policv H(..R 1.3.6: Encourage appropriate adaptive reuse of historic resources in order to prevent misuse, disrepair and demolition., taking care to protect surrounding neighborhoods from incompatible uses. The existing historical storefronts will be preserved, rehabilitated, and relocated six feet back from their current locations. Tlic storefronts are rare examples of the early architectural heritage of the City and with the project, will continue to be eligible as historical resources. The existing buildings located behind the storefronts are minimally visible from the street and are in poor condition to accommodate the new uses. As indicated by the Historical Resources Assessment by PCR Services, the side and rear elevations and building interiors do not principally contribute to the eligibility of the historical resources. C. Urban Desi-an.Element Goal UD 1: Enhance the visual image of the City of Huntington Beach. Item 7. - 31 - 1­113 -102- ,port— 12" 114 Attachment No. 13 Objective (1D 1.L- Identify and reinforce a distinctive architectural and environmental image for each district in H.-Lintinayton Beach. r-1 Goal UD 2: Protect and enhance the City's public coastal views and Oceanside character and Screen any uses that detract from the City's character. The project will allow for the continued use of the historical storefront facades, which will retain the visual streetscape of Main Street. Although the facades will be relocated approximately six feet back from their existing location,the project will enhance the pedestrian experience by providing a wider sidewalk in front of the building. In addition., the project will be consistent with the mixed use character of the Downtown with a proposal for retail, office, and residential uses. SUGGESTED FINDINGS FOR APPROVAL —..C'OASTAL DEVELOPMENT PERNMIT NO. 12- 007: 1. Coastal Development Permit No, 12-007 to partially demolish building existing historical t__ buildings, rehabilitate and relocate historic storefront facades, construct a three-story mixed use building, and participate in the parking in-lieu fee program to offset the commercial parking spaces not provided onsite conforms with the General Plan, including the Local Coastal Program. The proposed project complies with the following policies of the Coastal Element of the, General Plan: Policy (.7. 1,1,4: Where feasible, locate visitor-serving commercial uses in existing developed areas or at selected points of attraction for visitors. Policy C 4.1.1: The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Perrnitted development shall be sited and designed to protect public views to and along the ocean and scenic coastal areas. Policy C, -5.1.6: Reinforce downtown as the City's historic center and as a pedestrian- oriented commercial and entertainment/recreation district, 1'he project will continue to provide commercial uses that are visitor oriented and W1111 also serve residential uses in the vicinity. It will not impact public views of the ocean or coastal areas because it is surrounded by adjacent commercial buildings of similar heights and will be setback frorn its current location to provide for improved pedestrian access. No public view easements are impacted by the project. The building will continue to maintain the downtown, pedestrian-oriented relationship with the rest of Main Street. Payment of the in-lieu fees into the parking program contributes to the public parking opportunities that are created by the program. Beachgoers and other downtown businesses who utilize street parking and structured parkiiag would also benefit from the additional parking opportunities whereas construction of onsite parking would only be useful for the project's commercial uses. Divergent peak demands for parking between the proposed office and retail uses would demonstrate underutilized parking spaces throughout the day. The shared parking nature of downtown which serves multiple uses (office, retail, restaurant, and beachgoers) is an efficient management of the parking supply as an asset. PC Staff Report— 12/9/14 NB -103- Attachm Item 7. - 32 2. The project is consistent with the requirements of the CZ Overlay District the base zoning district, as well as other applicable provisions of the Municipal Code. The project complies with the zoning code including minimum onsite parking (with in-lieu fees for the commercial uses), building height, and minimum set-backs. It will not impact public views of coastal resources. 3. At the time of occupancy, the proposed development can be provided with infrastructure in a manner that is consistent with the Local Coastal Program. The project is within an urban developed area. where connections to public infrastructure are avalilable. 4. The development conforms with the public access and public recreation policies of Chapter 3) of the California.Coastal Act. The project,,Nill involve street and alley dedications that will relocate facades and incorporate a wider sidewalk for public access in front of the building. --MITIGATION MEASURES FOR ENVIRONMEWAL CONCERNS: 1. Prior to submittal of demolition permits for the 1122 Main St. and 124 Main St. buildings, the following shall be required: a. A Historic American Buildings Survey (HABS) Level 1.11 recordation document shall be prepared for the existing buildings; their property type, the Western False Front style, wood frame construction, and the Streamline Moderne style; and document other similar property types in downtown.Huntington Beach; and its possible association with the City Hall of Pacific City and the economic and cultural development of the City of Huntington Beach. The HABS document shall be prepared. by a qualified architectural historian or historic preser�,ation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History pursuant to 36 CF.R 61. This document shall inelLide a historical narrative on the architectural and historical importance of the Western. False Front, wood frame, and Streamline Modeme style commercial buildings in Huntington Beach, downtoNvii.Huntington Beach and Main Street, association with the City, Hall of Pacific City, and record the existing appearance of the building in professional large format HABS photographs. The building exterior,representative interior spaces, character-defining features, as well as the property setting and contextual views shall.be documented. All.documentation components shall be completed in accordance with the Secretary of the Interior's Standards and Guidelines for Architectural and Engineering Documentation(HABS standards). Original archivally-sound copies of the report shall be submitted to the I IABS collection at the Library of Congress, and South Central Coastal Information Center. California State IJ.niversity. Fullerton, CA. Non-archival copies will be distributed.to the City of Huntin on-0 Beach and I luntington Beach Public Library (Main Branch). In addition, any existing and.available design and/or as-built drawings shall be compiled.reproduced, and incorporated into the recordation document. Res-Lilts of the demolition monitoring and salvage investigations shall be incorporated into the final draft of the IIA13S report. The final draft of the IJABS report shall be submitted prior to final inspections for the new building. (Mitigation Measure) b. The project applicant shall retain a qualified architectural historian to conduct construction monitoring duning, demolition. Any important historic fabric associated with the period of significance. ca. 1902, shall be fully recorded in photographic images and written manuscript Item 7. - 3 3�,port-- 12/91 14 HB -104- Attachment No. 1.5 notes. Significant material shall be inventoried and evaluated for potential salvage, analysis and interpretation. A qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History., pursuant to 36 CFR 61, shall prepare the necessary written and illustrated documentation in a construction monitoring and salvage report. This document shall record the history of 122 Main Street and the wood-frame construction methods during the period of significance as well document its present physical condition through site plans; historic maps and photographs; sketch maps; 35mm photography; and written data and text. All documentation components shall be completed in accordance with the Secretary of the Interior's Standards and for ArchaeologicalDocumentation for above ground structures. The completed documentation shall be placed on file at the South Central Coastal Inforination Center, California State University, Fullerton, CA, and the City of Huntington Public Library. Findings shall be incorporated into the NABS report. (Mitigation Measure) t-11 2. Prior to submittal for building permits, the developer shall submit an engineered approved bracing plan.demonstrating the ability to retain.the structural integrity of the storefronts and relocate them approximately six feet back froni the existing property line. The engineered approved bracing plan shall be approved by the City of Huntington Beach prior to issuance of demolition permits -for the buildings behind the storefronts. (Mitigation Measure) 3. Prior to issuance of certificate of occupancy for both buildings, a permanent metal plaque shall,be affixed.to the 122 Main St. and .124 Main St. storefronts or markers shall be embedded in the pavement in front, which will briefly explain the storefronts were relocated. The City of Huntington Beach shall verifI�,the installation of the plaques/markers at the site. (Mitigation Measure) - SUGGESTED-CONDITIONS OVAPPROVAL - CONDITIONAL USE PERMIT NO. 12- 01 11COAS"I'AL DEVELOPMENT PERMIT NO. 12-007: 1. The site plans, floor plans, and elevations received and dated May 27, 21014, shall be the conceptually approved design with the following modifications. a. The site plan shall depict a minini-iim.of 166 square feet of public open space on the ground floor including 50 square feet of landscaping. b. A immin-urn of 5 bicycle parking spaces shall. be depicted on the site plan, c. The rear elevation shall be revised to remove the garage door in front of the guest parking space. d. The trash enclosure shall be expanded in size to provide sufficient refuse area for all uses (.residential, retail, and office) as approved by Rainbow'Environinental. e. The plans shall be revised to depict the height of the elevator and enclosed stairways leading to t, the rooftop deck not to exceed 10 feet above the building height. f. The man doors leading into the garages shall be revised to open into the hallway instead of into the garages, g. The interior dimensions of each parking garage arage shall be depicted on the floor plans with a minimum clear width of 9 ft. and a minimum clear depth of 38 ft. PC Staff Report- 12/9/14 IJB 1-105- Affachm,Item 7. - 34 h. The glass balcony railings shall be structurally separated from the historic facades. Z-1) i 'The front elevation and third floor plan shall be revised to depict a minimuin 5 ft. high wall 4n between the private balconies of the third floor units. J. The opening of the wall leading to the den.on the third floor(Unit 303) shall be revised to be a minimum of 50% open.. Comply with all mitigation measures adopted for the project in conjunction with Dm.Nmtown. Specific Plan Environmental Impact Report No. 08-001. 3. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on one of the first three pages of all the working dravorig sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 1.2 point. b. Submit three (3) copies of the approved site plan and the processing fee to the Planning and Building Department for addressing of the new buildIngs,"units. 4. Prior to issuance of building permits, the following shall be completed: a. Contact the United States Postal Service for approval of mailbox location(s.). b. Submit a copy of the revised site plan, floor plans and elevations pursuant to Condition No. I for review and approval and inclusion. in the entitlement file to the Planning and Building Department; and submit 8 inch by 10 inch colored photographs of all colored renderings, elevations, materials sample board, and massing model to the Planning and Building Department for inclusion in the entitlement file. c. An interim parking and building materials storage plan shall. be submitted to the Planning Department to assure adequate parking and restroom facilities are available for employees, customers and contractors during the projects construction phase and that adjacent properties will not be impacted by their location. The plan shall also be reviewed and approved by the Fire Department and Public Works Department. The applicant shall obtain any necessary encroachment permits front the Department of Public Works. 5. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released for the first residential unit until the following has been. completed: a. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning and Building Department. b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning and Building Department. c. All building spoils, such as unusable lumber, Nvire-, pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. d. Parkland dedication in-lieu fees (Quimby Fees) shall be paid to the Planning and Building Z71 Department. 6. Signage shall be reviewed under separate permits and applicable processing. Item 7. -_3 5,eport—1_/9114 HB -106- Attachment No. 1.7 ­_- 7. The applicant aildJor applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. 8. Incorporating sustainable or"green'' building practices into the design of the proposed structures and associated site irriprovernents is highly encouraged. Sustainable building,practices may include (but are not limited to) those recommended by the U.S. Green Building Council's Leadership in Energy z1- tl� and Environmental Design (LEED) Program certification Or Build It Green's Green Building Guidelines and Rating Syslerns (http://�NTwAN,�-.buildit2Teen.org/green-buildijip,-guidelines-raiiii�)-). INDEMNIFICATION AND HOLD HARNMESS CONDITION: The oNNmer of the property which is the subject of this project and the project applicant if different from the property owner, and each of their heirs, successors and assigns, shall defend, indemnify and hold harmless the City of Huntington Beach and its agents, officers. and employees from any claim, action or proceedings., liability cost, including atton-ley's fees and costs against the City, or its agents, officers or employees,to attack, set aside, void or annul any approval of the City, includiniz but not limited to any approval granted by the City Council, Planning Commission, or Design Review Board concerning this project.. The City shall promptly notify the applicant of any claim., action or proceeding and should cooperate fully in the deferlse thereof. PC stay'Report— 12,119/14 HB -107- Attachm Item 7. - 36 17 hCD RETA�JIL (0)F F�C E RES1117-D'Eh'-47AL. . .................... ....... 122 -124 MAIN STREET, HUNTINGTON BEACH, CALIFORNIA Z0NIN(-- MATRIX VICINITY MAP ..................... . ITEM REQUIRED PROPOSED SEMON .................... 3 J/ a ADJACFN'l' C(DWIMERCIAL A� SHEET INDEX STATIST I C S " APN -Im-m "6 W Lu LEGAL BLOCCK 103 LOTS 22 24 U%, NFTLOTAREA: ti,MOM—AaAe E T.S.1. #1 w PM CONPP ,ON TVVE V,N,FI.UV FIRE DPW, ` W I MGM: 3-stoRy �Ml XED v Vt-[W AREA: I—ER - am IL, RETAIL F Z z aMLEYELRES)DENTIALi 2,2M&F. PARKIN.0 MAIL ✓ N ti ge--g/ OFFICE,4.bw I bw. 9 RI. la�mmz—� i7aFAIE " ' < RESIDENT 5, N 3MnX2 6TANDIPA GMT a x 2b- SPACE PRO ADJACENIF RESTAUPAINIF ................................... OWNER J DEVELOPER: MORNING JADE CORP, MPLUMANST. SANTA ANA,cA 921f)6, 4 L:F rR SITE PLAN 5. ou .'M OBt I IGUEST I STORAGE PARIfING I o c� rn I R E T A I L ` --- UNIT 3 — a UNITS 101 102 - --- 2,660 SF 3 �06915LE DE tiG Ul=•.LL k � ! UNIT 2 ! �. _..___.... GARAGE a l _.' Q — ---_._.___.i.. J I v _ UNIT 1 I c �GARAGE� h --' - I._._. HALLWAY t� is 1 I LOBBY G ELEVATOR ELECTR[CAL -- UP }1 STO, uP r�n.51 6 I f -- _ j LEVEL ONE G• 3 FLOOR PLAN 0' ' 0' 1.' - MIXED-U5E fiUILl71NG tY-t21 psVN W. /I,__,� ..•tirrnsx µ+nrmwernra+ F .. Ch1n6aNJ. CD J W 00 CD J W I __._.._...___ __ -f I E` 1 i y_ l o ( , L.,O Y I li OFFICE - UNITS 201 - 204 4,500 SP -------------------------- 77i�- 1 is 1 ! ELEVATC3R is DN j f _._..._.__LEVEL TWO FLOOR PLAN IL.9 i M XED-USE � BUILpING oh-tRa N+pn n. �e•p�f<8•p ui 8es q ry faj ic? L) (A) L L L i �31 I 3 l f m -- BEDROOM DEN DEN UNIT -T I I 302 j DE D e v - �i ' (a} ��r BEDROOM v .. .T 'fitDE K #t ., . , l j rIA I GC)UI�To I - COMMON "-I ...1 a� 4 _!. 1,249 SF . i ......_ 426 SF BEDROOM fi �xOUN74 �� S I UNIT 3Q 7 ,.� . _. c 417SP _ BEDROOM DE BEDROOM - -- !) I : - - _ I I I _- I n GE- GN. 9RA Gnu o LEVEL THREE i `5... III- ._..__�_..., _'� �'-1'___ ........12•�-___-----_.' FLOOR PLAN 04-o, --- - .__ ..... _.... .._............_.__ MIhECAUSE suiwlNG 9 i � A CD J O CD J T _ r J - — ��— DEMROOF ( 0 F E N z E­d7 v z � ..,.... : ..... .......__ :__ - C to U R T -irr.J„"'r L-1, t' ltmrnr I DECK _ aA/C 1 fi BELCW }- iL - z VEST. PEI-EVATORa*� r r , 3 1 le W 5'-].' b'-f,�" 6'-6' c-i, .sir LL a' E` Z -A' �, N F -. � i ! _—_,_�......................_..........1 MIXEC?-USE Q P UPPER ROOF .' A I I .......... -------------I............ ROOF ROOF DECK ..... ....... ... 3szc FL UNIT DECK DECK RAM PURT'�^RD 3 oM?- C 1 W J 1 1 BALCONY MD M LEV, F F 0 E s i LEV i 11 0 �=ZZZL'll X-1 "I 1',,11,111,11, sms=m FLU:FLU: GARAGE 3 HALL RETAIL ri' ........... �57 rT ................................ P,P, BUILDING SECTION MIXFD-USE BUILDING ML A5 CD J W 1 KEYNOTES-EXISTING HISTORIC FACADE 9, FOOD PRESERVE{E)FLUTED CONC.PILASTERS REPLACE CAST PLASTER STOREFRONT EASE k C 3> REPLACE HISTORIC GLASS STOREFRONT -- -- 4R�FLU � GLASS DOORS ____ _ _ _____._ _ ____ _.__�_..... '.. _ ......,... __ ......_........___._ y REPLACE HISTORIC WOOD& R / (ENTRY ADA COMPLIANT) b� r 7 % 5 RENOVATE OR REPLACE SMOOTH PLASTER REPLACE HUNG WOOD WINDOWS TO MATCH ORIGINAL a ) , H.R.LFv / 7/ REPLACE PLASTER BANDING c) El Hill GLASS GUARDRAIL </9\1 SUN SCREEN-WOOD NEW SMOOTH PLASTER I � �,I '�(E' ll� $ le V3T ..EV. .. .......... E f '•'�2 4 2 '4` /4 �/ NORTH ELEVATION W AI'�CO��+rcf Qt 'C 4 i 5 (NORTH ELEVATION MAIN STREET FACADE -usELDINGa w.au er.[M:!XED roara�,q� KEYNOTES ----------- 0 NEW MATERIAL COLOR <'I 'i SMOOTH STUCCO SAND 4 STONE 2'X 2' MARBLE ACCENT PANEL MED.GREY 3Rr,l PLR..I-Ev. 2 STOREFRONT CLEAR GREY < GLASS ALUM SUNSHADE DARK GREY 'o .......... </6 SHT,MTL COPING 7JNC GREY —\7> K, > VNDOW/DOOR TINTED GLASS 211D FLR,LEI/. GUARD RAIL TINTED GLASS Wi,ALUM.RAIL I,/ PANEL DOOR GREY \�2 TRASH GATE GREY ............ SOUTH ELEVATION SOUTH ELEVATION A L L E Y z BUILDING 0 N J -P �n 3uN5��tEEM \ ;.,,4JtL;F r .+1.,,Cr.EEt! No i 11111 1 1 F1 D KR.I-E'v. t -- ` F'LA5TEFZ—,, U IND'FLR.L"cv, j r� _._._.......�.... .................._-- —— ._.___.. 1L 1 � WEST ELEVATION c� 7-2-1 NARXED-use BUILDING y� J`xft4acsA+A M4Mt0.^2tCV?FACIt 1M C:4;iCZN;4 r--�GLa95 t> c, f 9RU FOR I EvFLAC 2ND ILR LEV. �7 - — u � I i - i �J i 15T PLR.LEv. k EAST ELEVATION pq [Elm nnixEo-usr �� OUIIDIhEG itl - lfST a+W.�M4 �22-12A Meth PT. MiHt41:MN1 MAtSP C�N.i;gRtd44 rw� C J r-r J -P ;—i----TEMP,STEEL X—",LL BRACING EYSTEM / —; ----- REM✓vE!E?FOOF d FLOUR.O15T5 I---E/'•&TIT,;! FLA5TER TO DE I Jj I I EAVEC IN F'L:,CE f EX&TIWx 114LL LOCATION /j --------- 5 RAF TIE T'JBJLAR 6R4CE6 TC GIRT& /i _....�.._... EXISTING FACADE FRA' NG .... TC uE SAVED iN PLACE II ..F i ............ -_F-FACE WALLS tv"TH rCiNTlf•1,1J'.!5 4 X 10 GIRTS E4 H SIDE OTH !% 3t4'M5 F'G T�P.= LEVELS j OIR 12< ANC 2 LEvEL5 FOR 124 � MCA.✓E FACADE ,I. WALL h-01 ff / t ---- EXiSTING=EADERS TC REMAIN / I --._._..-_._._. ...._.......... .._.._._ 7/ FACADE BRACING I STEEL r..a uL.,�R BRACING FACADE WALL FOR RELOCATION f CAFFCLD 122—124 MAIN STREET HUNTINGT JN BEACH �---._ .._.r,/F' EXF.BOLT AT EA% .l_ECx - Y �:e•,i.o. I I MtXEG-USE 6Ufl�1NG p� 1�1 i ROLLING 5t1k ;L(F '_ .iEs: acaamac +nam*rp su uncu 7 cAumcwV, � — 'r.c rzi..ev 0 ' +ETcA:�k, DEG•iGATIi:?.!v r'w�,„ AyC} 4110V 1 2,. Mixed-Use 122-124 Main Street Uept.of Planning Huntington Beach; CA &Building Revised- 11/11//2014 Narrative 1. Proposal is to preserve the existing "Western False Front"facade and demolish existing buildings and build new 3-story Mixed-Use project including: a. Retail at grade(2,600 S.F.) + (3)tandem garages, and (1) guest space for residential units. Retail open 7:00 am to 12:00 pm. b. Parking (17) In-lieu spaces. c. Office at 2nd level (5,000 S,F.) d. (3) Residential Units at 3 d level (2,200 S.F.)with communal roof deck. 2. C.U.P. is being applied for as required by D.T.S.P, new building under 100' of frontage. 3. All surrounding uses are commercial. 4. The proposed retail on the first floor will be Visitor Serving. 5. The project is proposed to be parked to code by a combination of on-site and in-lieu spaces. 6. Affordable Housing requirements to be paid in-lieu. Attachment No. 3.1 HB -119- Item 7. - 48 rrt_._�H `TBUILDING DIVISION HUNTINGTON BEACH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: June 16, 2014 PROJECT NAME: Morning Jade Mixed Use ENTITLEMENTS: Planning Application No. 12-83/Coastal Development 12-07/Conditional Use Permit#12-11/Design Review#12-07 PROJECT LOCATION: 122-124 Main St., 92648 (east side of Main St., between Pacific Coast Highway and Walnut Ave.) PROJECT PLANNER: Jill Arabe, Associate Planner PLAN REVIEWER: Khoa Duong, P.E TELEPHONE/E-MAIL: (714) 872-6123/khoa@csgengr.com csgengr.com PROJECT DESCRIPTION: To permit the partial demolition of two existing commercial buildings (designated as Historical Landmarks pursuant to the General Plan), preserve and relocate the historical facades 6 ft. east from the current property line, and construct a new 3-story mixed use project including on- grade residential parking garages, retail, office, and 3 residential units. The request includes in-lieu fees for parking. The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated May 27, 2014. The list is intended to assist the applicant by identifying requirernents which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. I. SPECIAL CONDITIONS: Development Impact Pees will be required for new construction. II. CODE ISSUES BASED ON PLANS& DRAWINGS SUBMITTED: 1. Project shall comply with the current state building codes adopted by the city at the time of permit application submittal. Currently they are 2013 California Building Code(CBC), 2013 California Mechanical Code,2013 California Plumbing Code, 2013 California Electrical Code, 2010 California Energy Code, 2013 California Green Building Standards Code, and the Huntington Beach Municipal Code (HBMC). Compliance to all applicable state and local codes is required prior to issuance of building permit, 2. Provide building code analysis including type of construction, allowable area and height, occupancy group requirements, exterior wall ratings per Chapter 5 and 7 of the 2013 CBC. 3. Provide Project Data to show: Attachment m 6.1 Item 7. - 49 H 13 -120- Pa-e 2 of-3 • Type of building constructions(s) • Occupancy groups • Building with fire sprinkler system 4. For zero set back distance between building and property line— a. Please check the building for deflection. b. The openings are not allowed in exterior wall. The exterior wall at grid lines 1 and 6 shall extend to the edge of projections. 5, Please show location of all property lines on each level. Also, show the setback distances between exterior walls/projects and property line. 6. Provide compliance to disabled accessibility requirements of Chapter 11A and/or 11 B of the 2013 CBC. a. Provide complete Site plan showing the accessible paths of travel from public sidewalk(s)the building entrances along with maximum slope of 5%; and cross slope of 2%. b. All entrances on grade level must be accessible to disabled persons. c. Provide accessible parking stall(s) per Chapter 11 B of CBC. d. All extericr exit doors, in direction of door swing, provide 24" clear space past the strike edge. Please show the required clear space on Floor plan. e. All stairways and elevator must be accessible to disabled persons. Provide details and notes to show how they comply with Chapter 11 B. f. All residential units must be accessible to disabled persons. Provide details and notes to show how they comply with Chapter 11 A, 7. Please provide egress plan—Chapter 10 of 2013 CBC a. Show the occupant load in each area/room/floor along with occupant load factors. b. Identify on floor plans location of all fire rated corridors, stairway shafts, and extension of fire rated shafts. c. Check the separation between required exits. d. Shaft enclosure shall extend to the exterior exit doors. C Elevator cannot open into the extension of stairway shaft, e. Two exits are required from Office area. f, All interior stairways shall be enclosed per Section 1022 of CBC, 8. For mixed use and occupancy, please comply with Section 508 of 2013 CBC. 9, Residential Unit— a. Please check the required light and ventilation for all rooms and areas. b. Provide emergency escape and rescue openings for all bedrooms per Section R310 of 2013 CRC. Also, please check the egress path of travel from interior court to the public way. c. Please review kitchen layout plans to comply with Section 1133A. d. Please review bathroom layout plans to comply with Section 1134A. 10, For parking garages please see Section 406 of CBC for specific code parameters in addition to those applicable sections found elsewhere in the code. 11. For elevators please see Section 708.14 and Chapter 30 of CBC. a. Elevator enclosures shall comply with Section 708, b. Provide elevator lobby per Section 708.14. 12. Please specify on Roof plan the proposed use of roof deck. 13. For projects that will include multiple licensed professions in multiple disciplines, i.e.Architect and professional engineers for specific disciplines, a Design Professional in Responsible Charge will be requested per the 2013 CBC, Section 107.3.4. Attachment No. 6.2 HB -121- Item 7. - 50 Page)of i 14. In addition to all of the code requirements of the 2013 California Green Building Standards Code, specifically address Construction Waste Management per Sections 4.408.2,4.408.3,4,408,41 5,408.1.1, 5.408.1.2, and 5.408.1.3 and Building Maintenance and Operation, Section 5.410. Prior to the issuance of a building permit the permitee will be required to describe how they will comply with the sections described above. Prior to Building Final Approval,the city will require a Waste Diversion Report per Sections 4.408.5 and 5.408.1.4. III, COMMENTS: 1. Planning and Building Department encourage the use of pre-submittal building plan check meetings. 2. Separate Building, Mechanical, Electrical and Plumbing Permits will be required for all exterior accessory elements of the project, including but not limited to: fireplaces, fountains, sculptures, light poles, walls and fences over 42" high, retaining walls over 2' high, detached trellises/patio covers, gas piping,water service, backflow anti-siphon, electrical, meter pedestals/electrical panels; swimming pools, storage racks for industrial/commercial projects. It will be the design professional in charge, responsibility to coordinate and submit the documents for the work described above. 3. Provide on all plan submittals for building, mechanical, electrical and plumbing permits,the Conditions of Approval and Code Requirements that are associated with the project through the entitlement process. If there is a WQMP, it is required to be attached to the plumbing plans for plan check. Attachment No. e Item 7. - 51 x B -1222- CITY OF HUNTINGTON BEACH HUNTINGTON BEACH FIRE DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS HUNTINGTON BEACH DATE: June 30, 2014 PROJECT NAME: Morning Jade Mixed Use ENTITLEMENTS: Planning Application No. 12-83/Coastal Development#12-07/Conditional Use Permit#12-11/Design Review#12-07 PROJECT LOCATION: 122-124 Main St.,'92648 (east side of Main St., between Pacific Coast Highway and Walnut Ave.) PROJECT PLANNER: Jill Arabe, Associate Planner PLAN REVIEWER: Joe Morelli, Assistant Fire Marshal TELEPHONEIE-MAIL: 714-536-5531 /Joe.MoreIli(a-)surfc,ity-hb.org PROJECT DESCRIPTION: To permit the demolition of two commercial structures designated as Historical Landmarks pursuant to the General Plan and the construction of a 3-story mixed use project including on-grade residential parking garages, 2,330 sf retail, 5,000 sf office, and 3 residential units. [also includes roof top deck] The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated May 27, 2014. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. E nvironmental Prior to Building or Grading Plan approval, compliance to the following items is required: 1. Methane Mitigation District Requirements. The proposed construction is within the City of Huntington Beach Methane Mitigation District. Testing for the presence of methane gas is required. The results will be used to determine whether a methane mitigation system will be required. 2. City Specification #431-92 Soil Quality Standards testing is required. Based on site characteristics, suspected soil contamination, proximity to a producing/abandoned oil well, or Phase 1, 11, or III Site Audit, soil testing conforming to City Specification #431-92 Soil Clean-Up Standards is required. Attachment No. 6.4 HB -123- . Item 7. - 52 Page 2 of 5 Prior to the issuance of any grading or building permits, all soils at the site shall conform to City Specification #431-92 Soil Clean-Up Standards prior to the issuance of a grading or building permit. Grading and building plans shall reference that"All soils shall conform to City Specification #431-92 Soil Clean-Up Standards" in the plan notes. 3. Prior to the issuance of grading or Building Permits, the following is required to demonstrate compliance with City Specifications 429 and 431-92.- a. Soil Sampling Work Plan: Render the services of a qualified environmental consultant to prepare and submit a soil sampling work plan to the HBFD for review and approval. Once the HBFD reviews and approves the submitted work plan, the sampling may commence. Note: Soil shall not be exported to other City of Huntington Beach locations without first being demonstrated to comply with City Specification 431-92 Soil Clean Up Standards. Also, any soil proposed for import to the site shall first be demonstrated to comply with City Specification 431-92. b. Soil Sampling Lab Results: Conduct the soil sampling in accordance with the HBFD approved work plan. After the sampling is conducted, the lab results (along with the Environmental Consultants summary report) for methane and 431-92 testing shall be submitted to the H.B.F.D. for review. c. emediation Action Plan: If contamination is identified, provide a Fire Department approved Remediation Action Plan (RAP) based on requirements found in Huntington Beach City Specification #431-92, Soil Cleanup Standard. All soils shall conform to City Specification#431-92 Soil Clean-Up Standards prior to the issuance of a grading or building permit. Fire Protection Systems and Fire Department ACcess 1. Applicable Codes: Plans shall show compliance with the Huntington Beach Municipal Code, City Specifications, and the California Fire and Building Codes (including the City of H.B. Amendments). 2. Automatic Fire Sprinklers complying with NFPA 13 and City Specification#420 are required. Separate plans (two sets) shall be submitted to the Fire Department approval. The system shall provide water flow, tamper and trouble alarms, manual pull stations, interior and exterior horns and strobes. NOTE: When buildings under construction are more than one (1) story in height and required to have automatic fire sprinklers, the fire sprinkler system shall be installed and operational to protect all floors lower than the floor currently under construction. Fire sprinkler systems for the current floor under construction shall be installed, in-service, inspected and approved prior to beginning construction on the next floor above. Attachment No. 6.5 Item 7. - 53 HB -1244- Page 3 of 5 3. Class I Standpipe System complying with NFPA 14, the California Fire Code, and Huntington Beach Municipal Code is required. 4. Fire Department Connections (FDC) to the automatic fire sprinkler system and standpipe system shall be provided in a location approved by the Huntington Beach Fire Department. Note, The location of the FDC must be acceptable to the HBFD and approximately within 25' of a hydrant meeting the requirements of City Specification 407 Fire Hydrant Installation Standards. 5. Fire Extinguishers shall be installed and located in all areas to comply with Huntington Beach Fire Code standards found in City Specification #424. Indicate Fire Extinguisher locations on the plans. 6. Main Secured Building Entries shall utilize a KNOX& Fire Department Access Key Box, installed and in compliance with City Specification #403, Fire Access for Pedestrian or Vehicular Security Gates & Buildings. 7. Fire Hydrants are required. Hydrants must be portrayed on the site plan. Hydrants shall be installed and in service before combustible construction begins in accordance with City Specification #407 in locations approved by the HBFD. Note: The installation of at least one additional hydrant(complying with City Specification 407 and the California Fire Code) will be required on the same side of the street as the project and in a location approved by the HBFD and Public Works. & Fire Alarm System—A Fire Alarm System is required in accordance with Section 907 of the CBC and CFC. For Fire Department approval, reference that a Fire Alarm System will be installed in accordance with NFPA 72 and Section 907 of the CBC and CFC. 9. Elevators shall be sized to accommodate an ambulance gurney in accordance with Chapter 30 of the CBC. 10. Emergency Escape and Rescue Openings are required per Section 1029 of the CBC and CFC. The applicant shall demonstrate that these requirements are adhered to in accordance with the 2013 California Fire and Building Codes prior to architectural plan approval. 11, Fire Department Access is required per CFC Chapter 5 and the Huntington Beach Municipal Code. Access to meet the maximum hose pull distances shall be provided in accordance with CFC Section 503 (as amended by the Huntington Beach Fire Department) and the Huntington Beach Municipal Code. The alley behind 116-128 Main St. is required to be maintained for Fire Department Access in accordance with City Specification #401 and #415. The architectural plans shall document these requirements and show the alley is maintained clear for F.D. Access with signage complying with City Specification #415 provided. Attachment No. 6.6 I-1B -125- Item 7. - 54 Page 4 of 5 12. Building Address Numbers shall be installed to comply with City Specification #428, Premise Identification. Building address number sets are required on front of the structure and shall be a minimum of six inches (6") high with one and one half inch (1 Y2") brush stroke. Note, Units shall be identified with numbers per City Specification #409 Street Naming and Address Assignment Process. Unit address numbers shall be a minimum of four inches (4") affixed to the units front door in a contrasting color. For Fire Department approval, reference compliance with City Specification #428 Premise Identification in the plan notes and portray the address location on the building. 13. Stairway access to the roof is required. Stairway access to the roof shall be in accordance with Section 1009.13. Such stairway shall be marked at the street and floor levels with a sign indicating that the stairway continues to the roof. 14. Enhanced Communication Systems are required for Fire Department and Police Department communications in Subterranean Parking Garages. Repeater type radio systems as specified by the Fire and Police Departments shall provide adequate communication inside the structure in accordance with Chapter 5 of the CFC. 15. GIS Mapping Information shall be provided to the Fire Department in compliance with GIS Department CAD Submittal Guideline requirements- Minimum submittals shall include the following. ➢ Site plot plan showing the building footprint. Specify the type of use for the building Location of electrical, gas, water, sprinkler system shut-offs. Fire Sprinkler Connections (FDC) if any. Knox Access locations for doors, gates, and vehicle access. Street name and address. Final site plot plan shall be submitted in the following digital format and shall include the following: Submittal media shall be via CD ram to the Fire Department. Shall be in accordance with County of Orange Ordinance 3809. File format shall be in .shp, AutoCAD, AUTOCAD MAP (latest possible release drawing file - DWG (preferred) or Drawing Interchange File - .DXF. Data should be in NAD83 State Plane, Zone 6, Feet Lambert Conformal Conic Projection. Separate drawing file for each individual sheet. In compliance with Huntington Beach Standard Sheets, drawing names, pen colors, and layering convention. and conform to City of Huntington Beach Specification #409 Street Naming and Addressing. Reference compliance with GIS Mapping Information in the building plan notes. Attachment No. 6.7 Item 7. - 55 HB -126- Page 55 of 5 THE FOLLOWING CONDITIONS SHALL BE MAINTAINED DURING CONSTRUCTION: 1. Fire/Emergency Access and Site Safety shall be maintained during project construction phases in compliance with the California Fire Code. 2, Discovery of soil contamination or underground pipelines, etc., must be reported to the Fire Department immediately and the approved work plan modified accordingly in compliance with City Specification #431-92 Soil Clean-Up Standards. 3. Outside City Consultants. The Fire Department review of this project and subsequent plans will require the use of City consultants. The Huntington Beach City Council approved fee schedule allows the Fire Department to recover consultant fees from the applicant, developer or other responsible party, Fire Department City Specifications may be obtained at: Huntington Beach Fire Department Administrative Office City Hall 2000 Main Street, 5th floor Huntington Beach, CA 92648 or at the following link: hftp://wvA,v.huntingtonbeachca.qov/qovernnient/departmetits/fire/flii-e prevention code enforcement/ If you have any questions, please contact the Fire Prevention Division at (714) 536-5411. Attachment No. 6.8 HB -127- Item 7. - 56 .r CITE OF HUNTINGTON OF OMENT FICE PF-R SINES EL PROJECT IMPLEMENTATION CODE REQUIREMENTS HUNTINGTON BEACH. DATE: May 30, 2014 PROJECT NAME: Morning Jade Mixed Use ENTITLEMENTS: Planning Application No. 12-83/Coastal Development#12-071 Conditional Use Permit 12-11/Design Review#12-07 PROJECT LOCATION: 122-124 Main St., 92648 (east side of Main St., between Pacific Coast Highway and Walnut Ave.) PROJECT PLANNER: Jill Arabe, Associate Planner PLAN REVIEWER: Simone Slifman, Economic Development Project Manager TELEPHONEiE-MAIL: (714) 375-5186 simone.slifman rz surfcity-hb.org PROJECT DESCRIPTION: To permit the partial demolition of two existing commercial buildings (designated as Historical Landmarks pursuant to the General Plan), preserve and relocate the historical facades 6 ft. east from the current property line, and construct a new 3-story mixed use project including on- grade residential parking garages, retail, office, and 3 residential units. The request includes in-lieu fees for parking. The following is a list of code requirements`deemed applicable to the proposed project based on plans received and dated May 27, 2014. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlements), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer, The Office of Business Development has reviewed the submission and has the following comments: Business Development supports the applicants payment of the in-lieu parking fees to facilitate meeting parking requirements for this project. Business Development suggests ensuring that the retail and office space be designed to encourage the type of high quality tenants compatible with the style of retail and office uses desired for the downtown. Attachment No. 6.9 Item 7. - 57 xB -128- JHUNTINGTON PLANNING AND BUILDING HUNTI GTON REACH PROJECT IMPLEMENTATION CODE RE { E TS DATE: July 7, 2014 PROJECT NAME: Morning Jade Mixed Use Building PLANNING APPLICATION NO. 2012-083 ENTITLEMENTS: Conditional Use Permit No. 12-0111 Coastal Development Permit No. 12- 0071 Design Review No. 12-007I Environmental Assessment No. 14-001 DATE OF PLANS: May 27, 2014 PROJECT LOCATION: 122-124 Main Street (east side of Main Street, between Pacific Coast Highway and Walnut Avenue) PLAN REVIEWER: Jill Arabe, Associate Planner T LEPHONEIE- AIL: (714) 374-5357/jarabe@surfcity-hb,org PROJECT DESCRIPTION: CUPtCDP: To permit the partial demolition of two commercial structures designated as Historical Landmarks pursuant to the General Plan and the construction of an approximately 9,530 square feet, three-story mixed use building with rooftop deck consisting of retail, office, and three residential units. The request includes parking in-lieu fees for the commercial parking spaces. DR: To review the design; colors, and materials of the proposed structure and rehabilitated storefront. A: To review the potential environmental impacts of the proposed project. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided should final project approval be received. If you have any questions regarding these requirements, please contact the Plan Reviewer. CONDITIONAL USE PERMIT 12-011 / COASTAL DEVELOPMENT PERMIT NO. 12-007: 1. The site plan, floor plans, and elevations approved by the Planning Commission shall be the conceptually approved design with the following modifications: a. A minimum of 3% of public open space shall be provided onsite. The plans shall indicate compliance with public open space requirements including a minimum of 30% of the public open space area containing landscaping, including shade trees; accent trees and other soft landscaping. Potted plants within the public open space area do not count towards this requirement. (SP5-3.3.1.15) Attachment m 6.10 HB -129- Item 7. - 58 b, Interior dimensions of the required residential parking spaces shall be provided with a minimum of B fL width and 18 ft. depth (per space). The man doors leading into the garages shall not depict encroachment within the required parking space dimensions. (SPS-3.2-2.26.4 and3.2.2G.6) c. The elevator and enclosed stairways shall not exceed a rnaxinnunn height of 10feet above the nnaxirnurn aiiovmsd building height of 35 feet and 3 stories. Additional structures above the rooftop deck shall be clearly labeled on the section drawings and depicted on the elevations. (SP5- 3.3.1'8) d. A nnininnunn of bicycle parking spaces shall be provided onaite. (SP5-3-2.26.5) e. All guest parking shall be fully accessible, It shall not be enclosed within a garage orenclosed area. (HBZS[> Section 231.1DD) f. All new development ahu|i be consistent with the water quality requirements of the General Plan, Local Coastal Program, and the NPDES (SP5-3.2.29) g, Sufficient refuse and recycling collection anama shall be provided for all uses (residential, retai|, and office), Please demonstrate compliance with requirements and provide 8 will-serve letter from Rainbow Disposal for the site. (SP5-3.2.19) h, All residential development shall adhere to Section 23O,28of the HBZSO. (SP5-3.2.2U) i. The site plan shall include all utility appanatus, such as but not limited to, baoKf|nvvdevices and Edison transformers. Utility meters shall be screened from view from public right-of-ways. Electric transformers ina required front or street side yard shall be enclosed in subsurface vaults, BaoKflovv prevention devices shall be not be located in the front yard setback and shall be screened from view. (HBZS(] Section 230.76) All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback u minimum of 15 feet from the exterior edges of the building. Equipment to be screened inc!udes, but is not limited to, heabng, air conditioning, refrigeration equipment, plumbing |ineS, ductwork and transformers. Said screening shall be architecturally compatible with the building in 1ornns of materials and colors, If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing proposed screening must be submitted for review and approval with the application for building pemnit(a). (HBZSO Section 230.76) k. The site plan and elevations shall include the location of all gas meters, water meters, electrical pane|s, air conditioning units, mailboxes (as approved by the United States Postal 8en/iue), and similar items. If located on a bui|ding, they shall be architecturally integrated with the design of the bui!d|ng, non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. (HBZSCJ Section 23O.76) 1 The separation between the building wall and north and south property lines shall not exceed two (2) inches. Buildings located adjacent to property line(s) shall be designed for2^ rnaoinOurn out of plane displacement resulting from prescribed lateral forces specified by the California Building Code. A\ maintenance easement agreement shall be submitted by the applicant for review and approval by the Planning and Building Department. The approved agreement shall be recorded with the County Reoorder.\ (HBZSC> Section 210.OS.J) Attachment No. 6"11 ���. 7 �� ^^=^" ' ^ - �� T{8 -l30- rn. All parking area lighting aheU bn energy efficient and designed so aa not to produce glare on adjacent residential properties. Security lighting shall be provided in areas accessible to the public during nighttime hours, and such lighting shall be on a time-clock or photo-sensor avutenn. (RBZSO231.18.C) 2. Prior to issuance of demolition permits, the following shall be completed: a. The applicant shall fn||ovv all procedural requirements and regulations of the South Coast Air Quality Management District (8CABK8D) and any other |oca|, state, or federal |evv regarding the rennuvo| and disposal of any hazardous material including asbestos, lead, and PCB's These requirements include but are not |innikad to: mun/ey, identification of vornoVa| nnethods, containment meeaures, use and treatment of water, proper truck hauling, disposal procedures, and proper notification to any and all involved agencies. (ACl08D Rule 1483) b� Pursuant to the requirements of the South Coast Air Quality Management Diatr{ct, an asbestos survey shall be completed. (AQK0O Rule 14O3) o. The applicant ahm|| complete all Notification requirements of the South Coast Air C>ua|/h/ Management District. /AQK8[> Rule 14Q3> d� The City of Huntington Beach shall receive written verification from the South Coast Air Quality Management District that the Notification procedures have been completed, (AQMD RuIe14B3) e. All asbestos shall be removed from all buildings prior to demolition of any portion of any building. (AQ03[} Rule 1403) f. All facets of the project n:|atediohishohopnasen/ationsha|1borevievvedandapprovedbvtheChv of Huntington Beach. The applicant shall provide written notice of any proposed demolition to the Planning and Building Department, for review by the City of Huntington Beach Historic Resources Boapd, e rnininnuno of 45 days in advance of permit issuance. The HRB may relocate, fully document and/or preserve significant architectural elements. The applicant/property owner shall not incur any costs associated with moving or documenting the structure by the Board. (Policy MemoPP-7i\ 3. Prior to issuance of grading permits, the following shall be completed: a A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect shall be submitted to the Planning and Building Department for review and approval. (HBZS{)Section 232.04) b. Existing mature trees that are to be removed must be replaced at 2for 1 ratio with a 36" box tree or pe|rn equivalent (13'-14' of trunk height for Queen Pa|rnm and O'-B' of brown trunk). (CEQA Categorical Exemption Section 153O4) c. "Smart irrigation controllers" and/or other innovative means to reduce the quantity of runoff shall be installed, (HBZSO Sect/on 232.04.13) d. Standard landscape code requirements apply. /HBZSO Chapter 232\ a. All landscape p|onting, irrigation and maintenance shall comply with the QtyArborinu|tura| and Landscape Standards and Specifications. (HBZSO Section232.U4.B) Attachment� �� N� �'� ��������°=����� ���" �� w�= 11B -131' Item 7_ - 60 t Landscaping plans should utilize native, drought-tolerant landscape materials where appropriate and feasible. /HBZSQ Section 232.QG.AJ g. A Consulting Arborist (approved by the City Landscape Architect) shall review the final landscape tree-planting plan and approve in writing the selection and locations proposed for new trees. Said Arbohst signature shall be incorporated onto the Landscape Architect's plans and shall include the Arbonst'a nanne, certificate number and the Arbohot's wet signature on the final plan. (Resolution No. 4545) 4. Prior to submittal for building permits, the following shall becompleted: a. The property owner shall submit on In-Lieu Parking Fee Participation Agreement to the Planning and Building Department. The agreement shall be reviewed and approved by the City Attorney as to form and content and, when approved, shall be recorded in the Office of the Orange County Recorder. The recorded agreement shall remain in effect for the tmnn specified, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach, (City Council Resolution Nos. G72O and G721) 5. Prior to issuance of building permits, the following shall becompleted: o. An Affordable Housing Agreement in accord with Section 230.26 of the ZS0. (HBZSQ Section 23O'26) b. The Downtown Specific Plan fee shall be paid. (Resolution No. 5328) o. A Mitigation Monitoring Fee for mitigated negative declarations and E|Rs, shall be paid to the Planning and Building Department pursuant to the foe schedule adopted by resolution of the City Council. (City of Huntington Beach Planning and Building Department Fee Schedule) d. All new commercial and industrial development and all new residential development not covered by Chapter 254 of the Huntington Beach Zoning and Subdivision 0rdinance, except for mobile home porks, shall pay a park foe, pursuant to the provisions of HBZS[> Section 230.20 — Payment of Park Fee. The fees shall be paid and calculated according toa schedule adopted by City Council resolution. (City of Huntington Beach Planning and Building Department Fee Schedule) 6. During dorno|binn, gnadin8, site development, and/or construcdon, the following oba|| be adhered to: a. All Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, rennodo|ing, or repair shall be limited to Monday- Saturday 7:OUAK8to 8:00 PIVI. Such activities are prohibited Sundays and Federal holidays. (HB8AC 8.40'090) 7, The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released for the first residential unit' and issuance of Certificate of Occupancy until the following has been completed: 8. /\ copy of the recorded In-Lieu Parking Fee Participation AonaerDRnt and proof of full payment or first installment payment to the City Treasurer shall be submitted to the Planning and Building Department. (Resolution Nos. G72O and §721) Attachment �� 6.13 ==��= Item 7_ - 61 UB -l32- b� A Certificate of Occupancy must be approved by the Planning and Building Departmentand issued by the Building and Safety Department. (HBIVIC 17.04.036) o� Complete all improvements as shown on the approved grading, landscape and improvement plans. (GBKOC 17.05) d. All trees ehuH be maintained or planted in accordance to the requirements of Chapter 232. (HBZSO Chapter232) e. All landscape irrigation and planting installation shall be certified to be in conformance to the City approved landscape plans by the Landscape Architect of record in written form to the City Landscape Architect. (HBZS[] Section 232.04.D) [ The provisions of the Water Efficient Landscape Requirements ehoU be implemented. (HBK0C 14`52) 8. The Development Services Departments (Planning and Building, Fire, and Public shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval, The Director of Planning and Building may approve minor amendments to plans and/or conditions of approval as appropriate based on changed nirounnstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action, If the proposed changes are of a substantial noture, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the provisions ofHBZSD Section 241.18. (HBZSOSection 241.18) 9, Conditional Use Permit No. 12-011 / Coastal Development Permit No. 12-007 shall become null and void unless exercised within one year of the date of final approva|, or as modified by condition of approval. An extension of time may be granted by the Director pursuant to a written request submitted to the Planning and Building Department a minimum 30 days prior to the expiration date. (HBZSK} Section 241.1G.A) 10. CondhionG| Use Permit No. 12-011/ Cuuuto| Development Permit No, 12-007 shall not become effective until the appeal period k)Umvving the approval of the entitlements have elapsed. /(FfBZSO Section241.14) 11. The Planning Commission reserves the right to revoke Conditional Use Permit No, 12-011/Coastal Development Permit No. 12-007 pursuant to u public hearing for revocadon, if any violation of the conditions of approval, Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. (HBZS{} Section 241'11G.Q) 12. The project shall oonnph with all applicable requirements of the Municipal Code, Planning and Building Department and Fire Department, as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. (City Charter, Article V) 13, Construction shall be limited to Monday — Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays, (FfBk0C 8'40.090) 14. The applicant shall submit a check in the amount of $50.00 (plus the appropriate filing fee for the CE{JA document) for the posting of the Notice of Determination at the County of Orange C>ed(o Attachment� �� �� ��� °==~������������= ����" ~=" �_� }{B -l33- TfeD] 7^ - 62 Office. The check shall be made out to the County of Orange and submitted to the Planning and Building Department within two C8 days of the Planning Commission's approval of entitlements. (California Code Section 16OS4) 15, Al| landscaping shall be maintained in a neat and dean manner, and in conformance with the HBZ8O, Prior to removing or replacing any landscaped areas, check with the Departments of P|anning and Building' and Public Works for Code requirements. Substantial changes may require approval by the Planning Commission. (HBZSQ Section 232.04) 16. All permanent, temporary, or promotional signs shall conform to Chapter 233 of the HBZSO and the Downtown Specific Plan. Prior to installing any new aignn, changing sign fmces, or installing promotional signo, applicable permit(s) shall be obtained from the Planning and Building Department. Violations of this ordinance requirement may result in permit revocation, recovery of code enforcement costs, and removal of installed signs. (HBZS{} Chapter 233) Attachment No. 6=15 Ut�nn 7 �� "^�^^^ ' ^ - "-' HB -134- FIE CITY OF HUNTINGTON BEACH PUBLIC WORKS INTERDEPARTINAENTAL COMMUNICATION PROJECT LE E T TION CODE REQUIREMENTS DATE: ,TUNE 19, 2014 PROJECT NAME: MIXED USE DEVELOPMENT ENTITLEMENTS: CUP 12-11, CDP 12-07, DR 12-07 PLNG APPLICATION O. : 2012-0083 DATE OF PLANS: MAY 27, 2014 PROJECT LOCATION: 122-124 MAIN STREET PROJECT PLANNER JILL ARABE, ASSISTANT PLANNER TELEPHONE/E-MAIL: 714-374-5357 /JARABEtc@SURFCITY-HB.ORG PLAN REVIEWER: STEVE BOGART, SENIOR CIVIL ENGINEERi TELEPHONE/E-MAIL: 714-374-1692/SBOGART a.SURFCITY-HB.ORG PROJECT DESCRIPTION: TO PERMIT THE PARTIAL DEMOLITION OF I WO EXISTING COMMERCIAL BUILDINGS (DESIGNATED AS HISTORICAL LANDMARKS PURSUANT TO THE GENERAL PLAN), PRESERVE AND RELOCATE THE HISTORICAL FACADES 6 FT. EAST FROM THE CURRENT PROPERTY LINE, AND CONSTRUCT A NEW 3-STORY MIXED USE PROJECT INCLUDING ON-GRADE RESIDENTIAL PARKING GARAGES, 2,330 SF RETAIL, 5,000 SF OFFICE, AND 3 RESIDENTIAL UNITS. THE REQUEST INCLUDES IN-LIEU FEES FOR PARKING. The following is a list of code requirements deemed applicable to the proposed pr�ject based on plans as stated above. The items below are to meet the City of Huntington Beach's Municipal Code (HBMC), Zoning and Subdivision Ordinance (ZSO), Department of Public Works Standard Plans (Civil, Water and Landscaping) and the American Public Works Association (APWA) Standards Specifications for Public Works Construction (Green Book), the Grange County Drainage Area management Plan (DAMP), and the City Arborieultural and Landscape Standards and Specifications. The list is intended to assist the applicant by identifying requirements which shall be satisfied during the various stages of project permitting, implementation and construction. If you have any questions regarding these requirements, please contact the Plan Reviewer or Project Planner. THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A GRADING PERMIT: 1. A Legal Description and Plot Plan of the dedications to City to be prepared by a licensed surveyor or engineer and submitted to Public Works for review and approval. The dedication shall be recorded prior to issuance of a grading permit. Attachment No. 6.16 xB -1 3 s- Item 7. - 64 --- - - ---- ----- -- -- _ Page?of b -- -- - 2. The following dedications to the City of Huntington Beach shall be shown on the Precise Grading Plan. (ZSO 230.084A) a. A 4.5 foot right-of-way alley dedication along the project frontage is required, per Public Works Standard Plan No. 107. The rear alley is designated with an ultimate width of 24 feet. . A 2.5 foot right-of-way dedication for pedestrian access and public utilities along the Main Street frontage is required, for a 40 foot center line to property line width, per Public Works Standard Plan Nos. 104 and 207. 3. A Precise Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted to the Public Works Department for review and approval_ (MC 17.051ZSQ 230,84) The plans shall comply with Public Works plan preparation guidelines and include the following improvements on the plan: a. Curb, gutter and sidewalk along the Main Street frontage shall be removed and replaced per Public Works Standard Plan Nos. 202.and 207. The sidewalk width shall be increased to 26 feet and constructed with a unique paving design consistent with the requirements specified in the Downtown Specific Plan Update. All parking (including valet) shall be removed along the project frontage's new sidewalk and be replaced in a one-to-one ratio within walking distance of the site. (ZSO 230,84, DTSP) b. A new sewer lateral shall be installed connecting to the main in the alley. If the new sewer lateral is not constructed at the same location as the existing lateral, then the existing lateral shall be severed and capped at the main or chimney. (ZSO 230.84) c. A new domestic water service and meter or master meter shall be installed per Water Division Standards, and sized to meet the minimum requirements set by the California Plumbing Code (CPC) and Uniform Fire Code (UFC), (ZSO 255.04) (MC 14.08,020) d. The irrigation water service may be combined with the domestic water service. (ZSO 230,84) e. The existing domestic water service currently serving the existing development may potentially be utilized if it is of adequate size, conforms to current standards, and is in working condition as determined by the Water Inspector. If the property owner elects to utilize the existing water service, any non-conforming water service, meter, and backflow protection devices shall be upgraded to conform to the current Water Division Standards. Alternatively, a new separate domestic water service, meter and backflow protection device may be installed per Water Division Standards and shall be sized to meet the minimum requirements set by the California Plumbing Code (CPC). (ZSO 254.04) f. Separate backflow protection devices shall be installed per Water Division Standards for domestic and fire water services, and shall be screened from View. (Resolution 5921 and State of California Administrative Code, Title 17) g, The existing domestic water services and meters, if not being used shall be abandoned per Water Division Standards. (ZSO 255.04) h. The fire sprinkler system that is required by the Fire Department for the proposed development shall have a'separate dedicated fire service line installed per Water Division Standards. (ZSO 230,84) 4. The developer shall submit for approval by the Fire Department and Water Division, a hydraulic water analyses to ensure that fire service connection from the point of connection to City water main to the backflow protection device satisfies Water Division standard requirements. 5. A Project Water Quality Management Plan (WQMP) conforming to the current Waste Discharge Requirements Permit for the County of Orange (Order No. R8-2009-0030) [MS4 Permit) prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and Attachment No. 6.17 Item 7. - 65 1113 -136- -- t'ae-3 of 5 - acceptance. The WQMP shall address Section XII of the MS4 Permit and all current surface water quality issues. 6. The project WQMP shall include the following: a. Low Impact Development. b. Discusses regional or watershed programs (if applicable). c. Addresses Site Design BMPs (as applicable) such as minimizing impervious .areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or "zero discharge" areas, and conserving natural areas. d. Incorporates the applicable Routine Source Control BMPs as defined in the Drainage Area Management Plan. (DAMP) e. Incorporates Treatment Control BMPs as defined in the DAMP. f. Generally describes the long-term operation and maintenance requirements for the Treatment Control BMPs. g- Identifies the entity that will be responsible for long-term operation and maintenance of the Treatment Control BMPs. h, Describes the mechanism for funding the long-term operation and maintenance of the Treatment Control BMPs. i. includes an Operations and Maintenance (O&M) Plan for all structural BMPs. j. After incorporating plan check comments of Public Works, three final WQMPs (signed by the owner and the Registered Civil Engineer of record) shall be submitted to Public Works for acceptance. After acceptance, two copies of the final report shall be returned to applicant for the production of a single complete electronic copy of the accepted version of the WQMP on CD media that includes: I. The I V by 17' Site Plan in .Tli`l format(400 by 400 dpi minimum). ii. The remainder of the complete WQMP in .PDE format including the signed and stamped title sheet, owner's certification sheet, Inspection/Maintenance Responsibility sheet, appendices, attachments and all educational material. k. The applicant shall return one CD media to Public Works for the project record file. 7. Indicate the type and location of Water Quality Treatment Control Best Management Practices (BMPs) on the Grading Plan consistent with the Project WQMP. The WQMP shall follow the City of Huntington Beach; Project Water Quality Management Plan Preparation Guidance Manual dated .tune 2006. The WQMP shall be submitted with the first submittal of the Grading Plan, 8. A suitable location, as approved by the City, shall be depicted on the grading plan for the necessary trash enclosure(s). The area shall be paved with an impervious surface, designed not to allow run- on from adjoining areas, designed to divert drainage from adjoining roofs and pavements diverted around the area, and screened or walled to prevent off-site transport of trash- The trash enclosure area shall be covered or roofed with a solid, impervious material. Connection of trash area drains into the storm drain system is prohibited. If feasible, the trash enclosure area shall be connected into the sanitary sewer. (DAMP) 9. A detailed soils and geological/seismic analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, over excavation, engineered fill, dewatering, settlement, protection of Attachment No. 6.18 HB -137- Item 7. - 66 Page 4of6 adjacent structures, chemical and fill properties, liquefaction, retaining walls, streets; and utilities. (MC 17.05.150) 10. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule 403 as related to fugitive dust control. (AQMD Mule 403) 11. The name and phone number of an on-site field supervisor hired by the developer shall be submitted to the Planning and Public Works Departments. In addition, clearly visible signs shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for information regarding this development and any construction/grading-related concerns. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. He/She will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc, Signs shall include the applicant's contact number, regarding grading and construction activities, and "I-800-CUTSMCOG" in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. 12. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading. THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLIED WITH DURING GRADING OPERATIONS: 13. An Encroachment Permit is required for all work within the City's right-of-way. (MC 12.38,010/MC 14,36.030) 14. The developer shall coordinate the development of a truck haul route with the Department of Public Works if the import or export of material in excess of 5000 cubic yards is required. This plan shall include the approximate number of truck trips and the proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction-related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. {MC 17.05.210) 15. Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading to keep the soil damp enough to prevent dust being raised by the operations. (California Stormwater BMP Handbook, Construction Wind Erosion WE-1) 16. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. (MC 17,05) 17. Wet down the areas that are to be graded or that is being graded, in the late morning and after work is completed for the day. (WE-1/MC 17,05) 18. The construction disturbance area shall be kept as small as possible. (California Stormwater BMP Handbook, Construction Erosion Control EC-1) (DAMP) 19. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. (DAMP) 20. Prior to leaving the site, all haul trucks shall be washed off on-site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. (DAMP) 21. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. (AQMD Rule 403) 22. Wind barriers shall be installed along the perimeter of the site. (DAMP) Attachment No. 6.19 Item 7. - 67 HB -l 3 8- 23. All construction materials, wastes, grading or demolition debris and stockpiles of soils, aggregates, soil amendments, etc. shall be properly covered, stored and secured to prevent transport into surface or ground waters by wind, rain, tracking, tidal erosion or dispersion. (DAMP) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A BUILDING PERMIT: 24. A Precise Grading Permit shall be issued (MC 17.05) 25. Traffic Impact Fees (TIF) for the development shall be paid at the rate applicable at the time of Building Permit issuance. The current TIF for the residential, office, and commercial use is $1,394.58/unit, $2,026.71/ksf, and $4,175.671ksf, respectively. Credits are given for the existing use when calculating the fee. (MC 17.65) 26. A drainage fee for the subject development shall be paid at the rate applicable at the time of Building Permit issuance. The current rate of $13,880 per gross acre is subject to periodic adjustments. This project consists of 0.186 gross acres (including its tributary area portions along the half street frontages) for a total required drainage fee of $259. City records indicate the previous use on this property never paid this required fee. Per provisions of the City Municipal Code, this one-time fee shall be paid for all subdivisions or development of land. (MC 14.48) 27. The. applicable Orange County Sanitation District Capital Facility Capacity Charge shall be paid to the City Department of Public Works. (Ordinance OCSD-40) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT; 28. Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, shall be prepared in accordance with the latest edition of the City of Huntington Beach Construction Traffic Control Plan Preparation Guidelines and submitted for review and approval by the Public Works Department. (Construction Traffic Control Plan Preparation Guidelines) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO FINAL INSPECTION OR OCCUPANCY: 29. Complete all improvements as shown on the approved grading plan. (MC 17.05) 30. All new utilities shall be undergrounded. (MC 17.64) 31. All applicable Public Works fees shall be paid at the current rate unless otherwise stated, per the Public Works Fee Schedule adopted by the City Council and available on the city web site at httl2://wwAv surfcity-hb org/files/users/public works/fee schedule pdf (ZSO 240.06/2 SC12'50,16) 32. Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, the applicant shall: a. Demonstrate that all structural Best Management Practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications. b. Demonstrate all drainage courses, pipes, gutters, basins, etc, are clean and properly constructed. Attachment No. 6.20 HB -139- Item 7. - 68 - -- ------- ..._Page_6-of 6_ c. Demonstrate that applicant is prepared to implement all non-structural BMPs described in the Project WQMP. d. Demonstrate that an adequate number of copies of the approved Project WQMP are available for the future occupiers. ADDITIONAL COMMENTS REGARDING THE CURRENT SITE PLAN AND WATER UTILITY APPERTENANCES; It is suggested that the location of the backflow devices for the domestic water and fire services be designed for this project. The backflow devices shall not be located within the building structure but must be located outside of the building, within the subject property boundaries and not in the public right-of- way. Locations for said backflow devices shall be approved by Public Works and Planning Departments. The connections for the site's necessary water services will likely be to the existing -inch public water main within the alley. The rear of the proposed building does not provide much room with the garage door openings, trash enclosure and building access opening taking up much of the space. If the developer proposes a single domestic water meter to serve the entire building, a meter vault can be quite large depending on the size of the meter. New water meters shall not be located in the garage door or trash enclosure openings, Attachment No. 6.21 Item 7. - 69 HB -140- Zoning Conformance Table— 122-124 Main Street Development Standard Required Proposed l (Minimum Parcel Size 25' street frontage 1 50' street frontage 2,500 sf net area 5,525 sf net area Maximum Density site area < 3 (25-foot wide) lets: 30 0.126 ac x 30 du/ac= 3 du/ac units Minimum Building Height 25' 35' Maximum Building Height <8,000 sf net site area: 3S' &3 35'* stories 3 stories** j Upper Story Setback (3'd-4th 1.0' average 10.45' story) Front Yard Setback 0'-Max. 5' 3' 6" (after 2.5' dedication)— Interior Side Yard Setback 0 — 0, Rear Yard Setback 3' 31 Public Open Space 3%(include residential units) of net Minimum 3% site area Parking 2,660 sq. ft. retail—8 spaces 8 spaces 4,500 sq. ft. commercial—9 spaces 9 spaces 1-1-bedroom —2 spaces 2 spaces 2—2-bedroom—4 spaces 4 spaces Guest-0.25 x 3 =0.75 spaces I 1 space j 24 spaces (7 provided onsite; 17 in-lieu spaces requested) * Per DTSP Section 3.2.8,exceptions to height include parapet walls not more than 4' high and stair access and necessary mechanical appurtenances ** Per DTSP Section 2.7, rooftop deck with walls less than or equal to 42 inches in height and covered access thereto shall not be counted as a story Attachment No. 7.1 FHB -141- Item 7. - 70 Planning Commission Meeting date: November 25,2Ol4 City nf Huntington Beach RE:Agenda item A-1 Mitigated Negative Declaration No. 14-004/Conditional Use Permit No.12-011 Coastal Development Permit No. 12-007(Ocean Side Properties Mixed Use Building) Chair Erik Peterson and Members of the Planning Commission, I urge you to deny the recommended staff approach for this project,which requires a setback and effectively mandates demolition and destruction of a rare historic resource on Main Street. I suggest instead that you consider waiving the setback for this project and request the applicant provide a plan for historic preservation with adaptive reuse. Thisise |ung-notedhistoricp/opertyand should begrandfathenedes exempt from the setback. This applicant also has the opportunity toapply for the Mills Act or other preservation incentives if they include a historic preservation approach. Forcing the applicant to comply with a setback intended for new construction results in more expense for the applicant, reduces their usable square footage,and denies them the opportunity to save a rare historic resource. The setback creates what can be called a Potemkin approach to historic preservation, and not an actual effort Lo preserve one of the City's first buildings. In this case, historic preservation is a more reasonable and economically viable approach for the applicant,while meeting a stated General Plan goal to preserve the community's historic resources. Both 122 and 124 Main Street were included in the historic district recommended by the California State Office of Historic Preservation in 1988* and the Johnson Heurnann Research Associates report in1989 as contributors to a district that qualified for the National Register of Historic Places. 122 Main Street Listed on the 1986 survey as an "early commercial building" and contributor to a historic district. With the loss of half of the identified historic resources on the 1986 survey,this property is now a very rare pre incorporation structure. The 122 Main Street building is the oldest commercial building on Nlain Street, predating the incorporation of Huntington Beach. The historical consultant cites the Sanborn map indicating the building was present in 1902,while the City's historic resources survey in 1986 dates it to19O5. It has been noted in the community memory of oral histories and news reports as being used as an early"city hall" or town hall during the Pacific City era. Attached is a Los Angeles Times article from 1989 that provides more of the building's history. 124 Main Street 124 Main Street is the Tripp Market Building, dating to 1910jug after incorporation. it was the first location forD'Ben's Drugstore in 1914 (100 years ago this year), and after that the U.S. Restaurant, Huntington Beach Stock Exchange, a paint store, in the 1930s the Buckhorn Cafe(Frederick and Loy) and in the l94Os the 2U/3OCafe. Attachment� �� �� � ��=�����="8������= =���� ~°� = Item 7^ - 71 HB -|42- In the 1986 form prepared for the California State Dept. of Parks and Recreation for the state inventory of historic resources, it states this building"is significant for its contributions to the broad patterns of the City's history and association with businessmen who contributed much to the City's economy." Huntington Beach advocates a green approach, e.g.the"HI3 Goes Green" program.There are less impacts to infrastructure,traffic, parking,and less resource waste(e.g.water, building materials)when there is a modern preservation approach. Communities that incorporate preservation result in higher property values and attract a younger, more affluent demographic,while spurring economic vitality {Older,Smaller Better. May 2014. http•//www preservationnation org/information-center/sustainable- communities/green-lab/oldersmallerbetter/report/NTHP PGL OlderSmallerBetter ReportOnly.pdf) I urge the Planning Commission to not allow the complete destruction of one of the community's oldest commercial structures and to embrace a more creative approach that allows historic preservation with adaptive reuse. It is the history of Huntington Beach that makes this community unique. Mary Adams tlrashima Huntington Beach, CA Map sent to the city council by the California State Office of Historic Preservation in 1988,showing the area they felt was a historic district that would qualify for the National Register of Historic Places. 122 and 124 Main Street are in the district. aEPhrcTtKflT aP P.FR.i�.igL FECR�tft SN ocr-h—'- ykia Passptt3 � POTEfqT AL NXTIOiNAL RECiS 1 ER D)$TRICT W H.UtiTNGTON SEACF, CAL, I 1E ffiy.. 3 I i - t µ d I � r►zz:4 Ii i i i7 a�4 i, tL `tE b It fI{fI jr �I� t a 7hG^�O 7n3 R3 :1 Zak :. .1 y ;on 1� ;ems i � 1�1 NZrlC COAST FVY, _ � I KEY Ea ;-TEN AME 013YUK, §dEMCFR#Effi r - i 4 CIIw molen P 7 ,U ? �eaxY x:snTbs¢ R 3 SK%61W Attachment !a e HB -143- Item 7. - 72 Survey of historic resources for Main Street, 1986. Note: 122 is oldest commercial structure. --;.Q -- wwa ok, k MIN STREET NAL WOMITE lI 5 9 K14,MEET IM !itISSIN G— .1.RN.ON hi— M4 I 14 MM BRIM �-- --a 1115 :I STREET STRECT O�RM_OMRCM l�.E -;�it C N MIal .�Y t—L Maa.1 Z,Is I, V �O—R". V-1 1— 11 l2l "STREET I am. "I.—F iI4 I lib Z,"Jo—� no.. III. N,zvzll V VVIO s= !ta IA OOC 3 a Wo�— L NWC �f}5 CG1 I I'N"M Ap �UII —WIO M5 21, 1 —E M-O rm-I l MIN sTR— I 21; -TN ff M 20' FARCE !is INN'f r.RIOT Wo C3NERIIIL hZ, TC ;1. z -111.1. 1-1— . -- --i X MEET U's IW1.9 CC 4 = 2——CIAL NVVCo�u 1?20 C I'. MZN GREET —s Z­:AL NO�l� Mo L,I 1—.�,fkCsl —t Oi�� t KIiN =1 In III OQ`HKRCIIC MDERI, 1925 a I, N,. IV's 8"Oo—`1 1— ",a 0 I WcIi—I, 1WM ;,Iz C1 3—=M-- �L 110 TE i��V C MN IRE, SOB—IIN'l," Mi t- -5, C=atw ma aTRw I eg, — !,. I,— —Ial— —I.I 112t N]xi3f Mar.. V i@1.NERE;Al Ma I 52c K illo 0 I IC1III0. NaiN LV 41 r MI-0 VA— : 1Lh:N2 12V MELT N!F �1;1 � ; Ir -I EI ! M14 V—W 1RO1 "0. VWtT efTY Or e' CH W31.w I �ZTM,i ONTC 'IrNo VNE 54M Not* il�O I,N �IA-. NVNr )I" V. ,is MAIN OIFEs 4V'S M ONW. 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IV'ZKONIAL NWE RnC MEIN FTRFu i—I.WK NONE iM Z rA N S`7s I P.435K RwcN r 9UNNI N I M I M WN olpctT MI I., I— J- va Wl�FIREE7 MINI. tYNE ;S I a, K2 ;I WIN M.E7 PI yi ON C.V'U L H91ic 11Z5 .1 lia M N aTRE 1 0 1 a fYI IRSIE I"V 92V §4RiN'I'Et ws Muoil.L Y76LEATE :Y4k C- 524 -le's F'Ie�py NINE 9S4p0- !al. M11 tNTERi5Tl Slit ,w1a 0 IN 6T,PUT FEFI DO MIIR L fUNi)R "SO ,.a MAIN O'R 10'3 Wicff 41hap 194 ! 1,C�i- WS RAKH 1UN. i,, 0- ,.f0 RO,rM MAIN TIT: ;ME m M MN?TREK ,N: OLk MAIN-10— NF ilat&.OIX -AIN 6`1—T N 102 k VVV 'W1N 1TnE7 SPANIIH OMANIA:- -OK il C 2 -1i4 0 "IN RANam NINOR il 2 KINE 1126 1 Attachment No. 9.3 Item 7. - 73 HB -144- im�wm�111111'vii ligglin Oil HUNTIN,G-'MX BEACH Shrine'a T Arget for Condemnation 1 ,C+:,hat Cj yv"� �t A""Ae-of fbg c�h-�Awkffp in ulle COY-Tlo Wl�rho ;rg! vgdw� . - -W r -ant-W2 - -'I was,proaicAfly raised '--id -At'o taik wff li Ewli�, g dry-�-wahig 110-:Afflo-�s 4}"t ir-,5 an-e ran h-is hf�relifed ill 1';81 !.-Lop 1t_,L lizin St.,nutv%m�wm:=e Diaviou-3 Labc cluthing zhap,L,on,-d&vt d-wnivim,k0dkkg,�.�xwt--d by the Siirra�kru w pae,of tht!i:4"s all-Pier Rej-'ve-b'pi �-m &-'r e�sadd- - -47'Mer m-u-6 hi7 prct t6buy jimltm-gtm r'r,=J I rr"a'est'it e, his a z I s dter RLnche.1Ahncui two va-m kli-dn Str��d-an, Ono-a Pari.-'�C lfi;�b-�TTV-=i5a'st-ent mjrk"�-ithe 0', b=e- &i-dCw1i-.Lg-6uA- ftzck Ord y is axu""ng""v tity,-'�Ofs-rt'm;.R 1;.o2i Ll^tt it afigmu"CRY%vasgczly ilallfur FatEje Ciy,as llu,=Lh;g-uw Be.z1q:h was knnivafruin s;4cu Inliq vikw'-1-4-1-�1;0-1- 1-i giver-RS'bi oq T m afth,twu-a-ur-,bufEir4givr4s m;O-"d6C-3 dr,"Ide"s a�p:'Dt 1r,the strv-,.anu:es' -,-,-a!,Ls a re a mug t, itud-ml Ffnd Lbe cQpgrad,-k.6r le'Wd�widi'm Of fu7mr T,HI-113in'Zix Wwjk�' I rqp�u-v- d nz Tdikln4 ,s,*J,knfA-v whst do; ,.,m,ju,1 it,mmv the dty gT Cr,tfinatb-eT h�;,d'he I-6;e�W�!FI"-gjd hi'-inud far wh")T'thf: 1W fr-w Ev fiv'e: ;w,t"ara PA-7,11; gping tn 'X 3'e7i'L-paT v4ill wake all tbe,momey tr'f5L�rd mit." ta 'hc r fi±h.e's jvupL-r i;=�=o 4--'any t,vmi .-1k p4i±-�h:,-is &to mna`. 'We'vt wid lie ld'j-'Ao Len:'She '6'1"I kvLw"thi'a i�7 a YW-1 gxtd to Jdnwt ijt'Tht dug is'f,'s not c ;arts wewanm-j,b Lit ln,:nn�e7 mrt hT,e Lz si't Attachment No. 9.4 11B -145- Item 7. - 74 State of California—The Resources Agency Primary DEPARTMENT OF PARKS AND RECREATION HRI PRIMARY RECORD Trinomial ",J NRHP Status Code 3B,,3CB,117B Other Listings Review Code Reviewer Page 1 of 5 *Resource Name or#: 122 Main areet P1. Other Identifier: *P2. Location: 0 Not for Publifcation 0 Unrestricted *a.County.Orange and(P2b and P2c or P2d. Attach a Location Map as necessary,} *b. USGS 7.5'Quad: Date: T R -1 '144 of f4 of Sec M D. c. Address, 1221 tvl ain Street City! Huntington Beach Zip: 92648 d, UW: Zone: 10 mE/ mN (G,P.S,) e, Other Locabonai Data: (e-g.,parcel 4,directions to MSOLIFce,elevation,etc.,as appropriate)Elevation: ParcpJ#024-154-02. *P3a. Description'(Describe resource and its major elements. Include design,materials,condition,alterations,size,setting,and boundaries) The two-story commercial building,constructed circa 1.902,leas a Western False Front style primary elevati€n. The building is situated on the south side of Main Street,between Walnut Avenue to the east,Pacific Coast Higbwayi0cearl Avenue to the-,vest,Fifth Street to the north,and 3rd Street"to the south. 'The building has a P rectangular footprint,concrete foundation,wood frame,arid a gable roof The I simple primary ele-vario'n is finished with stucco falteration),and has tvrj sets ofsecond story wrindows covered with wood shutters,a belt-course above and below the second-floor windows,and a tall Western slyle,parapet The first-floor stareir;jnthas been altered over the years to accommodate new tenants. The storefront b as a set of multi-light doors vvith,single-light transom above,and V,,vo single-light storefront windows with a protruding faux stores painted base. The secondary elevations are covered with wood-ship-lap siding. The.rear(south)elevation has one primary entrance door,two second-story wood frame windows covered Nvith screens,a second stop-door xvithout a balcony or staircase(alteratiorl),awl a gable roof. The east elevation is covered vvi-11 the original unfinished wood shlip-lap siding and has a couple of boarded windows. The back of the primary elevation is visible front the east elevation and reveals the original wood construction aierhod of-the wood VVestern False Front.style primary elevation, *P3b. Resource Attributes: (l_Jst attributes and codes) H1% *P4. Resources Present: [EBuilding ®Structure ElObject []Site ®District DElement of District 00ther(isolates,etc.) P5a. Photo or Drawing (Photo required for buildings,structures,and objects.) P5b. Description of Photo-;(1 il6w, data,accessicm North Elevation, View to South, 2012 6. Date Constructed/Age and �Ptr; ca T Sources:LHistorjc g OPrehistoric DBoth *P7. Owner and Address: *P8. Recorded by-T Na,­ne,aff 5liation,and address) Amanda Kainer,PCRI 3 xvices 233 W;I sh i re B'vd.,Ste.130 SanlaNionica,CA 9C405 *P9. Date Recorded; Jily 2012 ... *P10. Survey Type:0escribe) H istoric Resources Assessment 'P11. Report Citation (Cite survey report and other sources,or enter"none.") PCR Services,Historic ResourcesAssessment,Prepared for bff Bergsma,Team Design and Construction. _Wy2012. *Attachments: r-INONE, ®Location Map OSketch Map OContinuation Sheet IlBuilding, Structure, and Object Record EjArchaeologi-_al Record ElDistrid Record ®Linear Feature Record DMilling Station Record ORock Art Record OArtifadt Record ®Photograph Record El Other(List): DPR 523A(1195) Attachment Nore4l0qlfarmation Item 7. - 75 HB -146- State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND P—ECREATION liRlm BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of * RP Status Code 3B,3CB,5B *Resource Name or#(Assigned by recorder)122 Vi ain Street 131. Historic Name:122 Main Street B2. Common Name: 122 Main Street U B3, Original Use: Commercial B4. Present Use- Commerdal ED *B5. Architectural Style: Weslern False Front style, *136. Construction History:(Construction date,alterations,and date of alterai Constructed circa 1902. "Jnl; *B7, Nqoved? [K.No 11Yes ©Unknown Date: Or ig-inal Location: Is& Related Features: 139a. Architect'. n/a b. Builder. ni a *B10.Significance: Theme:' See below, Area: Period of Significance: 1902 Property Type: Commercial Applicable Criteria: A,C,1,3 {DiscLiss importance in tei r-nis of historical or architectural context as defined by theme,period,and geographic scope. Also address integriity.; One historic resource eras evaluated on Parcel 024-154-02: a txvo-story Western style commercial building located at 122 Main Street. 122 Main Street was originally constructed 'in approydrnately 1902. The original owner, architect, and contractor are unknown. The period of significance for the 122 Iviain Street is 1902,the date of construction of 122 Main Street The commercial building at 122 Main Street was evaluated against the following themes; Early.Settlement and Gr,o%,%,I,h, 1901-1920; and Western False Front Commercial Building Type. The properq,was evaluated for conformance with criteria of the National Register and California Register,and as apotential local landmark. 'he property at 122 Main Street contributes to the potential Main Street:historic districL The property has been identifiect as a contributor to the Main Street historic dist.rict in previous evaluations. 122 Main Street retains integrity and fits withinI "lie architectural and historical context of Main Street.. However, 122 Main Street is not included wifnin the boundaries of the Main Street Historic District described as"the 200 block ofIV]'ain,the 200 and 300 blocks of Fifth Street and cross street buildings on Olive Avenue between Third and Fifth Streets." It is recominevded the Main Street Historic Districtbe re- surveyed, as the survey was completed in 1986 and is older than five years. 122 Main Street and othet buildings on the 100 block of Main Street,including 124,Main Street, 120 Main Street, 117-121 Main Street,and 127 Main Street,are over 45-years in age and could also be potential contributors to the Main Street Historic District BI 1. Additional Resource Attributes: (Ust attribute.,and c(ides) 71- *B12.References: Se e c o n t i n u a t i ori sheets Huri�,HllgtOal: Beachrz B13.Rernarks: Pn, "1314.Evaluator. Arnanda Kai ner,PCR Seniices *Date of Evaluation. ,lily 2012 (This space reserved for official comments.) DPR 523B(U95) Attachment No-,40jarmation HB -147- Item 7. - 76 State of California—The Resources Agency Primary DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Af,"; ,J 7 2.17 Page 3 of 5 *Resource name or#122 Main Street Dept *Recorded by; Amanda Kainer,PGB Services *Date: Litly 2012 {'tiis5`fin'uation D Update B1a. Significance(continued) Because 122 Main Street retains integrity of location, design, setting, feeling and association, and may be a ]-are and architecturally important example of the Western False Front style, 122 Main Street appears eligible for listing in the federal,state and local register as a distinctive example of its type or style.Additionally,122 Main Street is associated with the cultural and economic development of Pacific City and Huntington Beach and was possibly used as the City Hall for Pacific City when 122 Main Street was constructed in 1902.The property may have made a significant contribution to the broad patterns of cultural, Political, economic, or social history of the City of Huntington Beach. 122 Main Street does appear potentially eligible,individually and as a contributing member of potential Main Street historic district under the applicable criteria for listing in the National Register under Criteria A and C and the California Register under Criteria 1 and "a. `therefore, 122 'Main Street is recommended potentially eligible as a City of Huntington Beach landmark and further research is recommended in the following areas: the rarity of the wood-franief"restern False Front commercial building property type in Huntington Beach and the association.of 122 Main Street with the City Hall for Pacific:City_ National Register Criterion A:is associated with events that have made a significant contribution to the broad patterns of our history, California Register Criterion ::Is associated with events that have made a.significant contribution to the broad patterns of California's histor v a,id cultural heritage. The development of 122 Main Street is part-of the regional history of Huntington Beach_ luring the early twentieth century Main Street was the comniercial center of ll.untington Beach. The character of Main Street between 1900 arid 191-5 was commercial with buildings expressing the VVestern False Front style and wood construction. 122 Main ;greet retains integrity of location,design,setting,feeling;,and association,and retains enough integrity to he historically associated--,ith the broad patterns of Huntington Beach's economic,social,and cultural history. 122,Main Street was possibly the City}fall i of Pacific City when 1.22 Main Street was constructed in 1902;however primary documentation was not found to confirm, [his inf rrrnation, Additionally, 122 Main Street has enough integrity to convey its historical association with Pacific City arid the possible site of City Hall. Therefore,.the 122 Main Street appears potentially eligible forthe National Register under Criterion A,and the California Reg,ister ander Criterion 1. l atlonal Register Criterion B:Is associated i-vith the litres of persons significant in our paste California Registe.•Criterion 2:Is associated with the lives of persons important in our past The various tenants of 122 Main Street between 1912 and 1977 encompassed a variety of businesses,including a city hall, dry cleaner, restaurant, and clothing retailers. Charles Sarrabere, who owned 122 Main Street., ran a dry cleaning business out of 122 Main.Street wn th his father between 1916 and 1981. None of the occupants were nota ile or significant in history and they did notproduce important Work at 122 Main Street,nor is the architectire somehow tied to or s�=mbolic. Of their careers. It also appears that the property does not show any, historical importance in association with z`arious owners,including Charles Sarrabere. Therefore,the subject property does not Appear to.satisfy National Register Criterion B or California Register Critc rir}n 2 for eligibility related to a historic personage. National Register Criterion C. Embodies the distinctive characteristics of a type 'period, or method of construction or that represent,the work of a rnaster, or that possess high artistic values, or that represent ra.slynificant and distinguishable enti yy whose components n7ay lackindh4dual distinction. California.Register Criterion 3:Fmbodies the distinctive characteristics of a.{yoe,period, region, or method of cQnstruct?on,or represents the work of an important creative individual,orpossesses high artistic values. 122 Main Street is potentially eligible for designation tinder National 'Register Criterion C and California Criterion 3 as a locally significant example. of a now rare Western style arid fricAhod of construction. The property is a distinctive example of the Western False Front style both individually avid as a. contributor to a district The Wi stern False Front style is now increasingly rare in Huntington Beach and is representative of Huntington Beach's early architectural heritage. 122 Main Street retains integrity of location, design, setting, feeling,and association. DPR 523L(1195) *R ' di formation Attachment r e Item 7. - 77 xB -14s- ...........-- State of California--.-The Resources Agency Piimary# DEPARTMENT OF PARKS AND RECREATION HRUf CONTINUATION SHEET Trinomial AUG 7 "W2 Page 4 of 5 *Resource Marne or#(Assigned by recorder) 122 Main Street DFvt- c'i P,I-anning *Recorded by: Amanda Kainer,PCR cervices *Date.-. Jity 2012 El donfinGabion 0 Update B10. Significance(continued) .National Register Criterion D. Ityields,or may be likely toyield,inFormation important in prehistory orhistory� California Register Criterion 4. Hass*Jded,or maj7 be likely toyield, In Ifo rrn a tio n hn 1)o rta n t in prehivto ty or h isto T:�� J The subject property has been improved and is not likely to yield any information important to prehistory or history. Therefore,the subject properq7 does not meet the above criterion at the national or state level. Integrity The overall appearance of the subject property at 122 A,Iain Street indicates that the, proper ty retains integrity :Is potential historical resource. Originally the simple Western False Front style primary elevation was covered wqth wood ship-la siding The facade was later sheathed with stucco most likely during the 1930s,reflecting the architectural trends of the period. Over the years the primary elevation has been re-stuccoed,but the application o.,stucco did not materially impair the Western False Front design which still retains its original form. The two second-story windows on the prnnary elevation%vere replaced and are now,covered with shutters,although the openings remain. The interior has been updated through various tenant improvements. The rear rion-contributing addition constructed between 1922 and 1939 was removed in 2001. The secondai3T elevations are relatively intact and retain the original ship-lap wood siding. Even with the recent development along Main Street,122 Main Street retains its historic setting. 1.24 tvlairiStreet 120 Main Street,117-121 it,lain Street,and 127 Vlairi Street are,over 45-years in age and contribute to the historic setting of 122 Main Street The potentially eligible Nlain Street historic district is begins on the 200 block of Main Street. 122 Nlain Street has integrity of location,design,setting,feeling,and association. Aldiough the primary facade is stuccoed, the workmanship and materials of the secondary elevations is intact, The commercial building retains its ocigirial location on Main Street since approximately 1902. 122 Main Street retains its original'Western False Front style;the buildinghas the key character-defining features including wood construction,gable roof,and parapet extending above the roof, Also, 122 plain Street retains its historic feeling and association ivith the early cURLIMI and economic development with Pacific City and Huntington Beach. DPR 523L(1195) N d' formation R O' Attachment ".4 HB -149- Item 7. - 78 ............... State of California—The Resources Agency Primary 9 DEPARTMENT OF PARKS AND RECREATION HRI# 1CONTINUATION SHEET Trinomial fj 7 16'0 1 Page 5 of 5 *Resource Name or#(Assigned by recorder) 122 Main Street *Recorded by: Amanda Kaincf, PCR&-arvices *Date-, Vy 2012 Z 6U,i6R,&6n 0 Update B12. Bibliography A. Publications Archeological Resources Management Corporation (ARMC). Appendix D -Report oj'Cuhural Resources Records Search for Downtown Specific Won;City of Hunt ington Beach. January 30,2009. Burnett, Claudine. From barley jqelds to oil toivn:a tour of Huntington Beach, 1901-1922. Long Beach,Calif.- Distributed by DWArtworks,1995. California Code of Regulations,California Register of Historical Resources(Title 14,ChaptefIll.5),Section 4852(c), California Public Resources Code,§5024.1. California State University, Fullerton, flimtirul-tonBeac,'E an oral history qf the e,,,,rlv development of a Southern Cortifornia beach cojnmunio�,Fullerton;Calif-California State University,Fullerton Oral History Prograra,1981, Carlberg,Marvin, HuntingtonBeach. San Francisco,(allf.-Arcaiia Pub,2009. Code offederal Recrulations'(CFR),36§602 Denicalk, Carol R. Report: of Cultural Resources Records Search for Downtoxvn Specific Plan, City of Huntington Beach, Orange County,California. Rancho Palos'Verdes,Calif-Archeological Resources Management Corporation,2009. Epting,Chris. Huntington Beach,California. Chicago,111;.Arcadia,C2001, Epting,Chris. Huntington Reach:Then and Now. Chicago,t1hArcadia,2008, Heywood,Mike. Century ofservice:a history ojf7ffiqntirqton Beach, [S,L,]-Mike Heywood,2008, "Historic and Cultural Resources Element:Huntington,Beach."The City of Fluntincytoii Beach General Plan.1.996, if- Ivdia Corp-,c1999. Marsh,Dianne, Huntington Beach:the gem of the South Coast. Encinitas,Cal � b Heritaue Ie Milkovich, Barbara Ann. Townbuilders (,)jf Orange County:study of four Southern California cities, 1857-11931. Ann Arbor, Mich:UN11 Dissertation Services, 1995. National Park Service.National Register Bulletin 15 flow to Apply the National Register Criteria for Evaluation- Washington DC:U.S.Dept of the Interior,National ParkService,interagency Resources Division,1990,rev.1991- National Park Service. Alational Register Bulletin 16: Guidelines for Completing National Register Forms. Washington, D_C..: U.S.Dept of the Interior,National Park Service,1986. offlCe Of Historic Preservation. Instructions for Recording Historicul Resources% March 1995. Office of State Historic Preservation. Californic Historic Resources inventory,Survey IVorkbook(excerpts)_ Sacrarneento,CA: State of California,1986. Parker,Patricia L. Nationol RegiAer Bulletin 24 GuidFlinesfibr Local Su=veys.A Basis for Preservation Planning.Washington, DC: U.S.Government Printing Office,1985. Santiago, Joseph D. Ebb & Flow : 100,years of Huntington Beach, Huntington Beach, Calif: Historic Resources Board of Huntington Beach,2 GO 9. Thirtieth Street Architects. Historic,-esources sun,,ey report.-City of Run tington beach, Newport Be.,ich,Calif,Ttjii-h'etli Street Architects,Inc.,1986, B. Newspapers "At Huntington Beach."LasAngeles Times, April 17,1904, p,D1. At Pacific City-'Los Angeles Times. May10,1903. p,Al. `At Pacific City."Los Angeles Times. April 17,1904, p,D Penner, I John. "Huntington Beach:'Shrine'a Target for Condemnation.` Los Angeles Times`; December 5,1889, "Work at Pac-ific City."Los A rigeles Tim es. June 7,19 02. p.A4. CPR 523L(1/95) jDd5wmati.ri Attachment NOT"T ■ Item 7. - 79 HB -150- State of California—The Resources Agency Primary DEPARTMENT OF PARKS AND RECREATION FIRI PRIMARY RECORD Trinomial A U16 7 20111�22 NRHP Status Code 3D,3CD,5q, J,�-i,-A, -­W i'-U nin;, Other Listings: D Review Code Reviewer Dade Page 1 of 5 *Resource lame car#: 1,24 Data S[rE—_t Fl. Other Identifier. *P2, Location,, 0 Not for Publication 0 Unrestricted *a.County:Orange and(P2b and 112c or P2d. Attach a Location Map as necessary,) *b. USGS 7.5!Quad: Date, T R 1/<of 1,/.of Sec M.D. B.rill. c. Address: 124 Main Street City: Huntington Beach Zip: 92648 d. UTM: Zone- 10 mE/ rnN(IG.P.S,) e. Other Locational Data: (e.g_,parcel directions to resource,elevation,etc.,as appropriate}Ele�•ation: Par.cd#02.4-154-02. *P3a. Description:(Describe resource and its major elements. Indude design,materials,condition,alteatiohs,size,setting,and boundarilesj The"Streamline Moderne 5tti,le one-story cornmercial building at 124 Mlaiu Street was constructed circa 1912, The building is situated on the south side of Mlain 5treet,bet-weer iAv`alnut Avenue to the east,Pacific Coast Highwaly/Orean Avenue to the west Fifth Street to the north,and 3rd Street t(1,the south.124 Main Street has a rectangular,footprint,concrete foundation,and gable roof.As part of 1930s renovaboh,the primary elevation was converted into the Streamline INIoderne style. The priman—,elevation has a stucco finisri, projecting fluted pilasters at each corner,and a wide band running along the parapf,t The sforeft-ont is,comprised of large plate glass w-iridows,a central recessed entrance-,flagstone bulkheads added circa 1.950s,and mvertical transom windows and a canvas 2,vvning above the store.front window. The secondary elevations are clad in corrugated metal. The rear eleva-,iun is clad in corrugated metal, has two flat-panel doors,(alteration),transom windows(alteration'l,and a gabled pptiir)cover. A narrow,siTic�le-story addition finis',,jed in stucco extends into the rear of the lot The.interior has been remodeled over the years to accommodate different tenants but retains the wood ceiling and the.arches along the west and east walls from the historic period. 'P36. Resource Attributes:(List attributes and codes) HP6 *P4. Resources Present: EBuilding [:]Structure DObject OSite OlDistrict ElElementol'District 0 Other(isolates,etc.) P-lia. Photo or Drawing (Photo requirpd for buildings,structures,and objects,) P5b,.'ate,aDescription of Photo:(view, ccession 4- d X 7161. m N k North Elevation, View to South, W11 q 2012 g; *P6. Date ConstructediAge and Vim, Sources:7xHisi ElPrehistoric DBoth W11 Q I�Iil IN— A, "G *P- Owner and Address- A V tt 'PS, Recorded by: fName, affiliation,and address) R ,Amanda Kainer,PCR'---rvioes it gp--z V 233 Wilshire Blvd.,Ste,130 k'fa Santa Monica,CA 90405 *P9, Date Recorded, Ji ly 2012 -P,10 Survey Type: (Describe) istori c Resou rces A ssesment 2 1,17 0_n _R *P1 1. Report Citation: (Cite survey report and other sources,or enter"none.") PCR Services.Historic Resources Assessment,Prepared for bff Bergsma,Team Design and Construction. JJ ly 2012, 'Attachments: ONONE ®Location Map ®Sketch Map OContinuation Sheet 08uTicling, Structure, and Object. Record DArchaeological Record DDistrict Record ElLinear Feature Record [IMIlling Station Record ©Rock Art Record ElArtifact Record OPhotograph Record 11 Other(List): DFR 523A(1195) *Required information Attachment No. 10.6 HB -151- Item 7. - 80 State of California— The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRl# BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 5 *NRHP Status Code 3D,3CD;5D3 *Resource Name or#(Assigned by recorder.)124 M ain&rest 11. Historic Name: 124 Main Street Rfflrf i B2, Common Name: 124 Main Street B3. Original Use: Commercial 134. Present Use: Commercial f I-J i *135. Architectural Style: Streamline Modernestyle '136. Construction History:(Construction date,alterations,and date of alterations) P" r,,f Constructed circa 19121n the Western False Front style. Altered in the 19-30s with anew StreamlineModqrqpgr,,pf,jacade. *137, Moved? IENo OYes OUnknown Date: Original Location: *BB, Related Features: 139a. Architect; ril a b- Builder n/a *810.Significance: Theme: See below Area: Period of Significance: 1912-19413 Propertytpe� Commercial Applicable Criteria: A,C, 1,3 (Discuss importance in teims of historical or arcl-titecturaf context as defuned by theme.petiod,and geographic scope. Also address,Integrity.) One.historic resoia-ce was evaluated on Parcel 024-154-02:a one-story Streamline Moderne commercial building located at 124 iviain Street 124 Main Street was originally constructed in approximately 1912- During the 1,930s,124 Main Street was updated ivith a Strean-dine Modern e facade. 'The original owner,architect and contractor are unknown. The period of significance for the 124 Main Street is 1912 through 1940,including-the date the property was constructed throui& the 1930s period when the property was rernodeled in the Streamline Moderne style- 124 Main Street is associated and evaluated ag ainst the following themes: Early Settlement and GrovAh, 1901-1920; The Oil Born and Intervvar Transformation,1920, -'i.945;11%Tes-,,ern False Front Carrii-nei-t.iaI Ruilding Type;.and Streamline Moderne St vie,1930-1945. Because 1,24 Main Street retains integrity of location, design, materials, workmanship, setting and feeling the property remains a contributor to the Potential Main Street Historic District The property has been identified as a contributor to the Main Street bistoric district in previous evaluations_ 124 Main Street retains integrity and fits within the architectural and historical context ot"Main Street However,124 Main Street is not included within the boundaries of the Main Street Historic District described as"the 200 block of Main, the 200 and 300 blocks of Fifth Street and cross street buildings on Olive Avenue between Third and Fifth Streets." it is reconiniended the potential Main Street historic District be re- surveyed,as the survey was completed in 19136and is older than five years- 124 Main Street and other buililing-son the 100 block ofl4ain Street,including"124 Main Street, 120 Main Street, 117-121 Main Street,and 127 Main Street are over 45-years in age andcould also be potential contributors to the 1\4ain Street Historic District. Huntilrmgton B1 1, Additional Resource Attributes:.(Ust attriibutes and code Beach rr *B12.References: ;continuation sheets 813.Remarks: --:B14.Evaluator, Amanda Kaiine,,PC Services *Date of Evaluation: July 2012 04 (This space reserved for official comments.) DPR 523B(1195) Attachment Nm4$4j7-,---tion Item 7. - 81 1-1 B -152- State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREA HRI# CONTINUATION SHEET Trinomial if0J(3; J ��J.J,'7 Page 3 of 5 *Resource Name or,#124 Main Street F! I; *Recorded by: Amanda Kainer,PCR Services *Date. July 2012 f-xl Continuation, 0 Update B10, Significance(continued) The property was evaivated for conformance with criteria of the National Register and California Register, and as a potential local landmark. National Reyistcr Criterion A:Is associated with events that have made asignifticant contribution to the broad patterns of our history. Calijbrnia Register Criterion I.,Is associated with events thathave made a significant contribution to the broadpatrerns of California's histon,,and cultural heritRqe. The development of 124 Main Street is part of the regional history of 11untirt-ton Beach. During the early-tv'rentieth centul.-Y, Main Street was the commcrcial center of Huntington Beach. The character of Mlain Street bebAFeen 1900 and 1915 was commercial with buildings exT)ressing the Western False Front style. The primary elevotion.was updated to the Streamline Moderne style during the.1930s to reflect the contemporary architectural trends. There are:io events associated vKfth this property that have inade a-significant contribution to the broad patterns of cultural,political,economic,or social history of he nation,state or city. Therefore, 124 Main Street does not appear eligible for the National Register under Criterion A,or the California Register under Criterion 1. VationalRegister Criterion B.fs associated with the lives of'persons siy nificarit in our past, California Register Criterion Is associated with the lives of persons important inourll= The various tenants of 124 Main Street in the betvveen 1912 iind 1977 were encompassed a variety of businesses,including a pain"store,drugstore,real estate broker,tailor,barber,photographer,market, restaurants,and retailers. It appearsthe tenants did not occupy the storefronts for long periods of tinie. No important historical events occurred at the property. Furthermore,none of the occupants were notable or significant in history and they did not,produce important work at the subject property" nor is the architecture somehow tied to or svnibolic,of their careers. It also appears that the property does not show any historical importance in associatiori with van.ous owners,including Charles Sarrabere,and the,property does not rise to the threshold of significance for listing as a nation,state,or local landmark. Theyefore,the subject property does not appear to satisfy National Register Criterion B or California Register Criterion 2 for eligibility related to a historic personage.or event National Register Criterion C: Embodies the distinctive characteristics of a type, period, or method of consttI­uction or that represent the work-of a master, or that possess high artistic values,or that represent a significant and distinquishable entity whose components may lack individual distinctions California Register Criterion 3:Embodies the distinctive characteristics ofa 2)q)e,perind, region,or method oftonsti'lIction,or represer,,Ls the work ofar,imPortantcreative individual,or possesses high artistic-values. While not individually eligible 124 Main Street is a r c presentative example of a Western False Front style building which was renovated in the 1930s as a Streamline IVIoderne conirn.ercial building. 124 Aain Street retains integrity Of location, design, materials,worl�mauship, setting, and feeling, as discussed above on page 40 and shown in figures 22 to 28. Thus, 124 remains a contributor to the potential Main Street Historic District National Pe gistlerCriterionD. Calliforr,ioRegister Criterion I -1jus.vielded,ormilybe likely toyiehj inforrnation important in prehistory.;orhistory. The subject property is has been improved and is not likely to yield any information important to prehistory or history. Therefore,the subject property does not meet the above criterion at,the national or state level. DPR 523L(.1195) a T NO�Rql ' d' f0ffn atdon Attachment ff " I 1B -153- Item 7. - 82 State of California The Resources Agency Primary 9 DEPAR1'110ENT OF PARKS AND RECREATION HRI# rl" 7 0 1 I L CONTINUATION SHEET Trinomial Page 4 of 5 *Resource Name or (Assigned by recorder) '124 r0aln Stree 31 *Recorded by: Amanda Kainer,PCR Services *Date: ,July 2012 Ex..Condnuaion 0 Update B10. Significance(conitinued) Integrity The overall appearance of the subject property at 124 Main Street indicates the property retains integrity of location, design, materials, workmanship, setting, and feeling. Originally 124 Main Street had a Western False Front and in the 1.930s the primarT elevation was remodeled into the Streamline Moderne style. Even though the primary elevation has been re-stuccoed, the storefront windows were replaced,flagstone bulkheads were added to the storefront windows, and a tiled floor was installed at the storefront entrance, 124 Main Street retains the character-defining features of the Streamline Modernestyle including the projecting fluted pilasters a't each. corner, a wide band running along the-parapet, and the transom storefront windows., indos.,The secondary elevation,-, are clad in corrugated metal, the original building construction method used in 1912. Thus, 124 Main Street retains design,materials,workmanship,and feeling. Even with the recent development along Main Street, 124 Main Street retains its historic setting. 120 Main Street, 117-1.21 Mlain Street, and 127 Main Street are over 45-years in.age and contribute to the historic setting of 122 Main Street. 124.Main Street is not associated with any historical events or people. DPR 523L(1195.) NO'RIJIO�qrn Toration Attachment ■ Item 7. - 83 HEI -154- ................ .......................... 1 i v State of California—The Resources Agency Primary 9 =F DEPARTMENT OF PARKS AND RECREATION HRl# CONTINUA71 IONSHEET Trinomial Page 5 of 5 'Resource Name or?*(Assigned by record&) 124 Main Street *Recorded by: Amanda Kainer,PCRSLirvices "-Date: .,lily 2012 171 Confinuation 0 Update B12. Bibliography A- Publications -t of Cultural Resources Records Search-)rpor- p Archeolouical Resources Man-agernent C( ation {ARMC). Appendix D- ?deport or i or Downtown Specific Plan,(ity qf­Huntington Beach. January 30,2009. Burnett,Claudine. From barley olds to oil town:a tour of Hurtingran Beach, 1901-1922. Long Beach,Calif.Distributed by I DWArt-works,1995. California Code of Regulations,California Register of Iiistorical Resources(Title 14,Chapter11.51,Section 4852(c). California Public Resources Code§50241. California State University Fullerton. Huntington Beach, an oral hjstolyof the early development of a Southern Cabybi-nia beach communkv,Fullerton,Calif:California State University,Fullerton Oral History Program, 1.981. Cariberg"Plarvin. Funtin�,tonBeach. San Francisco,Calif-Arcadia Pub,2009. Code of Fecleral Regulations(UR),36§60.2. Denicak, C�irol R. Report of Cultural Resources Records Search for Down'town Specific Plan, City of Huntington Beach, Orange County,California. Rancho Palos Verdes,Calif-.Archeological Resources Manage nentCorporation,2009, Epting,C-1-fris. 1,1untington Beach,California. Chicago,Ill:ArcaOia,c2001, Eptjn_g,Chris. HUndrq7ton Beach:Then and Wiv, Chicaao'41Arvadlla,2008. Heywood,Mike, Century of service;u history-offlunfinloton Beach,1S.L,j:Mike lfe)nvood,2008. "I listoric and Cultural Resources Element:Huntington Beach."The City of Huntngton Beach General Plan.1996. N11arsh,Dianne. HuntirgtonBeach°tbe- genn of the South Coast- Encinitas,Calif:Heritage Media Corp.,c1999. M-3kavlch, Barbara Ann, Toivribuilders (if Orange County.,study of four Southern California cides, 185,7-1 S5'1. Ann Arbor, Mich:IFIN11 Disseitation Services,1995. National Park Service.National Register Bunotm 15.-How to.4,11&the National Register Crine-ria for Evaluat,'On. Washington DC: U.&Dept.of the Interior,National Park Service,interagency Resources Division,1990,rev.1991. National Park Service. National Reg ister. Bulletin 16,-Guidelines for Completing National Register,at ns., XVashington, D.C.: U.S.Dept.of the interior,National Park Service,-1-986. Office of Historic Preservation. Ins-tructionsfor Recording Historical Resources. March 199S. Office of State Historic Preservation. California Historic Resources Inventory,Survey 141bi-kbook[excerpts). Sacramento,CA: State of California,1986. Parker;Patricia L. National Register Bulletin 24 Guidelinesfior Local Surveys: A Basis for Presenvtion Planning. Washington:, DC: U.S.(3overninent Printing Office;1985. Santiago, Joseph 1), Ebb & Flow - 100 years of Huntinqton Bedeh. Huntington reach, Calif: Flisto-ric- Resources Board Of Huntington Beach,2009. 'Thirtieth Street.ArchitecLs, Historic resources 5vrveyreport.City of'Huntington Beach. Newport Beath,Calif;Thirtieth Sti-eei Architects,Inc.,1986. B, Newspapers "rat Huntington Beach."LosAngeles Times. April 17,1904- p,T)t "Af Pacific City,"Los Angeles Times. May 10, 1903. p,Al- "At Pacific City."1�os Arqjeles Times. April 17,1904. p.D Penner,John. "Huntington Beach:'Shrine'a Target for Condemnation! LasAp geleSTImes. December 1-889. "Work at Pacific City."Los Angeles Times. June 7,1902. p.A4. DPR 57-3L(1195) 0 Attachment No. T0.11 f 11B -155- Item 7. - 84 ` CITY OF HUNTINGTON BEACH -R4- Inter-Department Communication Planning and Building Department TO: Chair and Planning Commissioners �� �� FROM: Scott Hess, A|(�P, Director of Planning and BUi|ding ��Y� � - DATE: December 9' 2O14 SUBJECT: LATE COMMUNICATIONS FOR ITEM B-1 DESIGN REVIEW BOARD RECOMMENDATIONS The project was reviewed by the Design Review Board on December 4, 2014. Staff presented the modifications to the design of the building including incorporating a different color onthe new building to differentiate from the relocated historic storefronts, identifying public open space and landscaping requirements on the plans, and minor details on 'the elevations. The DRB primarily discussed the historical elements of the development and the value of retaining the structures in their existing locations. A motion to approve the project, as proposed, failed and was not recommended, Two straw votes were taken as follows: = Motion to approve the project, vvithoUttahiDgintoacooUntthenaqVi[oddedioation and setback, staff recommendations and the design, colors, and materials ofthe project are sufficient. o 3-1 (SChey- no) v Motion to approve the project with recommendations including the preservation of the historic facades in the same locations. o 4-D Attached is the Design Review Board Notice of Action on the project, which reflects the two straw vote motions, ADDITIONAL RECOMMENDED CONDITIONS Staff/s recommending the following additional conditions to the project: • The new building shall be painted B different color to differentiate from the relocated ntorefronts. (DRE]) • The plans shall depict building height measured from top of curb, (DFt8) • Prior to submittal of building permits, a Lot Line Adjustment application form shall be submitted to the Planning and Building Department for review and approVmi • Prior to issuance of building permits, B Lot Line Adjustment shall be submitted tothe Public Works Department for review and approval and recorded with the County- • CUP 12-011/C[)P12-OO7 shall become null and void unless exercised within two years of the date of final approval for such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning and Building Department a minimum of3O days prior to the expiration date. Y+ 7 Q� �`�Dl , . - o^ ||B -l56-�E COMMUNICATION IB 1 PC MTG 12 M 14 CITY OF HUNTINGTON BEACH - - I z000 MAIN STREET cALiFoRrLIa92648 ' DESIGN REVIEW BOARD Phone 536-5271 Fax 374-1540 374-1648 NOTICE OF ACTION December 4, 2014 Jeff Bergsma Team Design 221 Main St., Suite`S' Huntington Beach, CA 92648 i APPLICATION: DESIGN REVIEW NO. 12-007 (OCEANSIDE PROPERTIES MIXED USE BUILDING) APPLICANT: Jeff Bergsma, Team Design PROPERTY OWNER: Oceanside Properties LLC, Sam Lim, 3810 'Ailshire. Boulevard #911, Los Angeles, CA 9D010 REQUEST: Review the design, colors, and materials of the relocated and re- habilitated storefront facades and new three-story mixed use building. LOCATION: 122-124 Main Street, 92648 (east side of Main Street, between Pacific Coast Highway and Walnut Avenue) DATE OF ACTION: December 4, 2014 The Design Review Board of the City of Huntington Beach took action on your application on December 4. 2014, and your application was recommended for approval to the Planning Commission with the modification that the historic facades are preserved in the current locations. Attached to this letter are the recommended conditions of approval for your application_ Please be advised that the. Design Review Board reviews the conceptual plan as a basic request for entitlement and forwards a recommendation to the Planning Commission. The conceptual plan should not be construed as a precise plan, reflecting conformance to all Zoning and Subdivision Ordinance requirements. Please note that there may be additional requirements prior to commencement of the project. Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the action taken by the Design Review Board is only a recommendation and is not appealable. The recommendation of the Design Review Board will be forwarded to the Planning Commission for consideration. You vAl be notified of the pending hearing date. KB -1,7- Item 7. - 86 DR No, 12-O07 December 4, 2014 Page 2of2 If you have any questions, please contact .fill Arabe, Associate Planner at (7141 374-5357 or via email at iarabe(�Jsurfcity-hb.org or the Planning Division Planning and Zoning Information Counter at(714) 536-5271. Sincerely, V Tess Nguyen, Secretary Design Review Board TN:JA ATTACHMENTS: Recommended Conditions of Approval: DR No_ 12-007 cc: Jane James, Planning Manager Property Owner Project File Item 7. - 87 HB -l58- / ! | � ' ' RECOMMENDED CONDITIONS OF APPROVAL DESIGN REVIEW NO, 12-007 DESIGN REVIEW | . 1. The site plan, floor plans, and elevations received and doted October 0' 2014, shall be the ) conceptually approved design with the following modifications: \ a. The new building shall be painted a different color to differentiate from the relocated ! historic storefronts, ' b. Anninimum of 188 sq. fL of public open space shall be shown on the site plan within the front setback and shall incorporate a minimum of SO sq. ft. uf landscaping / including accent trees and other soft landscaping, and pedestrian amenities such as i decorative lighting and distinctive paving / ' | c The panel door shown in front ofthe guest parking space on the south elevation shall | ba removed and remain open, d. A separation such as uvvaU or hedge at a minimum height of8O inches shall be i depicted on the front elevation and third level floor plan between the balcony decks | ! uf Units 3O1 and 302. e. The plans aheU depict building height measured from top of curb. | f The height of the stair end a|evator access enclosures to the rooftop deck shall be depicted on the elevations and section drawings and shall not exceed 10ft. above . the maximum building height. g, The historic facades shall be preserved in the current location, (DRB) � CONDITION:INDEMNIFICATION AND HOLD HARMLESS The owner of'the property which is the subject of, this projectand the project applicant if different from th� p o�ner, ond e��h of t�er ��na. successors and assgms, shall defend, indemnifv and hold harmless the City of Huntington Beach and its agents, officers, and ! employees from any claim, action or proceedings, liability coat. including ��orney'o #*ms and | costs against the City or its agents, offimsns, or employees. to attack, set aside, void or annul � any approval of the City, including but not limited to any approval granted by the City Council, | Planning Commission, or Design Review Board concerning this project. The City shall promptly notfv the applicant of any daim, action or proceeding and should cooperate fully in defense | | thereof. ' x�x�men t� lIB -l59- "°=... , �rn` 7. - °m�Q Arabe, Jill From: kaliamsdmiro��hotmoiicom] Sent: Tuesday, December DS. 2D1411:O5AM To: Arobe, Ji|| Subject: Morning Jade Attachments: Morning Jade Supplemental.docx Hi Jill, Research continues and as of last night, the evidence for the use of the property as original city hall grows. Certainly, it was the cit/'s first post office. A write-up on this isattached. | hope it can get 10 the pcasa late communication. Also, |'d like the opportunity to speak tonight. I've never done it before and | need to know what to fill out and when | should expect to speak. |'d appreciate any direction on this, Thanks somuch, Kathie 3chey T�°n7 �� ^�*'^^ ' ^ - »� }{B -l6U- RECEIVED �� YO�� K�O[OiD��Jade /127 and 174 Min St.) Supplemental Findings DEC " = �°ir QepL of Plannin When the first city council of Huntington Beach, or Board of Trustees as they were called at the time, were elected, there hadn't been sufficient time to print candidate's names on the ballot which on|y provided a space forvoters to decide whether or not their community should be incorporated as the OtyofHuntington8each.zVVhenincorpnrationpessed, thisbandof"whte-ins" neededap|acetomeet. That location has been held to be the western-false front building located at 122 Main Street. Until now,the evidence for this conclusion has stemmed from the recollections of Mr. Bud Higgins. Higgins, an early resident ofHuntin@toh Beach was certainly in a position to know. Not only had he lived in the city for many years but he had known others who had been alive at the time of the city's creation who had first-hand knowledge of those earliest years. Further, there was no reason to embellish this infurmatinnsincetherevvasnothreet1othisstrucLureetthatdmeandnnreasontoinflateits importance. Far from simple"hearsay' this evidence is important oral history, a type of resource widely recognized by historians today. Further evidence in support of this claim has been located. In his memoirs "My Sixty Years in California", Huntington Beach pioneer Tom Talbert, notes the first city post office was located on Main Street where "Senabere's have their cleaning shop [122 Main St.]. |t was transferred to a site at the rear ofthe First National Rank on Walnut where it remained for several years."z A1 the time, the post office was the only official government venue in town and is thus very likely to have been the first"city haU" as vve/|, with both moving in tandem in later years. Contemporaneous news reports hint at the impermanence of the cit/s original meeting spot. At one point, a committee tasked with the issue reported that they had ordered a table, chains and a rug for eventual "City HaU" use.�-; In his book "The First8O Years, a History of the Huntington Beach Police Departmcnt", Mlichae/ Biggs, described the frustration offirstMarshall Edmund C. Wright at having no key and declaring the place "unfit for use."� /u kee ping with Tom Ta|ber1's recollections, Biggs displays a photo of the Bank showing two rear storefronts with handwritten identifications of one as city hall and the other as the post office. Clearly,this was the site both offices were moved to and not the original locations. An enlarged copy of this identical photograph from the collections of the Orange County Archive shows the windows were painted to advertise tub baths, an unlikely display if the rooms were used for the oh��na| "city hall." Thus, 122 Main Street was home to the first post office in the City ufHuntington Beach and seems to ;have been the site of the earliest city meetings as well until both were moved to the rear of the First National Bank' z Huntington Beach Daily News, FebrueryS, I909. zT.Talbert,&YySixty Years hr California, Huntington Beach News Press, 2952'74. "Hunt0in@tnn8each Daily News,March 19, I908, 4 Biggs, Michael, The First BO Year,A History of the Huntington Bearch Police Department',B. ` 1113 -161- ^�*^^^ ' Tt�n, 7` - /»�A - 12/9/2014 a i i ated Negative Declaration No. 14-004 Conditional Use Permit No. 12- 1 Coastal Development Permit No. 12- 07 (Oceanside Properties Mixed Use Building) December 9, 2014 escrimion 5-CZ(Do-wmtown eci,c Flan-Coastal Zone) CQmrne'rcicalusS -Retain;reaabilitate and Y✓ / "trt .; relocate historic storefront C � < E "t tacades -3-story mixed use building -Commercial 0.1, ) "��"s.t' `• -�: �&rip';".; -"_ - 1 -Office Z"d fl ».� -Ras tial(3d fl) SIT �� € _: -- •-rr-' -7 Parlang spaces onsite\3 car�arageszv 1 z tandem spaces ua each garage 3. Quest space) -7 commercial space`s -, proposed with in-iieu fees 1 Item 7. - 91 IJB -162- 12/9/2014 Request • MND: To analyze the potential environmental impacts associated with the project • CUP: To partially demolish existing historical buildings, rehabilitate and relocate historic storefront facades, construct a three--story mixed use building, and participate in parking in-lieu fee program to offset commercial.parking spaces • CDP:To develop a. three-story mixed use building and participate in parldrig in-lieu fee program The P"r oj e c t • Evolution of project (i.e., complete demolition to partial demolition) • Initial Study for partial demolition, relocation, and new construction • Environmental Assessment Committee • Design Review-Board recommendations • Street and alley improvements HB -163- Item 7. - 92 12/9f 2014 Analysis • Compatibility- • MND wervie A, a Historic resources evaluation by PCB • Incorporation of mitigation measures • Retain, rehabilitate and relocate historic facades • Reduce impacts to less than significant • Parking (Onsite parking and in-lieu fees) • Public Comments Late Communications _w- al'i Recommendations Approve MND, CUP, CDP based upon following: * Incorporation of mitigation measures reduce impacts to less than significant • Consistent Aith General Plan and zoning designations ® Compati.ble-,Adth surrounding uses and urban environment of D own town o Involves right-of-A?ay dedication for greater sidewalk zwridth while retaining historical significance of structures • Improve public access to coastal resources and coastal views ® Adequate parking provided onsite for residential and with participation in the in-lieu fee parking program 3 Item 7. - 93 HB -164- * -S - ,i -{, .a `;3; �s _ ,1�" a'P1. � a.. �: a ,.�" 1.M r3"qr. k 3s y���. ��f,� ,'Y'�:, •.�:��. � � y Jr iA } .�r'4+ft� 73"� �x x J� ur � ,� t� a 4 y � .. > �� f �,��+f Zak ,'� ' Nit 'i'� ,: r ` x r. 'a s � �- 3,`m',: .i tang }�. �i 3 � �• , �x 3���„�a�s��a „N... i, �'irxw'tr �?a' _ � s, e •,.- r �fi' '`"<�'s.E r �. ..-1 t ra n,. ��,5wi� �,�r.�:L-, � �_�� r..r A' +'=�"�ekr• .`,{�„ _ ro�,"•' °�' r ,c.f �, ' .�t� � x� y#w,�'�""u�x Y�?;'i'tii ' K„ k���, ��a:�f €" �'e°'%�'�xr �3- -1,."�" .'• - _. _ ����ii �,y t e 3� v S,� k_ r '- •-.,.-F" '- \.yy�,4�{,.stir r-�:�>` _.. ,..'._..., __ _ ` �' � �. ...._'-L _. �,... __.�'``��',..',�,:.�,.._.� _ ...t�".:i'•.t.'*�`-.:.`,-���:'.�''*;-L,:;" �.. 4'+ 'f •�i r r' '�a r -_� t •f - � � Aj J F a+Y� . a�ers,€ •S IC '� _ _Y: E� �` r :�`J ... -�J✓`-J �'_ �v _ �_ I1� �,�I� U�I�f,'il � r ,,,. -UN — J- - - - - - 4 J .. ..��,ram'.'r.,., >r i•,1,..!-. ,_.. __� '� } � 'x -"rt�-�`�.��� '� .� -'^'�t� � r �Y Y-- ._.�i�:.�..:.:.�� .-.,_5 - _,.. l)! - ?E r, �y fir..."_c _ -- 'Y. .. ......�..-m..s_._t_. `4• -�( !- I �F .., t r /.� S'r' r �- #�• ''�.-_-,.= r`t?j�_i �:`�! 1� I53' ,.r t' - r A"."'"� + -"� Item 7. - 95 KB -166- 12 UK MWAR yR., i[ {�jf' il TI, DRKVL .4V 1 .- -y `� r-}f`�- ,�{(y^�� {,per�``,{g�f 7y---��g/y�@gam, 1p �„,- _� {�y�' .d:, 1.L 'L`V1.1 1 A. Y E1.. L �i- - 'T " l _ Cr - t �� _ .�",4. 1. PROJECT TITLE: Morning Janie Mixed Use Building Concurrent Entitlements: Conditional Use Permit No. 12-011; Coastal Development Permit No. 12-007, Resign Review No. 12-007 2. LEAD AGENCY: City of Huntington Beach 2000 Main Street I Iuntington Beach, CA 92648 Contact: Jill Arabe, Associate Planner Phone/Email: (714) 536-52711jaraber`)surfcity-hb.org. 3. PROJECT LOCATION: 122-124 Main Street, Huntingdon Beach CA, 92648 (east side of Main Street,between Pacific Coast Highway and Walnut Avenue)—refer to figure 1 4. PROJECT PROPONENT: Team Desigm 221 Main Street, Suite `S' Huntington Beach, CA 92648 Contact Person: Jeff Bergsma Phone: 714-536-5888 5. GE'N1.+'RAL PLAN DESIGNATION: Mixed Use> 30 dwelling units per acre—Design Overlay— Specific Plan Overlay-- Pedestrian Overlay (M>30-d-sp-pd) E6. ZONING: Downtown Specific Plan—Coastal Zone Overlay (SP5-CZ) 7. PROJECT DESCRIPTION (Describe the whole action involved,including, but not limited to, later phases of the project, and secondary support, or off-site features necessary for implementation): The project request is to partially demolish two existing commercial buildings of approximately 1,050 square feet and 1,150 square feet in size and construct a new approximately 9,500 square feet three- story mired use building on the subject site. Because the Vvo existing commnercial buildings are listed as historical resources in the 1-listoric and Cultural Resources Element of the City of Huntington Beach General Plan,the applicant is requesting to retain, rehabilitate, and relocate the storefront facades approximately six feet back from their existing locations at the front property line. The new mixed use building will consist of approximately 2,660 square feet of retail space on the first floor, 4,500 square feet of office space on the second floor, and three residential dwelling units on the third floor. A total of 24 parking spaces are required for all uses based on commercial square footage HB -167- Item 7. - 96 and bedroom count per residential unlit, however only seven parking spaces are proposed onsite to seril,,e the residential uses. Each dwelling unit will have two enclosed parking spaces in tandem configuration. One guest parking space will also be provided. In order to satisfy the remaining 9 requirement of 17 commercial parking spaces, the applicant is proposing to pay parking in-lieu fees in Z:1 eonJunction with the project request. The applicant would be required to comply Nvith the City's affordable housing requirements, which is to provide one affordable unit onsite. Construction Scenario The proposed project will be accomplished in one phase including grading and construction. The lt� C� projject site was previously graded and is relatively flat. Demolition, grading and construction Will take, approximately nine months. Project Entitlements The proposed project requires the following entitlement requests: • Conditional Use Permit: to partially demolish existing historical buildings, rehabilitate and relocate historic storefront facades, construct a three-story mixed use building, and participate in the parking in-lieu fee program to offset the commercial parking spaces not provided onsite; • Coastal Development Permit: to develop a three-story mixed use building and associated infrastructure in the coastal zone and to participate in the parking in-lieu fee program, • Desi<,yn Review: to review the design, colors, and materials of a three-story mixed use building with relocated historic storefront facades. • Lot Line Adjustment: to consolidate the two lots into one parcel for construction of a new three-story mixed use building. 8. SURROUNIDING LAND USES AND SETTING: North: East: General Plan. Mixed Use> 30 dLi/acre—Design General Plan: 1\,1,-30-d-sp-pd Overlay—Specific Plan Overlay— Pedestrian Overlay (M>30-d-sp- pd) Zoning: Downtown Specific Plan —Coastal Zoning: SP5-CZ Zone (SP5-CZ) Uses: Commercial Uses: Commercial South: West: General Plan: M>30-d-sp-pd General Plan: M>-')'O-d-sp-pd Zoning: SP5-CZ Zoning: SP5-CZ Uses: Commercial Uses: Commercial The project is located within the downtown core area, which is comprised of mostly visitor-se n. 7ing commercial dev,eloprnentsvvith ground floor retail and restaurant uses mixed with,upper-story office, 4:1 commercial, and residential uses. 2 Item 7. - 97 HB -165- The project site is developed with two existing buildings of approximately 1,050 square feet and 1,150 square feet and paved vvritli a parking lot at the rear of the site. A chain lhik fence is built along the rear property line separating the site from the alley with an opening for access into the parking lot. 8. OTHER PREVIOUS RELATED ENVIRONMENTAL DoCtT JMENTATION: - DowntoNNm Specific Plan Program Environmental Impact Report.No. 08-001 10. OTHER AGENCIES WHOSE APPROVAL IS REQUIRED (AND PERMITS NEEDED) (i.e. permits.financing approval. or participating agreement): None 3 HB -169- Item 7. - 98 Figure I — Project Location Subject,Sit,e -LN Mai C, .......... 0 N W. ,vv IWO171",A K I& Item 7. - 99 HB -170- ENVIRONTNIENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact"or is'Totentially Significant Unless Mitigated," as indicated by the following checklist on the I -[lowm' g pages. F1 Land Use/Planning El Transportation/Traffic El Public Services El Population/Housing El Biological Resources El Utilities/ Service Svstems El Geology/'Soils ❑ Mineral Resources El Aesthetics El Hydrology/ Water Quality, Hazards and Hazardous Materials 9 Cultural Resources El Air Quality El Noise El Recreation El Agriculture Resources El Greenhouse Gas Emissions El Mandatory Findings of Significance DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, ❑ and a NEGA'rivE DECLARATION will be prepared- I find that although the proposed prclject could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. AMITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed prcject MAY have a significant effect on the environment, and an ENVIRONMENTAL EMPACT]REPORT is required. I find that the proposed pr Q1*ectNTAY have a"potentially sip gnificant impact"or a"potentially significant unless mitigated impact" on the environment;but at least one impact(1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and(2)has El been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it 111ust analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and(b)have been avoided El or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures�hat are imposed upon the proposed project,nothing further is required.z'\'- IV Pr1b"r ii f cv, r ' Signature I H Date Tt'I Printed Name Title HB -171- Item 7. - 100 EVALUATION OF ENTVIRON-INTENTAL IMPACTS: 1. A brief explanation is required for all answers except"No Impact- answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A"No Impact"answer is adequately supported if the referenced information sources show that the impact simply does not apply to the project. A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards. 2. All answers must take account of the whole action involved. Answers should address off site as well as on-site., cumulative as well as project-level, indirect as-well as direct, and construction as well as operational impacts. 3. "potentially Significant Impact" is appropriate, if an effect is significant or potentially significant,or if the lead agency lacks information to make a finding of insignificance. If there are one or more"Potentially Significant Impact" entries when the determination is made.,preparation of an Enviromnental Impact Report is warranted. 4. Potentially Significant Impact Unless Mitigated"applies where the incorporation of mitigation measures has reduced an effect from"Potentially Significant Impact"to a"Less than Significant Impact." The lead agency must describe the mitigation measures,and brieflN, explain how they reduce the effect to a less than significant level (mitigation measures may be cross-referenced). 5. Earlier analyses may be used where, pursuant to the tiering,program EIR, or other CEQA process, an effect has In- - been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in.Section X1_X at the end of the checklist. 6. References to information sources for potential impacts(e.g.. general plans, zoning ordinances)have been incorporated into the checklist. A source list has been provided in Section XIX. Other sources used or individuals contacted have been cited in the respective discussions. 7. The following checklist has been formatted after Appendix G of Chapter 3,Title 14, California Code of Regulations,but has been augmented to reflect the City of I-Juntington Beach's requirements. (,Note: Standard Code Requirements - The City imposes standard code requirements on projects which are considered to be components of or modifications to the project., of these standard requirements also result in reducing Or Minimizing environmental impacts to a level of.insig nificance. However, because they are considered part of the project, they have not been identified as mitigation measures. For the readers' inforniation, a list of applicable standard code requirements identified in the discussions has been provided as Attachment No. 2.) U.,,WPLE QUESTION: Potentially gndicant Potentially Onl", s Less Than Signocant .litigation Significant ISSUES land Supporting b?f6rnzation Sources,): Impact Incorporated Impact No Impact IT'ould the proposal result in or expose people to potential impacts involvirtq: Landslides? (Sources: 1, 6) El El D Discussion: The attached source list explains that I is the Huntington Beach General Plan and 6 is a topogrq)hioal map of area which show that the area is located in aflat area. (Note: This response probably would not require further explanation). 6 Item 7. - 101 HB -172- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact I. LAND USE AND PLANNING. Would the project: a) Conflict with any applicable land use plan,policy, or El 11 regulation of an agency with jurisdiction over the project (including,but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?(Sources:1,2,3),4) Discussion: The project request is to partially detuolisht-wo existing commercial buildings of approximately 1,050 square t"cet and I' 150 square feet in size and construct a new approximately 9,500 square feet three-story mixed use building on The subject site. Because the two existing commercial buildings are listed as historical resources in the Historical and Cultural Resources Element of the City of Huntington Beach General Plan,the applicant is requesting to retain,rehabilitate, and relocate the storefront facades approximately six feet back from their existing locations at the front property line. The relocation of the facades is required as a result of dedication requirements for street improvements in accordance with the Downtown Specific Plan (DTSP) and Huntington Beach Zoning and Subdivision Ordinance. The mixed use building wilt consist of2.660 square feet ofretail.4,500 square feet of commercial office, and three residential units. The project site is located within the DoNvntown Specific Plan and the coastal zone. The proposed development is consistent with the folloxving goals and policies ofthe General Plan Land Use, Coastal., and Historical and Cultural Resources Elements: Goal L U .71: Achieve the development of pr(Jects that enable residents to live in proximity to their jobs, commercial services, and entertainment, and reduce the iieed for automobile use. Polici, LU ILT].- Accommodate the development of structures and sites that integrate housing units with retail and office commercial uses in areas designated for"mixed use"'on the Land Use Plan Map in accordance with Polirav LU T 1.1. Police C-5.1.0: Reinforce downtown as tl.-).e Citvs historic center and as a pedestrian-oriented commercial and entertainment/recreation district, Goal I-ICR 1: To promote the preservation and restoration of the sites. structures and districts which have architectural, historical, and/or archaeological significance to the City of Huntington Beach. Policv HCR 1.2.1: Utilize the Secretary of Interior Standards for Historic Rehabilitation and, standards and guidelines as prescribed by the State Office of Historic Preservation as the architectural and landscape design standards for rehabilitation, alteration, or additions to sites containing historic resources 111 order to preserve these structures in a manner consistent with the site's architectural and historic integrity. The new mixed use development is proposed in an.urban downtowriarea consisting of existing commercial and residential uses. The new residential units are proposed on the third floor, above the new retail and office uses. The historical facades are incorporated with the design of the new building, thus preserving the visual and historical relationship of the storefronts along Main Street. The facades will be rehabilitated In accordance with the Secretary of Interior Standards. hi addition, the development of the site will require a Lot Line Adjustment to merge the two existing lots and remove the dividing property line in accordance with Titte 25 of the Huntington Beach Zoning and Subdivision Ordinance(HBZSO) and the Subdivision Map Act. The project also complies with other applicable requirements of the HBZSO subject to review and approval of a 7 1-113 -171- Item 7. - 102 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Inapact Conditional Use Permit and Coastal Development Permit. As discussed throughout this document, construction of this project would not result in sign ificant environmental impacts and proposed mitigation measures would ensure impacts, to Cultural Resources (refer to Section XJV Cultural Resources) would be minimized. b) Conflict with any applicable habitat conservation plan or I El El El 9 natural community conservation plan?(Sources:1) Discussion: The project would not conflict with any habitat conservation plan or natural coinniunit-y- conservation plan as none are adopted for the City of Huntington Beach. In addition, as discussed in Section V11.Biological Resources,the project site lacks suitable habitat conditions. No impact would occur. c) Physically divide an established community? El El F1 9 (Sources:17) Discussion: The proposed project will not disrupt or physically divide an established community. The site is currently developed with commercial buildings and is located within the downtown core of the DTSP. The partial demolition of the existing commercial buildings and 1D.fill development of the new three-story mixed use building would not physically divide the community. -INTO impact would occur, and no further analysis is required, 11. PoptT TATION kND HOUSING. Would the project: a) Induce substantial population growvth in an area, either El El Z El directly (e.g., by proposing new homes and businesses)or indirectly(e.g., through extensions of roads or other infrastructure)'? (Sources-1,3) Discussion: The existing General Plan land use and zoning designations allow for the development of 111) to three residential dwelling units on the subject property with a net lot size of 0.13 acre. Based on the average household size of 2.6 persons per household in Huntington Beach, the proposed project would potentially add seven residents to the City's population. This represents less than 0.1 percent Of the City of Huntington Beach population (2010 Census),whieb would not be considered substantial. In the context of cumulative growth,the City has not attained growth anticipated by the 1996 General Plan, which is at the end of its life cycle and currently being updated. The project would not induce substantial population growth either on its own or cumulatively in the context of General Plan buildout. Therefore, a less than significant impact would occur. b) Displace substantial numbers of existing housing, F1 El El 9 necessitating the construction of replacement housing elsewhere? (Sotirces:1,3.17) Discussion: See discussion under item c. c) Displace substantial numbers of people, necessitating El El 11 9 the construction of replacement housing elsewhere? (Sources:1,3,17) Item 7. - 103 HB -174- Potentially Significant Potentially Unless Less"Ilian Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion b&c: The project involves the partial demolition of two existing commercial buildings and development of a mixed use building including three residential dwelling units on a net lot size of 0.13 acre. Since the existing condition consists of commercial uses, the project would not displace people or housing and no impact would occur. 111.GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a knoNvii earthquake fault, as delineated El 1:1 Z El On the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a knoNvii fault? (Sources:I,I 2J 7) Discussion: See discussion under item a.iv. ii) Strong seismic ground shaking? (Sources:1,12,19) Z:>1 El El Z El Discussion: See discussion under item a.iv. iii) Seismic-related ground failure, including 1:1 El Z El 7 liquefaction? (Sources:1,12,j 9) Discussion: See discussion tinder item a.iv. iv) Landslides'? (Sources:1,12,14,17) FRI El Discussion i-iv: The site is not located within the Alquist-Priolo Earthquake Fault Zone and no known or potentially active faults cross the site. The nearest active fault is the Ne\Nport-Inglewood fault located approximately 1.5 miles northeast of the project site. Since the project site is located in a seismically active region of Southern California, it could be subjected to strong ground shaking in the event of an earthquake. The site is not located within a Seismic Hazard Zone for earthquake induced slope instability or liquefaction. The proposed development would be required to comply with the California Building Code(CBC)xvhich includes regulations for projects to be designed d to withstand seismic forces. Soil studies done for adjacent properties indicate sandy silt type soils and groundwater levels at 32 feet below the ground surface. The proposed development will involve foundation footings at 24 inches, deep, therefore the potential for liquefaction is anticipated to be low. Adherence to the seismic design and construction parameters of the CBC, the City's Municipal Code and recommendations outlined in a soils report would ensure protection of future tenants and residents of the project from impacts associated with seismic activity. Less than significant impacts would occur. Z:�, b) Result in substantial soil erosion, loss of topsoil.,or changes in topography or unstable soil conditions from 9 HB -175- Item 7. - 104 Potentially Sh-mificant Potentially Unless Less Than Significant Mitigation Significant Z�l - - ISSUES (and Supporting Information Sources): impact incorporated Impact No Impact excavation, grading, or fill? (Sources:1,14,17) Discussion: The proposed project would not result 1.11 a change in topography or unstable soil conditions from grading and ground disturbing activities. The site has been previously graded and is currently developed. Grading activities associated with construction would be temporary with the grading phase lasting approximately one month. The State Water Resource.-, Control Board and the City*s Municipal Code require erosion and sediment controls for construction projects with land disturbance. The requirements include preparation and implementation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP must describe the site, the facility, erosion and sediiiient controls, runoff water quality monitoring, means of waste disposal., implementation of approved local plans, control of sediment and erosion control measures, maintenance responsibilities, and non-storinwater management controls. As such, the impact would be less than significant. e) Be located on a geologic unit or soil that is unstable. or C, El El MR El that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading, subsidence., liquefaction or collapse? (Sources:1.14,17) Discussion: Refer to response under items a. & b. for discussion of liquefaction and landslides. The site is relatively flat and has no potential for slope instability. The project site is currently developed and has been previously graded. The onsite soils would be suitable for recompaction and support the planned improvements. As such, impact of fill soil is not anticipated. Adherence to the City's Municipal Code, Downtown Specific Plan Environmental In.ipact Report No. 08-001 Mitigation Measure NIN4 4.4-1 and Code Requirement CR 4.4-1, which require a grading plan and detailed soils and geotechnical analysis, and recommendations within a design/construction phase geotecbnical investigation on the property would ensure that less than significant impacts would occur. Subsidence is large-scale settlement of the ground surface generally caused by withdrawal of groundwater or oil in sufficient quantities such that the surrounding ground surface sinks over a broad area. Withdrawal of groundNvater,` oil, or other mineral resources would not occur as part of the proposed project and, therefore, subsidence is not anticipated to occur. Less than significant impacts are anticipated. Lateral spreading occurs when the underlying soil layer is saturated and generally occurs when the liquefiable soils occur deeper in the subsurface. The project site is in an area with a shallow layer (less than a half foot deep) of liquefiable soils and therefore, impacts due to lateral spreading are anticipated to be less than significant. The City of Huntington Beach has a relatively high water table. Soil studies done for adjacent properties indicate sandy silt type soils and groundwater levels at 32 feet below the ground surface. Construction of the Z-) project will not require deep excavation work or reach depths where groundwater could occur. Implementation of existing requirements for the preparation of a site-specific soils and geotechnical analysis including soil 1_ sampling and laboratory testing with design recommendations would ensure that the prcject's design accounts for potential impacts due to soil collapse. Less than significant impacts would occur. Z__ d) Be located on expansive soil, as defined in Table 18-1-B El El 9 El of the Uniform Building Code(1,994).creating 10 Item 7. - 105 HB -176- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact substantial risks to life or property? (Sources:1,14,17) Discussion: According to DTSP Program EIR No. 08-001, the site and surrounding DTSP area has a low to 9 moderate potential for expansive soils. No import of fill is proposed. Pr(Ject grading would consist of recompaction of approxii-nately 2.000 cubic yards of soil to ensure that the final project would achieve an acceptable level of stability. The final project would also incorporate recomaiendations of a soils and analysis.otec g hnical _e I Additionally, installation of foundations in conformance with the City's Municipal Code, Title 17 Excavation and Grading Code, Do-wiitown Specific Plan EIR No. 08-001 Mitigation Measure 1\44 4.4-1 and Code Requirement CR 4.4-1 will reduce potential risks to life and property associated with expansive soils to less than significant levels, 0 Have soils incapable of adequately supporting the use of F-1 r—] El septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of wastewater(Sources:4.1.4) Discussion: The project site is served by a sewer system and therefore would not require an alternative wastewater disposal systern, such as a septic tank. No impact would occur. IV.HYDROLOGY AAND WATER QUALITV. Would the project: a) Violate any water quality standards or waste discharge F1 F1 El requirements? (Sources:1,4,14,17) Discussion: See discussion under p. b) Substantially deplete groundwater supplies or interfere F1 El MY- El substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g.,the production rate of pre-existing nearby wells would drop to a level z:n - which would not support existing land uses or planned uses for-which permits have been granted? (Sources:1,4,14,17) Discussion: See discussion under p. e) Substantially alter the existing drainage pattern of the El El 9 El site or area,including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on or off-site? (Sources:1,4,14,17) Discussion: See discussion under p. d) Substantially alter the existing g drainage pattern of the -1 El El FRI F1 site or area, including through the alteration of the course of a stream or river, or substantially increase the 11 HB -177- Item 7. - 106 Potentiallv Significant Potentially Unless Less'Phan Significant Mitigation Si ISSUES (and Supporting Information Sources,): t, Z> Significant Impact Incorporated Impact No Impact rate or amount or surface runoff in a manner which would result in flooding on or off-site`' (Sources:1,4,14.17) Discussion: See discussion under p. e) Create or contribute runoff water which would exceed El El Z El the capacity of existing or planned storrawater drainage L, systems or provide substantial additional sources of polluted runoff? (Sources:1,4.14,17) Discussion: See discussion under p. tl Otherwise substantially degrade water quality? El El (Sources:1.4.14,17) Discussion: See discussion under p. g) Place housing within a I 00-year flood hazard area as I El 1:1 13 Z mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Sources:7) Discussion: See discussion Underj. li) Place within a I 00-year flood hazard area structures El El El Z which Would Impede or redirect flood flows? (Sources:7) Discussion: See discussion underj. i) F.xpose people or structures to a significant risk of loss, El ❑ El Z injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (Sources:1) Discussion: See discussion underj, J Inundation by scicbe, tsunatni, or mudflow'? (Sources:I) El ❑ El Z Discussion g-j: The project involves the development of a three story mixed use building consisting of residential, retail, and office uses and associated onshe improvements. The project site is located in FEM-A flood zone X and would not place housing or structures within a 100-year flood hazard area. The project site is not snapped as a tsunami rUn-up, area in the Enviornmental Hazards Element of the General Plan. No impacts would occur. k) Potentially impact stormwater runoff from construction El El activities? (Sources:1.4,14,171) 12 Item 7. - 107 HB -178- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: See discussion under p. 1) Potentially impact stow-neater runoff from post- n F1 9 El construction activities? (Sources:1,4,14,17) Discussion: See discussion under p. rn) Result in a potential for discharge of stormwater L- 0 El 9 11 pollutants from areas of material storage,vehicle or equipment fueling,vehicle or equipment maintenance (including washing),waste handling,hazardous materials handling or storage. delivery areas,, loading docks or other outdoor w-ork areas".? (Sources-.3,4,14) Discussion: The pr(Ject does not include new uses that would involve vehicle or equipment fueling or maintenance, waste handling, storage, delivery areas or loading docks and outdoor work areas. Although project construction may include vehicle and equipment maintenance,material storage and outdoor work areas, the project is required to follow existing requirements for construction to ensure that impacts to water quality during construction would be less than significant. .Also see discussion under p. n) Result in the potential for discharge of stormwater to El El 9 El affect the beneficial uses of the receiving waters? (Sources:1.4.14,17) Discussion: See discussion under p. o) Create or contribute significant increases in the flow ❑ ❑ El velocity or volume of storinYvater runoff to cause environmental barm? (Sources:1,4,14,17) Discussion: See discussion under 1). p) Create or contribute significant increases i erosion of in ero El El FRI ❑ the prcliect site or surrounding areas? (Sources:1,4,14,17) Discussion a-f, k-p: The approximately 0.13 acre project site is currently developed. The nearest body of water to the project site is the Pacific Ocean. The project does not propose to alter the course of an existing stream or river. After construction, The project site would consist of approximately 2% landscaped area and 98% impervious area (building and paved area:). The existing site is relatively flat and sheet flows south towards a catch basin in the alley. The site is surrounded by buildings to the north and south and there are no existing off-site contributing flows. Due to the relatively small project size, the potential to substantially deplete groundwater supplies is minimal. Since the site is currently and will continue to be developed with impervious areas, the project will not increase runoff rate and volume during construction and post- construction and it would not interfere with groundwater recharge.Less than significant impacts would occur. Water quality, standards and waste discharge requirements will be addressed in the prqJect, design and development phase pursuant to a Storm Water Pollution Prevention Plan (SWPPP) and Water Quality 13 11B -179- Item 7. - 108 Potentially Sizilificant Potentially Unless Less Than Signi5caut Mitigation Significant ISSUES (and Supporting Information Sources): Z, Impact Incorporated Impact No Impact Management Plan (WQMP), prepared by a Civil or En,,71ronmental Engineer in accordance with the National Pollution Discharge Elimination System (N-.PDES) regulations and approved by the City of nuntington Beach Department Of Public Works. The NPDES permit system requires that all discharges to surface waters within the City be subject to specific discharge requirements. Implementation of the proposed project would result in the discharge of wastewater to the project's sewer system, which would ultimately be treated at One or more of the OCSD wastewater treatment plants. The OCSD wastewater treatment plants are pennilted for and required to comply with their associated waste discharge requirements (NNDRs). WDRs set the levels of pollutants allowable in water discharged from a facility. Compliance with all applicable WDRs, as monitored and enforced by the OCSD., would ensure that development under the proposed project would not exceed the allowable wastewater treatriient requirements of the SARWQCB with respect to discharges to the sewer system. This would result in a.less than significant impact. I Construction .Runoff and Erosion The State Water Resources Control Board and the City's -Municipal Code require erosion and sediment controls for construction project- with land disturbance. The requirements include preparation and implementation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP must describe the site,the facility, erosion and sediment controls, runoff water quality monitoring, means of waste disposal, implementation Of approved local plans, coi.itrol of sediment and erosion control measures, maintenance responsibilities, and non-storrilwater management controls. Implementation of a SWPPP and applicable City and SWRCB requirements would ensure that runoff from construction of the project will not result in substantial erosion or flooding on- and off-site and impacts would be less than sip i fi call t l_-1 i I . Post-construction Runoff and Erosion The proposed post-development drainage design will utilize oil-site dry-wells to capture storm water runoff. Runoff will be conveyed from the roof and deck drains into subsurface sand filters before draining into the drywells. Overflows will be directed to Main Street and to the alley via curb and gutter. The subsurface infiltration syste.iii would be sized to accommodate the required site Design Capture Volume and will act as the primary BLIP and for pre- and post-development flow mitigation. In addition, the project is required to submit a Water Quality Management Plan (WQX1P)for post-construction cornplimice with water quality standards and water discharge requirements subject to review and approval by the Department of Public Works. Any runoff created by a peak storm event greater than the two-year -stonn event would overflow into the right-of-way per historic drainage patterns. Although the project does have the potential to contribute additional runoff,which may create other impacts such as flooding, erosion and increased demand on the existing storni drain system,the project's proposed stone drain system would limit the amount of post-construction runoff to ensure that impacts would be less than significant. As such, the project, as designed gried and with implementation of a WQMP-would not result in substantial increases in the rate and volume of post construction runoff,which could impact the beneficial use of downstream waters. A.less than significant impact would occur. The project's design as well as required SWPPP, WQMP and hydrology and hydraulic studies,to be submitted in accordance with City of Huntington Beach standard development requirements.., will identify project design features and BMPs for ensuring no significant impacts associated with polluted runoff and erosion would occur. Impacts to water quality would be less than significant. 14 Item 7. - 109 HB -180- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Infori-nation Sources): Impact Incorporated Impact No Impact V. AIR QUALITY. The city has identified the significance criteria established by the applicable au' quality management district as appropriate to make the following determinations. Would the project: a') Violate any air quality-standard or contribute ❑ ❑ El substantially to an existing or projected air quality violation? (Sources:8,1 5,1 7) Discussion: See discussion under e. b) Expose sensitive receptors to substantial pollutant El El 9 E] concentrations? (Sources:8,17) Discussion: See discussion under e. c) Create objectionable odors affecting a substantial El 0 Z ❑ number of people? (Sources:4,8,15,17) Discussion: Objectionable odors from the project may result during construction from equipment exhaust and construction activities. However, construction odors would be temporary and intermittent during the nine I ine trionth duration. In addition, odor emissions would disperse rapidly from the site and would not cause significant effects affecting a substantial number of people. Odors from vehicle exhaust emissions after completion of the project would not be significant as the project would not generate a substantial amount of vehicle trips and traffic on the existing circulation system. Less than significant impacts would occur. d) Conflict with or obstruct implementation of the El El 9 El applicable air quality plan? (SOLirces:8,15,17) Discussion: For a project to be consistent with the Air Quality Management Plan (AQMP) adopted by the South Coast Air Quality Management District(SCAQNTD), the pollutants emitted from the project should not exceed the SCAQIN%D daily threshold or cause a significant impact on air quality, or the project must already have been included in the population,housing, and employment assumptions that were used in the development of the AQTVIP. The most recent AQ-N1P is the 2012 AQN1P. The Final 2012 AQ-.M.P was adopted by the SCAQMI) Governing Board on December 7, 2012, and approved by Air Resources Board (,kRB) on January 25, 2013. The proposed project involves the development of a three-stoiy mixed use building. As showvn in Tables I and 2, the project would not generate any emissions that exceed the SCAQMD's thresholds. Therefore, the proposed project is consistent with the regional AQMP and the impact would be less than significant. c) Result hi a cumulatively considerable net increase of 1-1 El 9 El any criteria pollutant for which the project region is DOD- attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone 15 HB -181- Item 7. - 110 Potentially Significant Potentially Unless Less Than Siemificant Mitigation Significant t� 1:1 ISSUITS (and Supporting information Sources): Impact Incorporated Impact No Impact precursors)? (Sources:8,15,17) Discussion a,b,e: The City of Huntington Beach is located within the South Coast Air Basin, which is regulated by the South Coast Air Quality Management District (SCAQMD). The entire Basin is designated as a national- and State-level Donattafliment area -for Ozone and fine particulate matter (PM2,5 ) and State-level notiattairmient for respirable particulate matter (PMo). Population groups such as children, the elderly, and acutely and chronically ill persons, especially those w.1th cardio-respiratory diseases, are considered more sensitive to air pollution than others. The closest sensitive receptors in the vicinity of the proposed project are residences in Pier Colony, located approximately 180 feet east of the subject site. Tables I and 2 provide the proposed project's construction and operational emissions and compare them to the regional and localized significance thresholds of the SCAQMD. Emissions were derived using CalEEMod modeling soft-ware. Construction-Related LRegional Irnpacts The construction of the project may result in short-term pollutant emissions from the following activities: the Z� commute of workers to and from the project site, grading activities, delivery and hauling of construction materials and supplies to and from the project site, fuel combustion by on-site construction equipment, and dust generating activities from soil disturbance. Emissions during construction were calculated using CalEEMod 0 Z-) program (version 2013.2.2), In addition, the emissions estimate assumes that the appropriate dust control measures would be implemented during each phase as required by SCAQMD Rule 403 -Fugitive Dust and that all other appropriate mitigation. such as, but not limited to, routine equipment maintenance, frequent watering of the site, and use of low VOC coatings has been used. The CalEEM.od model calculates total emissions. on-site and offsite, resulting from each construction activity %vbich are compared to the SCAQMD Regional Thresholds. A comparison of the projects total emissions with the regional thresholds is provided below. A daily project with construction emission rates below these Cli I thresholds is considered to have a less than significant effect.on regional air quality. Table .l: Short-'I'errn Construction Emissions Total Re-ional Pollutant Emissions,lbs/day , T Construction Phase NOx CO S02 PMJ, PM,, CO2e Demolition 1.41 11.9 &S .012 1.11 .84 1,2(-),S Site Preparation 1.42 14.3 7.4 .009 1.11 j .84 990 Grading 1,41 11.9 8.8 .012 1�/2 1 1.0 1,205 J -Building Constiluction 1 A5 14.3 8.2 .01 '99 .92 1,199 -Architectural Coating, __ _47 2.6 19 :002 .22 =2 ......28.2 Paving 1.21 11.5 7.36 .01 .72 .67 1,099 -Peak Daily Emissions 47.14 38.3 26.8 .03 __148 2.76 3,710 SCAQNtD Thresholds 7_5 100 550 150 150 55 No Significant Emissions? No No No No No Ncs Threshold LST Threshold N/A 197 1,711 N/ALLv .14 9 Significant? No No No No Based on the aforementioned table construction of the project would not exceed the regional emissions thresholds nor would it expose sensitive receptors to substantial pollutant concentrations. Additionally, the prcject will be required to comply with construction activity mitigation measures as identified in DTSP Program EIR,MM 4.2-1 through 4.2-7. Therefore, a less than significant impact is anticipated. 16 Item 7. - Ill H B -1821- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Long-term: Post-construction emissions were also calculated using the CalEENIod program version(2013.2.2.). The program was set to calculate emissions for the proposed mixed use development. The default CalEEM-od variables were used for the calculations. Table 2: Long-Term Operational Emissions Pollutant Emissions,lbs/day Category ROG NOx CO sox PM'0 PM2.5 Area 1.09 .023 1.76 .0024 23 .23 Energy .002 .02 .015 .00013 .0016 .0016 Mobile .69 i 1.6 6.8 .015 1.03 .29 Total Project Emissions 1.77 1.74 8.6 .017 1_26 .52 -SCAQMD Thresholds 55 55 E 550 150 150 55 I Significant? No No No No No No j LST,rbreshold N/A 197 1,711 _N/A 4 2 iLsignificant? No No i No No Based on the aforementioned table operational emissions from the proposed project would not exceed the regional thresholds nor would it expose sensitive receptors to substantial pollutant concentrations. Further, the project will be required to comply with DTSP Program EM NIM 4.2-10 through 4.2-12 to address operational air equality impacts. Therefore. a less a than significant impact is anticipated. In addition,the project does not come close to exceeding established thresholds for any pollutant including the identified nonattairinient pollutants (Ozone, CO, PMjo and PIS 2.5) and ozone precursors (NOx and VOC) both for construction and post-construction and therefore,would not contribute a cumulatively considerable increase in these pollutants. V1. TRANSPOWfATION/TRAF.FIC. Would the prqieet: a) Conflict with an applicable plan,ordinance or policy El El nX El establishing measures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways., pedestrian and bicycle paths,and mass transit? (Sources:1,4,10,17) Discussion: The proposed prqject is a three-story mixed use development. '.No street changes are proposed with exception of required dedication along the front and rear property tines, which would widen existing sidewalks and alleys, respectively. Existing g ]Intersections near the project site include Pacific Coast Highway and Main Street, Pacific Coast Highway and First Street, Pacific Coast Highway and 61h Street, Orange Avenue and 6t" Street, Lake Street and Orange Avenue, and Orange Avenue and First Street. All intersections are currently operating at better than acceptable levels of service (LOS) in the AM said.PM peak hour. According to the Department of Public Works — Transportation Division, the proposed development will generate an average of 95 new daily vehicle trips., of which 13 will occur in the AM peak hour and I I in the PM peak hour. The increases are neg]igible. After the trips are distributed throughout the street network- the LOS values at the 17 UB -183- Item 7. - 112 Potentially Significant Potentially Unless Less.Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact intersections in the vicinity of the prqject would remain unchanged, therefore less than siLM- ificant impacts are anticipated. During construction, there may be some vehicle delay during various stages of the project. Tn addition, construction traffic from truck haul trips and workers entering and exiting the prcject site would add to the existing traffic conditions. However,project construction would be temporary lasting up to nine months and be 01 required to implement a traffic control plan, subject to review and approval by the Department of Public Works, during construction to miniinize disruption to motorists within the project area. The project would not require soil import and export and- therefore, haul trips would be iiiinimal. Daily worker trips would range from five to 18 depending on the construction phase. Additionally, haul trips, vendor trips and worker trips would be considered in the required traffic control plan. Because prQject construction would be temporary and the anticipated number of trips for workers, vendors and hauling materials would be minimal, traffic impacts during construction would be less than significant. b) Conflict with an applicable congestion management Z-1 11 El 9 El program, including, but not limited to level of service standards and travel demand measures, or other standards established by the congestion stion I Z--c management agency for designated roads or highways? (Sources:1,17) Discussion: The project site is not adjacent to a CLAP intersection. The nearest CI MP intersection to the project site is Beach Boulevard at Pacific Coast Highway. Per the 2013 General Plan Circulation Element, there are.no deficiency plans underway for any of the GNIP elements within the City. The project's traffic, as described under item a., Would not contribute to or cause a deficiency at the Beach Boulevard at Pacific Coast Highway intersection or any other CMP intersection. The impact would be less than significant. c) Result in a change in air traffic patterns, including either El ❑ El an increase in traffic levels or a chance in location that result-, in substantial safety risks? (Sources:4,11,17) Discussion: The nearest airports are the Joint Forces Training Base in Los Alamitos and the John Wayne Airport and the proposed project site is not located within any of the Airport luipact. Zones. In addition, the project proposes and would result in a maximum allowable height of three stories and would not involve or allow for any structures that would extend into airspace or be tall enough to result in a change in air traffic patterns or a change in location. Therefore, the proposed project would not result in a change in air traffic patterns or otherwise result in a safety risk, and no impact would occur. d) Substantially increase hazards due to a design feature El El FRI El (e.g., sharp curves or dangerous intersections) or incompatible uses? (Sources:3,4,17) Discussion: The project will involve dedications for street and alley widening but the improvements will not directly alter the existing circulation pattern on Main Street. The dedication along the front property line will, allow for the expansion of the sidewalk in front of the project which will match the existing sidewalk width of the adjacent northerly property. Vehicular access to the project site will remain from the alley at the rear of the property, but used primarily by the residential uses. Proposed improvement,;will not involve hazardous design, feature-,that would affect visitors or residents to the site. Additionally, as discussed in Section 1. Land Use and Planning, the project would not result in incompatible uses that would cause hazardous or unsafe conditions. A 18 Item 7. - 113 HB -184- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting.Information Sources): Impact Incorporated Impact No Impact less than significant impact would occur. e) Result in inadequate emergency access? 11 El 9 El (Sources:3,4,1 77) Discussion: The Huntington Beach Fire Department has reviewed the proposed prcject plans and has indicated the alley behind tbe project shall be maintained clear for fire access with applicable signage and that stair access to the roof will be required. The project does not propose any building inaprovements to encroach within the alley and access to the roof will be provided,therefore a less than significant impact would occur. f) Result in inadequate parking capacity') (Sources:3,16) 0 El 9 11 Discussion: The project requires a total of 24 parking spaces based on. commercial square footage and - bedroom count per residential unit. The pr(Ject will provide seven onsite parking spaces to serve the res'den i I units. Each unit will have an enclosed garage that allows for two cars in tandem.configuration. One i .tia unenclosed guest parking space will also be provided. In addition., the applicant proposes to participate in the parking in-lieu fee program for the remaining 17 required parking spaces. The parking in-lieu fee program is subject to a conditional use permit with findings. The findings for the CUP and CDP require that the project would not result in detrimental impacts or impede coastal access, which includes the provision of adequate parking. Additional parking oppoitunities are created by the parking in-lieu fee program, including but not limited to, progTanis Such as valet, re-striping, shuttle trolley, and other similar programs resulting in the provision of additional parking or construction of surface or structured parking and associated designcosts in District 1. of the Downtown Specific Plan. These parking opportunities would serve the project and add to the parking supply for the downtown area. If the CUP is not approved, the applicarit would have to provide parking onsite. Furthermore, the prcject site is located within the downtown core (District 1). which is an urban, pedestrian oriented, shared parking environment. On-street parking and parking facilities serve m. -altiple uses in the vicinity. Angled metered parking stalls are located in front.of the subject site and a public parking structure is located across the street from the development. Also, visitors to the doNviitown area wi.11 usually park once and patronize multiple establishments and locations in one trip. With the Provision Of residential parking onsite and participation in the in-lieu fee program, the project will not result in inadequate parking capacity. Less than significant impacts are anticipated. g) Conflict with adopted policies,plans.,or programs El El 11 9 regarding public transit.,bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? (SOLMUS:1,4,16,17) Discussion: The project would not conflict with existing City policies or plans such as the Circulation Element of the General Plan or Bicycle Master Plan. The prqlect is required to provide bicycle parking in accordance with the requirements of the Downto-vvm Specific Plan. No impact would occur. V11. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or El El El 9 through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plaris,policies, or regulations, or by the California Department of Fish and Game or U.S, Fish and Wildlife Service? (Sources:1,17) 19 HB -185- Item 7. - 114 Potentially Si2nificant Potentially unless Less Than Significant. Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion: The site is currently developed with one and two-story commercial buildings and a parking lot. No vegetation is located sensitive, or endangered species. It is not within the ,,Ile i onsite to Support any unique vicinity of array sensitive habitat. No impacts to any habitat or wildlife area are anticipated through the redevelopment of the site with a mixed-use building. b) Have a substantial adverse effect on any riparian habitat F1 El or other sensitive natural community identified in local or regional plans,policies,regulations,or by the tr - California Department of Fish and Game or US Fish and Wildlife Service? (Sources:1,17) Discussion: The site does not contain any riparian habitat or sensitive natural community identified in local or regional plans,policies,regulations. or by the California Departnient of Fish and Game or US Fish and Wildlife Sen,-]'Ce. It is Currently developed with one and two-story commercial buildings and a parking lot. The project will not result in any loss to endangered or sensitive animal or bird species and does not conflict with any habitat conservation plans. c) Have a substantial adverse effect on federally protected ❑ El El wetlands as defined by Section 4.04 of the Clean Water Act(including, but not limited to,marsh, vernal pool, coastal, etc.)through direct removal,filling, hydrological interruption, or other means? (Sources:I.17) Discussion: The site is currently developed with two commercial buildings and a parking lot. It does not contain or is not located within the vicinity of any wetlands;therefore no impacts will occur. d) Interfere substantially,with the movement of any native El El El resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors or impede the use of native wildlife nursery sites'? (Sources:1,17) Discussion: The site is not part of a major or local wildlife corridor/travel route, as it does not serve to connect two significant habitats. It is located within an urbarili7ed area surrounded by existing commercial g uses,residential uses and roadways. It lacks trees or vegetation that would support any fish or wildlife species. The redevelopment of the site with a mixed-use building will not impact or interfere with any native or migratory wildlife species. e) Conflict with any local policies oi-ordinances protecting El E] ❑ biological resources, sucli as a tree preservation policy or ordinance? (Sources:1,17) Discussion: The site does not contain any trees protected by a preservation policy or ordinance. No impact would occur. f) Conflict with the provisions of an adopted Habitat F1 El El FRIE Conservation Plan,Natural Community Conservation 20 Item 7. - 115 HB -186- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Plan., or other approved local,regional, or state habitat conservation plan`? (Sources:1,17) Discussion: There is no Habitat Conservation Plan or Natural Communivv Conservation Plan adopted for the I City of 11untington Beach. The site is not located within a Conservation Overlay. No impact would occur. V111. N-11NERAL R-ESOURCES. Would the project: a) Result in the loss of availabiljt�, of a known mineral El El El resource that.would be of value to the region and the residents of the state? (Sources:1) Discussion: See discussion under item b, b) Result in the loss of availability of a locally-important El El n rx-1 mineral resource recovery site delineated on a local general plan, specific plan,or other land use plan? (Sources:1) Discussion. The site is not designated as a mineral recovery site in the General Plan or any other land use plan. No current onsite oil drilling or extraction operations presently exist or are proposed for the project. Development will not have any impact.on any other mineral resources. No impact would occur. IX.t1AZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the El El 9 El environment through the routine transport,use, or disposal of bazardoustriateriats? (Sources:1,4,14,17) Discussion: See discussion under c. b) Create a sign ificant hazard to the public or the El El Z El environment through reasonably foreseeable upset and accident conditions involving the release of hazardous cel materials into the environment? (Sources:1,434,17) Discussion: See discussion under c. c) Emit hazardous emissions or handle hazardous or El El 9 El acutely hazardous material, substances, or waste within one-quarter mile of an existing or proposed school? (Sources:1,4,14,17) Discussion a — c: The nearest school., Ethel J)Nvyer Middle School, is approximately 0.75-mile from the prcject site. The project proposes a mixed-use development of retail, office., and residential uses, which ,generally do not involve the routine transport., use or disposal of hazardous materials. The project does not 14B -187- Item 7. - 116 Potentially Significant Potentially Unless Less Than ISSUES (and Supporting Inforrnation Sources): Sif-111ificant Mitigation Significant Impact Incorporated Impact No Impact provide on-site fuel dispensing, underground, or outdoor storage of hazardous materials. Hazardous or flammable substances that would be used during the construction phase include vehicle fuels and oils in the operation of heavy equipaietit for onsite excavation and construction. Construction vehicles may require routine or emergency maintenance that could result in the release of oil, diesel fuel, tra3)SDIiSSion fluid or other materials. However, the proposed construction operation would be required to comply with all State and local regulations to minimize.risks associated with accident conditions Involving the release of hazardous materials, Less than significant impacts would occur. d) Be located on a site which is included on a list of El El ❑ hazardous materials sites compiled pursuant to Government Code Section 65962.5 and. as a result, Mould it create a significant hazard to the public or the environment" (Sources:13.17) Discussion: The prQject site is not listed on the State's Hazardous Waste and Substance Site List. No impact would occur. e) For a project located within an airport land use plan or, ❑ El ❑ where such a plan has not been adopted, within two miles of a public airport or public use airport,would the project result in asafet-y,hazard for people residing or working in the project area? (Sources:3.1 1) Discussion: See discussion under item f. f) For a prcjecl within the vicinity of a private airstrip, El El El FRI would the project result in a safety hazard for people residing or N�,orking in the project area? (Sources:13,11) Discussion e & f- The pr(ilect area Is not within the vicinity of a private airstrip. Although the City is located within the Planning Area for the Joint Force Training Center, Los Alamitos. the project site is not located within the beip-lit restricted boundaries identified in the Airport Environs Land Use Plan or within two miles of any known public or private airstrip. In addition, the project does not propose any new structures with heights that would interfere with existing airspace or flight pattenis. No impacts would occur. g) Impair implementation of or physically interfere with an El El 19 El adopted emergency response plan or emergency evacuation plan? (Sources:1,17) Discussion: The proposed project will not impede emergency access to the surrounding area both during construction and after the project is complete. During construction, Main Street will remain open. To miturnize impacts during construction, a traffic control plan is required to be implemented during construction. In addition, the project would not impair implementation of or physically interfere, with any adopted emergency response plan or evacuation plan. A less than significant impact would occur. Ii.) Expose people or structures to a significant risk of loss, 22 Item 7. - 117 HB -188- Potentially Significant Potentially Unless Less Than ISSUES (and Supportio.,Information Sources): Significant Mitigation Significant Impact Incorporated Impact No Impact irJJury, or death involving wildland fires, including El El El 19 where-wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Sources:1,17) Discussion: The project site is located within a developed area and is SUrrounded by existing residential and commercial development. There are no wildlands within or Surrounding the project area. No impact would occur. X. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels 111 ❑ F1 ❑ excess of standards established in the local plan hin C� or noise ordinance, or applicable standards of other agencies? (Sources:l,-2,A,I4J 7) Discussion: See discussion under d. b) Exposure of persons to or generation of excessive El El ny- El groundborne vibration or groundborne noise levels? (Sources:2,4,14,17) Discussion: See discussion under d. c) A Substantial permanent increase in ambient noise levels ❑ ❑ 9 EJ in the project vicinity'above levels existing without the project? (Sources:2,4.14,1 Discussion: See discussion under d. d) A substantial temporary or periodic increase in ambient El El FRI ❑ noise levels in the project vicinity above levels existing without the project? (Sources:2.4,14,17) Discussion a—d: Existing sources of noise and groundborne vibration in the area include motor vehicle traffic on the surrounding roads (Main Street and Pacific Coast Higlvwwy.) as well as existing commercial uses. Applicable City regulations include the General Plan Noise Element, which, identifies goals, policies and objectives to ensure that new development does not create an unacceptable noise environment through siting-, design and land use compatibility, and the City's Noise Ordinance, which regulates noise produced by uses, equipment., construction and people. The project will generate short-temi noise impacts during construction, including noise generated by earth- moving equipment, haul trucks and power tools. However, the project will be subject to compliance with Chapter 8.40—Noise, of the lluntilgon Beach Municipal Code which restricts all construction activities to the hours between 7:00 AM and 8:00 p.m.Monday- Saturday. Construction activities are prohibited Sundays and Federal holidays. Construction noise and vibration would be temporary (lasting up to 9 months) and intermittent depending on the type of equipment being used and the stage of construction. Accordingly, construction related noise impacts would be less than significant. Noise and vibration generated by the proposed uses would not be significantly different than existing conditions in the area. The additional office 23 1-113 -189- Item 7. - 118 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant f SSUES (and Supporting Information Sources}: Impact Incorporated Impact No Impact and residential uses to the site are unlikely to generate significant noise levels. As such, the proposed project will not result in exposure of persons to excessive temporary or permanent noise levels or groundborne vibration exceeding existing levels or as established by the General Plan Noise Elemetil and the City's Noise Ordinance. Less than significant impacts would occur. e) For a project located %vithirr an airport land use plan or, where such a.plan has not been adopted, within two El El El 9 miles of a public airport or public use airport,would the project expose people residing,or working, in the project area to excessive noise levels? (Sources:2,4,11,17) Discussion: See discussion under f. f) For a project within the vicinity of a private airstrip, El El ❑ would the project expose people residing,or working in the project area to excessive noise levels'? (Sources:2,4,11.17) Discussion e & f. The project is not within the vicinity of a public airport or a private airstrip. Although the City is located with-in the Airport Environs Land Use Plan for Joint Forces Training Base I.,os Alarnitos, the i pr 'ect will not result in the development of now structures or buildings that would expose people residing or Cl L- working in the area to excessive noise levels. No impacts would occur. X1.PUBLIC SERVICES. NNI-ould the project result in substantial adverse physical impacts associated with the provision of new or physically altered goverriniental facilities,the construction of which could cause significant zn environmental impacts, in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services: a) Fire protection? (Sources:1 72,3,17) El E] Discussion: See discussion under item e, b) Police Protection? (Soiuces:1.2.3,17) El ❑ El Discussion: See discussion under item e. c) Schools? (Sources:1,2,3,17) El El z El Discussion- See discussion under item e. d.) Parks-? (Sources.1,2,3,17) El El [9 El Discussion: See discussion Under item e. 24 Item 7. - 119 HB -190- Potentially Significant Potentially Unless Less Than IS Significant Mitigation Significant SUES (and Supporting Information Sources): . Impact Incorporated Impact No Impact e) Other public facilities or aoventruental senices? El El 9 El (Sources:1.2,3.17) Discussion a — e: The project site is currently developed. The nearest police station is the Downtown Substation within 300 feet of the suhject property at 204 5 th StTeet. The nearest,Fire Station is Station No. 5 located at 530 Lake Street(northeast corner of Frankfort Avenue and Lake Street). The project site is located within the Huntington Beach City School District (grades K-8) and the Huntington Beach Union High School District. The project site is located within the boundary area for Agnes Smith Elementary School and Ethel Dwyer Middle School. Five City parks and the City,beach are all located within one mile of the project site. The Fire and Police departments have reviewed the proposed development and have not indicated that the project would impact acceptable service levels. The Huntington Beach City School District (IIBCS.D), which would serve the project, is currently experiencing a declining em.-ollriient. The proposed project would not significantly increase the District's student population. Existing code requirements require the collection of fees tinder the authority of SB 50(considered full mitigation under CEQA)to offset any increase in educational demand at the elementary and middle schools serving the project site. While the proposed project would not create a substantial increase in demand for public services, the project would be required to pay development impact fees for taw enforcement fire suppression, libraries, schools and park fees to offset any additional increase in demand for services. Less than significant impacts would occur-. X11. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the El El 9 ❑ applicable Regional Water Quality Control Board? ?:711 (Sources:L3,4.14) Discussion: Operational discharges by the project will be diverted to the sewer system, which would ultimately be treated at one,or more of the OCSD wasteNwater treatment plants. The Orange County Sanitation District(OCSD)wastewater treatment plants are required to comply with their associated'Waste Discharge Requirements (NVDRs). NNTRs set the levels of pollutants allowable in water discharged from a facility. Compliance with any applicable W-DRs,as monitored and enforced by the OCSD,JA70uld ensure that the proposed project would not exceed the applicable wastewater treatment requirements of the Santa Alla Regional Water Quality Control Board(SARWQCB,)with respect to discharges to the seNver system. This would result in a less than significant impact. b) Require or result in the construction of new water or El El FRIE El wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? (Sources:1,3,4,14) Discussion: The DTSP FIR concluded that the buildout of the uses within the DTSP would result in. an increase of')69 acre-feet per year(afy)to 3 3 1,154 gallons per day(gpd). Based on the generation rates used in the DTSP EIR., the proposed project would result in a water demand of 1_655 gallons per day y gpd). The existing pipes throughout the project site would provide some of the infrastructure necessary to provide water service to the proposed project. New on-site and off-site improvements could be required to provide adequate service for water demand during the construction phase. The preparation of a hydraulic water analyses is required to ensure that fire service connection from the point of connection to the City water main to the 25 H13 -191- Item 7. - 120 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant I S SUES (and Supporting Information Sources): Impact Incorporated Impact No Impact backflow protection device satisfies the City of Huntington Beach Water Division standard requirements. If new infrastructure and other improvements are determined to be necessary, development would adhere to existi.1sz, laws and regulations, and the water conveyance 'infrastructure will be appropriately sized for the proposed project, Which includes potable water, domestic irrigation and fire flow demands. Less than significant impacts would occur. c) Require or result,in the construction of new storm water ❑ F1 ❑ drainage facilities or expansion of existing facilities, the Zn Zn construction of Which could cause significant environmental effects? (Sources:3,4.14) Discussion: The site is currently and will continue to be primarily composed of impervious areas. As discussed in Section IV. Hydrology and Water Quality, the proposed drainage design will utilize roof and deck- drains to collect storm water runoff and low flows into dry-sxells onsite. Runoff will be conveyed towards Main Street and the alley. Water quality standards and waste discharge requirements Will be addressed in the project design and development phase pursuant to a Storm Water POIh1tJOD Prevention Plan (SWPPP) and Water Quality Management Plan (WQMP), prepared by a Civil or Environmental Engineer in. accordance with the Nationat Pollution Discharge Elimination System (.NPDES) regulations and approved by the City of Hunt' s., I ington Beach Department of Public Works. Heavier storm flows will drain south towards a catch basin in the alley per historic drainage patterns. Less than significant impacts are anticipated. d) Have sufficient water supplies available to serve the 0 El prqJect front existing entitlements and resources, or are new or expanded entitlements needed? (Sources:4) Discussion: The Public Works Department has reviewed the project plans and did not identify any concerns regarding The project Would not result in an Increase in water consumption such eclarding impacts to water Supplies. that it would present a significant impact to water supplies. In addition, the project is subject to compliance with the City's Water Conservation Ordinance, includingZ-- the Water Efficient Landscape Requirements, as well as Title 24 conservation measures such as low flow fixtures, which ensure water consumption is minimized. The Water demand for the proposed project can be accommodated by the City-'s water service capacity and less than significant impacts would occur. e) Result in a determination by the wastewater treatment El F1 Z E] provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Sourees:1,4) Discussion a,b,e: The Orange County Sanitation District (OCSD) provides regional wastewater collection, treatment and disposal services for the City of Huntington Beach. OCSD has two operating facilities that treat wastewater from residential, commercial, and industrial sources in central and northwest Orange County. No existing capacity issues have been identified in the OCSD system, and OCSD has developed plans and commenced plant improvements anticipated to meet area demands to the year ":'050. All connections to existing wastewater infrastructure will be designed and constructed in accordance with the requirements and standards of the ON, of Huntington Beach and the OCSD. Compliance with applicable Waste Discharge Requirements, as monitored and enforced by the OCSD, would ensure that the proposed project would not exceed applicable wastewater treatment requirements of the Santa Ana Regional Water 0J 26 Item 7. - 121 HB -192- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Quality Control Board (SARWQCB) with respect to discharges to the se-,ve.r system. Less than significant impacts would occur. Be served by a landfill with sufficient permitted capacity El El FYI- ❑ to accommodate the prQject's solid waste disposal needs'? (Sources:1,14) Discussion: See discussion under item g. g) Comply with federal, state. and local statutes and El El re-ulations related to solid waste? (Sources:1,14) Discussion f& o: Rainbow Environmental is the exclusive hauler of all solid waste for the City of I-lunting4on Beach. Rainbow operates a Transfer Station, located at 17121 Nichols Street within the City of Huntington Beach, and two Materials Recoveiy Facilities (NIRFs) through which all solid waste is processed. Rainbow Transfer Station has a design capacity of 2,800 tons per day, and current utilization ranges between 53 and 71 percent. In addition, the two MRFs sort and separate all waste and recycle appropriate materials further reducing the waste generation.going to the landfills. Prior to 2008. Assembly Bill(AB) 939 required a 50 percent diversion of solid waste by the year-'1000. Based on 2006 data; the City of Huntington Beach maintained a 71 percent diversion rate from the Orange County g landfills, which exceeded the AB 939 requirement.. In 2008, California enacted Senate Bill (SB) 1016, which established a per capita disposal rate target of 10.4 pounds per person per day(PPD). According to the City's annual reports to CalRecycle- the City's PPD rate was 4.7 in 2011, demonstrating compliance with ',-,'B 1016. The Orange Count),' Integrated L- - L, grated Waste Management Department (IW.%, 4.D) currently owns and operates three active landfills that serve the Oranoe County region, including: Frank R. Bowerman Land-fill in Irvine; Olinda Alpha Landfill in Brea; and Pri-rna Deshecha Landfill in San Juan Capistrano. All three landfills are permitted as Class III landfills and have a combined design capacity of 20,500 tons per day. Solid waste from the project site would be sent to the Frank R. Bowerman Landfill in.Irvine. Permitted capacity for the landfill is limited to 8,500 tons per day. However, if the per day capacity is reached at the Bowerman Landfill,trucks are diverted to One of the other two landfills: OlInda Alpha in Brea(capacity 8,000 tons/day) and Prima Deshecha in San Juan Capistrano(capacity 4,000 tons/day) in the county. The solid waste contribution to any of the three landfills that serve the project site would be minimal when compared to their allowed daily capacity. With Rainboiv Disposal able to accept all construction waste from the project site and with sufficient current and future landfill capacity, the solid waste impacts resulting front the proposed project would be less than significant: h) Include a new or retrofitted storm water treatin.ent El El El control Best Management Practice('BMP),(e.g.water quality treatment basin,constructed treatment wetlands?) (Sources:4,17) Discussion: Refer to item XIT.c. above. The Water Quality Management Plan (WQMP) for this project is required to identify Best Management Practices (B-NVs) to reduce impacts to water quality. The proposed dry-yell infiltration system and identified BM-Ps are not anticipated to create additional environmental impacts as discussed in Section IV.Hydrology and Water Quality. Less than significant impacts would occur. 27 14B -193- Item 7. - 122 Potentially Significant Potentially Unless Less Than Significant ISSUES (and.Supporting Information Sources): , icant Mitigation Significant h-upact Incorporated Impact No Impact X111. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? El El Z 11 (Sources:1,3.,4) Discussion: The site is located along a.landscape corridor and secondary image/path corridor as depicted in the City of Huntington Beach Urban Design Element. Specific elements along this corridor rein-force the design continuity of the area including an emphasis on a pedestrian oriented environment by allowing minimum and maximum setbacks of zero to five feet from.property lines along Main Street. Existing views of I Z1_ the project site along Main Street are minimally impacted because the majority of the downtown commercial buildings line the sidevvalks at zero setbacks. The project site is interior to the first block of Main Street and views from the site are primarily limited by surrounding commercial development of various heights. With the required street dedication and increased setback of the new building,the project would not impact existing views of the Huntington Beach pier or beach from N14ain Street. The site will temporarily contain unsightly views of construction fencing and equipment during demolition and Construction phases,but those impacts are short term. After construction,the development will not interfere with public views. Less than sigmificant impacts would occur. b) Substantially damage scenic resources, including,but El El 0 El not limited to,trees.rock outcroppings, and historic buildings within a state scenic highway`? (Sources:1,1,4) Discussion: Pacific Coast Highway is a designated scenic highway- located south of the subject site. Views from Pacific Coast Highway of this property are limited and will not interfere with the scenic views (of coastal resources). Although the site contains historic buildings,the site is not located within the scenic state highway. Less than sig gnificant impacts to the scenic resources would occur. c) Substantially degrade the existing visual character or El E] quality of the site and its surroundings? (Sources:1,3,4) Discussion: The project request is to partially demolish two existing commercial buildings of approximately 1,050 square feet and 1,150 square feet in size and construct a new approximately 9,500 square feet three-story mixed use building on the subject site. Because the two existing commercial buildings are listed as historical resources in the Historical and Cultural Resources Element of the City of Huntington Beach General Plan,the applicant is requesting to retain, rehabilitate, and relocate the storefront-facades approxi-nately six feet back from their existing locations at the front property line.The storefronts contain architectural features relevant to the history of the City of Huntington Beach. As proposed,the project will retain the historic facades and the applicant will rehabilitate specific elements on the facades consistent with the Secretan,,ofInteriorStandards. Behind the facades,a third story element will be visible above the relocated facades and will be constructed consistent with the DTSP Design Guidelines, including stepping back the upper level from the lower levels and adding visual interest the fagade with the use of balconies and variation in NNall planes. Furthermore,the along, proposed height of the building will comply with the height requirements of the Downtown Specific Plan. The Downtown Specific Plan EIR did not find significant impacts associated with height standards in District I on Main Street or view corridors from any streets in the Downtown Specifie Plan area with respect to views of the beach,the pier, and Pacific Coast Highway. Additionally,the visual character of the site will be retained because the historical storefronts will be relocated outside of the street dedicated areas. The surroundings will 28 Item 7. - 123 H13 -194- Potentially Significant Z� Potentially Ultiless Less Than Significant Mitigation Significant -In ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact be altered to allow for wider pedestrian access in front of the project site and the public open space component for the project will be provided within the setback area along Main Street. The site,will temporarily contain unsightly views of co.astruction fencing and equipment during demolition and construction phases, but those impacts are short teriii. Less than significant would occur. d) Create a new source of substantial light or glare which C 1:1 El 9 El would adversely affect clay or nighttime views in the area? (Sources:1.3,,4) Discussion: Since the Pro'Ject site is currently developed with two commercial buildings, the project would not introduce a new source of light and glare in the area. The project will include residential uses In an area that is primarily developed with commercial uses and light sources front the project would be similar to existing light, sources in the area. Existing residential uses (pier Colony) are located east of the site and buffered from anv source of light or glare proposed on the project by the Plerside Pavilion commercial building.. Less than significant impacts would occur. V. CULTURAL RESOURCES. Would theprQject: a) Cause a substantial adverse change in the significance of a historical resource as defined in 615064_5? 0 (Sources:1,5,17) Discussion: The project request is to partially demolish two existing commercial buildings of approximately LOSO square feet and 1.150 square feet in size and construct a new approximately 9,500 square feet three-story mixed use building on the subject site. Because the two existing commercial buildings are listed as historical resources in the Historical and Cultural Resources Element of the City of Huntington Beach General Plan,the applicant is requesting to retain,rehabilitate, and relocate the storefront facades approximately six feet back from their existing locations at the front property line. Architectural Historians for PCR Service-,conducted a historical resources evaluation of the subject property in July 2012 pursuant to Downtown Specific Plan EfR Mitigation Measure M.M.4.3-1.-which requires a report from a qualified architectural historian regarding the significance of a site/structure when development is proposed on a site listed or eligible for listing on any national or state historic register ai0or listed in the General Plan.Historic and Cultural Resources Element. The National Register and California Register evaluation criteria for assessing the significance of a property are summarized as: 1) associated with events that have made a significant contribution to the broad patients of history; 22) associated with the lives of persons significant in our past; 3)embodies the distinctive characteristics of a type,period, region, or method of construction, or represents the work of an 'important creative individual, or possesses high artistic values-, or 4) yields or may likely yield inforination important in prehistory or history. At a local level,the significance of a structure or place is based upon its overall contribution to the community by either its historical age, culft1ral, social, or visual function(s). The community's historical resources have been identified as significant structures and places by one of four sources.the Historic Resources Board,(HRB), a Historic Place by the National Register, Potential Historic Districts by the Downtown Survey, and/or a Local Landmark,by the City of Huntington Beach City Council. In their evaluation, PCR Services identified that both buildings are historical resources. The two-story Western False Front style commercial building at 122 Main St. is considered a rare example of the st'vle,type and L_ - .method of construction and appears individually eligible for listing in the National Register and the California Z�' '-)9 HB -195- Item 7. - 124 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Inforniation Sources): t� Z' C, Impact Incorporated Impact No Impact Register and as a Huntington Beach Historical Landmark. The Western False Front style is representative of Huntington Beach's early architectural heritage. In addition,the building,has enough integrity to convey its historical association with Pacific City,and the possible site of City Hall. The 122 Main St. building and the one-story Streamline Modeme commercial building at 124 Main St. (and other buildings in the 100 block of Main Street)appear eligible for listing as contributors to a potential National Register district which are associated with the Early Settlement and Growth of Huntington Beach and the Oil Boom and Interwar Transformation. The building at 124 Main St. does not appear to be individually eligible as a historical resource due to its renovations in the 1930s froze the rare Western False Front style to a Streamline Modems commercial building. However,as stated above it may contribute to a potential National Register district when combined with other historic buildings within the 100 block of Main Street. The project involves the removal of the non-contributing,interiors and contributing exterior secondary side and rear elevations behind the storefronts and replacing them with new construction. Although the historic storefront facades will be retained and rehabilitated in accordance with the Secretary of the Interior Standards, they will also be relocated approximately six feet cast from the existing property line due to required right-of- way dedication for pedestrian access and public utilities. The distinctive and character-defining features that contribute to the signi.ficance of the historical resources are the tvvo-story Western False front fagade of 122 Main St. and the one-story Streamline Modeme fagade of 124 Main St. As indicated by PCR in the Historical Resources Assessment,the side and rear elevations are secondary rather than primary character-defining features. The secondary elevations do not substantially contribute to the eligibility of the subject properties as historical resources and are not clearly visible from the public righ t of way. Furthermore.the visual and historical relationships with other historical resources in the surrounding setting will be preserved with tbe retention,rehabilitation and relocation of the storefront facades. In order to reduce the potentially adverse impacts resulting from the relocation of the storefronts and removal of the side and rear elevations,the project would be required to implement mitigation measure C'ULT-1 involving the recordation of the subject __ properties in a Historic American Buildings Survey(HABS)report,wh:tch will include the history and appearance of the subject properties prior to commencement of construction. Of the two buildings, only 122 Main St. would be required to implement mitigation measure CULT-2 which would ensure that a demolition monitoring and salvage program is performed to evaluate the portions of the structure to be removed for salvage, analysis and interpretation in a report. hi addition,mitigation measure CULT-3 would require a permanent metal plaque to be affixed to each storefront or a marker Imbedded in the pavement in front, to briefly explain that the storefronts were relocated. Mitigation measure CULT-4 would ensure that the relocated storefronts will retain their structural integrity and not collapse in transport with the submittal of an engineered approved bracing plan. With,implementation of mitigation measures CULT-1-4., impacts to historical resources would be mitigated to less than.significant levels. CULT-1 Prior to submittal of demolition permits for the 122 Main St. and 124 Main St. buildings.,a Historic American Buildings Survey(NABS)Level III recordation document shall be prepared for the existing buildings;their property type,the Western False Front style,wood frame construction, and the Streamline Modeme style; and document other similar property types in downtown Huntington.Beach, and its possible association with the City Hall of Pacific City and the economic and cultural development of the City of Huntington Beach. The IUBS document shall be prepared by a qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History,pursuant to 36 CFR 61. This document shall 'include a historical i.iarrative on the architectural and historical importance of the Westem False Front,wood frame, and Streamline Moderne style commercial buildings in Huntington Beach, downtown Huntington Beach and Main Street, association with the City,Hall of Pacific City, and record the existing appearance of the building in professional large format NABS photographs. The building exterior,representative interior spaces, character-defining features, as well as the property setting and contextual views shall be documented. All documentation components shall be completed 30 Item 7. - 125 HB -196- Potentially Significant Potentially Unless Less`Phan Significant Mitigation Significant ISSUES (mid Supporting Information Sources): Impact Incorporated Impact No Impact in accordance with the Secretary of the Interior's Standards and Guidelines for Architectural and Engineering Docurnentation (NABS standards). Original archivally-sound copies of the report shall be submitted to the I collection at the,Library of Congress, and South Central Coastal Information Center, California State University,Fullerton,CA. Non-archival copies will be distributed to the City of Huntington Beach and Huntington Beach Public Librdxy(Main Branch), In addition, any existing and available design and/or as-built drawings shall be compiled,reproduced, and incorporated into the recordation document. Results of the demolition monitoring and salvage investigations (see CULT-2) shall be incorporated into the final draft of the DABS report. The final draft of the HABS report shall be submitted prior to final inspections for the new building. CULT-2 Prior to issuance of demolition permits for the 122 Main St. structure, the project applicant shall retain a qualified architectural historian to conduct construction monitoring during demolition. Any important historic fabric associated with the period of signitIcance, ca. 1902, shall be fully recorded in photographic images and written manuscript notes. Significant material shall be inventoried and evaluated for potential salvage. analysis and interpretation. A qualified architectural historian or historic Preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History, pursuant to 36 CFR 61, shall prepare the necessary written and illustrated documentation in a constructiou monitoring and salvage report. This document shall record the history of 122 Main Street and the wood-frame construction methods during the period of significance as well document its present physical condition through site plans-, historic maps and photographs,- sketch maps, 3)5mm photography-. and written data and text. All documentation components shall be completed in accordance with the Secretary of the Interior's Standards and for Ai-chaeologi ground Documentation for above _,round structures. The completed documentation shall be placed on file at the South Central Coastal Information Center, California State University, Fullerton, CA, and the City of Huntington Public Library. Findings shall be incorporated itito the ILABS report(see CUILT-1). CULT-3 Prior to issuance of certificate of occupancy for both buildings, a permanent metal plaque shall be affixed to the 122 Main St. and 124 Main St, storefronts or markers shall be embedded in the pavement in front., which will briefly explain the storefronts were relocated. The City of Huntington Beach shall verify the installation of the plaqueshuarkers at the site. CULT-4 Prior to submittal for building permits,the developer shall submit an eno-i-Ticered approved bracing plan demonstrating the ability to retain the structural integity-of the storefronts and relocate them approximately six feet back from the existing property line. The eng-Weered approved bracing plan shall be approved by,the City of Huntington Beach prior to issuance of demolition permits for the buildings behind the storefronts. b) Cause a substantial adverse change in the significance of ❑ El 9 ❑ an archaeological resource pursuant to 615064.53? (Sotirces:1.17) Discussion: See discussion under item d. c) Directly or indirectly destroy a unique paleontological El El z El resource or site unique geologic feature? (Sources:1,17) Discussion: See discussion under item 1 d) Disturb any human remains, including those interred ❑ ❑ El outs'de of formal cemeteries? (Sources:1.17) ] 31 HB -197- Item 7. - 126 Potentially- Significant Potentially Unless Less Than Significant -Mitigation Significant gnificant ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact Discussion b—d: The project site, is currently developed with two commercial buildings. It is not anticipated that the project would involve excavation of native soils. No unique geological features or paleontological resources have been identified or are present on the site. No archaeological sites have ever been recorded for the project site. If archaeological or paleontological resources are encountered during construction activities, Doivntoixn Specific Plan EfR No. 08-001 mitigation measure 4.3-2 would require the retention of a qualified archaeologist.or paleontologist and proper procedures of cultural resource finds. If human remains are encountered during ground disturbing activities. Downtown Specific Plan EfR No. 08- 001 mitigation measure MM43-3 and State Health and Safety Code Section 7050.5 would be required to be implemented and no further disturbance shall occur until the County Coroner has made a determination of origin mid disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find illnediatelv. If the remains are determined to be Native American,the County Coroner will notify the, Native American Heritage Commission (NAIIC).1 which will determine and notify a Most Likely Descendant (--NILD). With the permission of the landoNvner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NA14C and may recommend scientific removal and nondestructive analysis of human remains atid items associated with Native American burials. With implementation of mitigation measures MN,14.32 and NIM 4.3-3 of the Do`Nmtown Specific Plain EM No. 08-001 and standard requirements of the California Health and Safety- Code, impacts to archaeological and paleontological resources would be less than sIgnificant. XV. RECREATION. Would the project: a) Would the project increase the use of existing El El ❑ neighborhood., community and regional park's or other recreational facilities such that substantial physical deterioration of the facility would Occur or be accelerated? (Sources:1,2.3,4) Discussion: See discussion under iteni c. b) Does the project include recreational facilities or require ❑ El the Construction or expansion of recreational facilities which might have an adverse physical efTect on the environment? (Sources:1,3,4) Discussion: See discussion tinder item c. c) Affect existing recreational opportunities? El El (Sources:1,3,4) Discussion a—c: J-be project consists of the construction of a mixed use development including retail, office, and three residential units on a 0.13 net acre lot. Based on the number of proposed dwellings and average household size in the City, the project could add approximately ei_0 it people to the City's population (less than 0.1 percent of the City's population). There are five City parks located within one mile of the project site. Although additional residents would create increased demand and use of the City's parks and recreational services, the project would be required to pay impact fees to offset the increased demand and use created by the 32 oJ Item 7. - 127 LIB -198- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Intonnation Sources): Impact Incorporated Impact No Impact project and ensure established General Plan park acreage standards are maintained. As such, impacts to recreation would be less than significant. XV1. AGRICULTURE RE SOtT RCES. In detennininc, Zn whether impacts to agricultural resources are, significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland.Unique Farmland,or ❑ El El 9 Farmland of Statewide Importance(Farniland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources .Agency, to non-agricultural use" (Sources:1.2,33) Discussion: See discussion under item,c. b) Conflict with existing zoning for agricultural use, or a El 11 El 9 Williamson Act contract? (Sources:1,2,3) Discussion: See discussion under item c. c) Involve other changes in the existing environment ❑ I- E] El v.,hich, due to their location or nature, could result in conversion of Farmland,to non-agricultural use? 0 (Sources:1.2,3) Discussion a— c: The property is currently developed with two commercial buildings. The site is not shown on any map of the California Resources Agency as important, unique or prime farmland and it is not zoned for agricultural use. In addition, the proposed development would not result, in the conversion of land zoned for agricultural uses or conflict with a Williamson.Act contract. No t tTact impacts would occur, 4�> p XVIL GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either directly or El El nx El indirectly,that may have a significant impact on the enviromuent'�(Sources:8,15) Discussion: See discussion under b. b) Conflict with an applicable plan,policy,or regulation adopted fir the purpose of reducing the emissions of ❑ F1 greenhouse gases?(Sources:8,15) Discussion a & b: AB 3/2 codifies the state's goal to reduce its global warming by requiring that the state's greenhouse gas (GHG) emissions be reduced to 1990 levels by 2020. This reduction will be accomplished 33 HB -199- Item 7. - 128 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Z' ISSUES (and Supporting Information Sources): Impact Incorporated Impact No Impact through an enforceable statewide cap on greenhouse gas emissions that will be phased in starting itt 2012. In t, order to effectively implement the cap, AB 3121 directs the California Air Resources Board (GARB)to develop appropriate regulations and establish a mandatory reporting system to track and monitor greenhouse gas emissions levels. The CEQA Guidelines state that where available, significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make determinations regarding air quality impacts. State CEQA Guidelines Section 15064.4 provides guidance to lead agencies for determining the si� C Z:�',mificance of impacts from GHG emissions and states that a lead agency should make a good-faith effort, to the extent possible, based on scientific and factual data to describe, calculate, or estimate the amount of GHG emissions resulting from a project. When assessing the significance of impacts from GHG emissions, a lead agency should consider: (1) the extent to which the project may increase or reduce GHG emissions compared with existing conditions; (2) whether the project's GHG emissions exceed a threshold of significance that the lead agency determines applicable to the project; and (3) the extent to which the prcject complies with regulations or requirements adopted to implement a statewide, regional, or local plan for the reduction or g mitigation of G14G emissions. The SCAQN1-D has adopted a 10,000 metric tons (MT) significaDee, threshold for industrial facilities where SCAQN[D is the lead agency. However, this 10,000 MT significance threshold is not applicable to the proposed project because the prcject is not an industrial facility. The SCAQ-MD has also drafted a 3,000 MT significance threshold for commercial/'residential projects. Other quantitative thresholds have been adopted or recommended by other public agencies, including other air districts, or recommended by experts throughout the state, such as the 900 MT CO,e (approx. > 54 dwelling units) threshold contained within California Air Pollution Control Officers Association's (CATCOA's) CEQA and Climate Change Report. CAPCOA's 900 MT threshold level is the lowest existing quantitative threshold within the state. The GHG emissions from the proposed project were quantified using CalEEMod and are shown in Table 3. Table 3: Cumulative Greenhouse Gas Emissions Pollutant Emissions,TMT Ycar NBio- Total -Category BiO-CO2 CO2 CO2 CH, Nl o CO'c Construction emissions 0 4.1 4�1 .0011 0 4.1 amortized over 30 years Operational emissions Area 0.32 0.66 0.98 .001 .00002 1.01 Energy 0 42 42 '0018 .00044 42 Mobile 0 181 181 .0076 0 181 Waste L79 0 1.79 0.11 0 4 Water 0.41 T28 7.69 .042 .001.1 8.89 Total Project Fmissions 2.52 231 233 .16 .0015 237 J According to CAPCOA. GHG emission impacts are exclusively cumulative impacts from a climate change perspective. Therefore, this analysis evaluates the cumulative contribution of prcject-related GHG emissions. Construction activities associated with the project would result in GHG emissions from fuel combustion within construction equipment and vehicles traveling to and from the project site. Consistent with SCAQMD draft guidelines, construction emissions are summed and amortized over a 30-year prcject life and then added to operational emissions. As shown in Table 3,total GHG emissions are expected to be below the draft 3,000 MT 34 Item 7. - 129 1413 -200- Potentially Significant Potentially Unless Less Than Significant Nfitigation Significant ISSUES (and Supporting Information Sources): Impact, Incorporated Impact No Impact SCAQ,\/!D threshold as well as the more stringent CAPCOA threshold of 900'-N4T. lit addition,DTSP Program EIR No. 08-001 mitigation measures NM4 42-1 through 4.2-7 will further reduce impacts of GHG emissions, Therefore.,the impact of GIIG emissions from the project would be less than significant. As discussed above, project emissions would be below the. CAPCOA threshold of 900 MT and below SCAQMD's draft residentiat/commercial threshold, which were developed to help achieve the GHG emissions reduction goals of AB 32. As such, the proposed project would be consistent with the AB 32 goal of reducing statewide GlIG emissions to 1990 levels by 2020. Therefore,, the project would not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases pursuant to -tl-\-B 12. A less than significant impact would occur. NV III. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality El El 1:1 of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the,imtjor periods of California history or prehistory`? (Sources:I- 17) Discussion: As discussed in Section XTV. Cultural Resources, the proposed project has the potential to adversely impact cultural resources, but with the implementation of mitigation measures CULT-1-4, the impacts would be reduced to less than significant. The rear and side elevations that would be demolished as part of this project are not distinctive primary contributing features and do not characterize the,property. They are substantially-altered secondary features that contribute to but are not essential to the property's eligibility. With the retention and rehabilitation of the storefront facades consistent with the Secretary of the Interior Standards, the site will continue to be eligible as a historical resource. b) Does the project have impacts that are individually 1:1 El z El limited,but cumulatively considerable? ("Curnulatively considerable"nicans that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects, and the effects of probable future projects.) (Sources:1-17) Discussion: As discussed in Sections I to XVI, the prcliect,is not anticipated to have significant cumulatively considerable impacts due to the relatively small scale and nature of the project as well as implementation of project design features, required DTSP Program EIR mitigation measures and standard City codes and policies 0 C� - that would further reduce impacts. The project does not represent a significant adverse impact to the environment or goals of the City. Less than significant impacts are anticipated. 35 5 1413 .201- Item 7. - 130 Potentially Significant Z� Potentiallv Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Infor Impact mation Sources): Z� L- pact Incorporated Impact No Impact c) Does the project have environmental effects-which will NC cause substantial adverse effects on human beings, either directly-or indirectly? (Sources:1-171) Discussion: As discussed in Sections I to XV1, all potential impacts that could have environmental effects on humans as a result of the project have been found to be less than significant due to the relatively small scale and nature of the project as well as implementation of project design features, applicable DTSP Program EIR mitigation measures and standard City codes as well as other applicable codes and policies. As such, impacts would be less than sianificant. D'6 Item 7. - 131 11 B -202- XT,X. EARLIER ANALYSIS/SOURCE LIST. Earlier analyses may be used where,pursuant to tiering,program EI.R, or other CEQA process, one or more effects have been adequately analyzed in an earlier ELR or negative declaration. Section 15063 (c)(3)(1)). Earlier documents prepared and utilitized in this analysis,as well as sources of information are as follows: Reference # Document Title Available for Review at: City of Huntington Beach General Plan City of Huntington Beach Planning and Builidn-Dept..,2000 Main St. Huntington Beach and at http:/,Iivww,hu,.itinp,toi-i'l.6)eachca go�_IQover ameq/tj-p e grtinents/Plannin,,/u.,,ind--x-cf in City of Huntington Beach Zoning and Subdivision Ordinance City of Huntington Beach City Clerk's Office,2000 Main St.,Huntington Beach and at http:/ ww.huntingtonbeachc�.gov/-xo�-%rern ment/elected officials/city,clerk/zoning, c ode,/indexxim 3 Project Plans Attachment No. 1 4 Code Requirements Attachment No.2 Historical Resources Assessment(PCR Services City of Huntington Beach Planning and Corporation,Architectural Historian, October 2014) Building,Dept.,2000 Main St. Huntington Beach 6 City of Huntington Beach Geotechnical Inputs Report 7 FEMA Flood Insurance Rate Map(2009) 8 CEQA Air Quality Handbook South Coast Air Quality Management District (1993) 9 City of Huntington Beach CEQA Procedure Handbook Zn 10 Trip Generation Handbook, 9h Edition, Institute of Traffic Engineers(2012) 11 Airport Environs Land Use Plan for Joint Forces Training Base Los Alamitos(Oct. 17, 2002) 12 State Seismic Hazard Zones Map 0 'cort� D Hazardous Waste and Substances Sites List �, ese 14 City of Huntington Beach Municipal Code City of Huntington Beach City Clerk's Office,2000 Main St.,Huntington Beach and at hjtp:,,`/vww,liunti-np-toiibeachca.aox,/'govern HB -203- Item 7. - 132 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant IS S LTE-S (and Supporting Inforiiiation Sources): Impact Incorporated hupact NoInipact ment/ebarter codesi"niunicipal codexfin 15 CalEEMod Emissions Modeling City of Huntington Beach Planninlo,and (October 2014) Bijilidn-Dept.,2000 Main St. 11untington Beach 16 Downtown Specific Plan City of Huntington Beach Planning and Builidnp-Dept.,2000 Main St, Huntington Beach and at ers/planp.jnj).,'F1B IYl SP 10 6 11 0�00- df 17 Downtown Specific Plan EIR Nib. 08-00*1 -h-uiitiii�tonbeachca-aov,,.2,oNem M,g�al't,iiieiits/l)lannin�:'major.,,DTSP DEIR.cfin 18 Applicable Downtown Specific Plan EIR.Mitigation Attaclinient No.3 Measures 19 Pr(�ject Mitigation Measures(CULT 1-4) Attachment No.4 Item 7. - 133 HB -204- k't,f RETAIL (C�F F CC-E FIES�DEIN'T`.'AL 122 -124 MAIN STREET, HUNTINGTON BEACH, CALIFORNIA ZONING MATRIX' a !--4!'FY MAP 1 —177-- Q .................. ADJACENT CO -RCIAL iEET INDEX Nv Si S T A T I S T I S "K ncTum H AnIz Wa IU-M x M;AL t,24 a.T, P. rl t"N W < > B U I IMI-W, wj'�=Ry I X E D U S E D DUMVCAWA; > ��,MFTA 0 IL FRCE REGtDEIlIWZ x.l 1.1�Nt 2,-XI&r. z <' < < N; o, �X jr,x ADJACENT RESTAURANT 2T ...............----------- OWNER DEVELOPER: IMORNNG JADE CORP. ii M FULLWA U, WANTA ANA,CA 92706 BUILDING SITE PLAN TEIY'�lk CD J w �f�] CS) f 1 8TC?RAGE " 6LIEST PAWNGi i .._ '.i u : f __........�........_.._.._ .. 'G UNIT 3 f : I ) RETAIL „ UNITS 101 & 102 - - --- ._-,- '" i 2,660 sF uf - ' IT 2 ` �c•halE�l� ccr�izsl'�t�; Ai.i --- - — ---- - - UN _ .; . ,< ff f i j --�-- u UNIT I i fkRAGEi HALLWAY _......- -- ) n t..._.-_.._ Fi ja.L L W A Y �as�_ <r; ,-:", � .- �S� i �, I v!, - _„. 1 I El ECTRICAL r ASu +-� �'.. LOBBY ELEVATOR �E l ,w ,.. I ; LEVEL ONE i �1 FLOOR PLAN : k3Uli DING N q i2-tTl MNN Rf. V `� ,�•h�niP. IFX�R�IXi IxUtN y kp YB i� r rl m�. BALFONY -; I OFFICE ]--- UNITS 201 -204 ..,,� 4,6M U m v I -..__—. ELEVATOR H F — { - ..........--_..._._-}' J I — _.. . ..._..._,.e . LEVEL IWO m 1 ' FLOOR PLAN t f<G'A Y n I--1 MIX'=@USF. CD I 8UIP171NG 1--f _.� dAER'i.R'�Vv 1TS-Y'lA RMVlief. �' aausa as. w CD ---------- -------------- . ............ Ld I( 7- BEDROOM DEN UNIT 71 302 i�D�GK.l. DE_K1 B EDROOM r. UNIT 303 0 9l'L-PoA'171E NUN BEDROOM 11 U12 I IT U N 301 917 SF J11 BEDROOM po) ECK BEDRO2 OM # r. ...................... zo ELEVATOR L)N- I. L711 8RAGE ,71 . ..... --j -rL LEVEL THREE m FLOOR PLAN z 101-ol '`_V 12'-4 1 104,0' .............. .............................. ............................ B) A lo'-o 4 ... .............. .......... AA, '61 --- ------- ................. E)---CK A/C E31HI-OLU D tE C k C)F E H T G) Z ----------- U P T --I R B E L 0,W It OOF —4— j L -1---1 DECK d 4 AIC L I J 63 -'T'--- ... VEST PENTHOUSE L 1 1 ELEVATO D-N.I Lj-"' L -R1 . R FLCLII -7 L .............. FLOOR PLAN 0-,iL .. . ....... 4 ............. CD d)I A 4 UPPER ROOF 00 CD .......... ROOF DECK F ROOF R�01 .......... — 3PZD Fl-P,LEY, DECK UNjT 3013� C URT RD UNIT 302 DECK of P BALCONY C E s PIE)FLU.LEV, 0 F r 167 FLP-LEV, GARAGE 3 19,0.LL RETAIL V.— -01 BUILDING SECTION arc` tlA9h} MVED-USE BUILDING KEYNOTES-EXISTING HISTORIC Fli\CADE —---—--------- PRESERVE(r)FLUTED CONC.PILASTERS !in REPLACE CAR T PLASTER STOREFRONT BASE REPLACE HISTORIC GLASS STOREFRONT RENDENTIA1 REPLACE I IISTORIC WOOD&GLASS DOORS ---------------—LAIPIM (ENTRY ADA COMPUANT) 1-2 1 No "Imp <7:\ 6 RENOVATE OR REPLACE SMOOTH PLASTER'Ag 'M Iff �Ir FROM REPLACE HUNG WOOD V�INDOWS ................. ............................ Int �11' IFT-,�1�1.111 TO MATCH ORIGINAL REPLACE PLASTER BANDING III C5<6> P ........... > GLASS GUARDRAIL 2111 ii;11 EPU r 'W" " ,, SUN SCREEN WOOD (E) <9> NEW SMOOTH PLASTER RE 6v�"E I ^2, 62 m NORTH ELEVATION z (E z r) NORTH ELeVATION MAIN STREET FACADE KEYNOTES NEW MATERIAL COLOR SMOOTH STUCCO amo %ONE 2'X2' MARBLE ACCENT PANEL MED,GREY 3RD FLF—LEV. ----------------- STOREFRONT CLEAR I GREY 3> GLASS/ALUM, —\ SUNSHADE DARK GREY , ,r.a' ............ V ff.MTL.COPING ZINC GREY M7 An., WMOW r DOOR TINNED GLASS 2ND FLR,I-Ev. 08 GUARD RAIL TINTED GLASS W/ALUM.PAIL 21 PANEL D00a GIEY TRASH GATE GREY > .Nil .......... H FLR.LEV. m SOUTH ELEVATION z i SOUTH ELEVATION z AL 1.EY 0 co 5UN5CFEEN-, �RIICF ---------------- -------- -1-1221 3RD FLU.L--bS N, .......... --PL45TEP 2NC,FLPZ LEv. 15T FLP-LFV. WEST ELEVATION CD ROOF c i GL A-515 Cl NPD FLR LEV. —6LA55 NE)Fl-R,LEY. —----------- "'C'T FLF.LFV, EAST ELEVATION O [MI:XID Z �Ujj D-U ING ------------- -P-------Tr.rlF,5TEEL WALL 5P4CING 5y5TEN lFr101/E (E)ROCIF 4 FLOOR J016'r,", E1157IN<5 FLA5TER 10 BE '-A/Et,) IN PLACE EXISTING WALL LOCATION STRAP TIE TUBULAR PP4GES TO GIFTS EXISTING FACADE FRAMIN6 TO BE SAVED IN PLACE ................. 13PA r-E WALLS WI]'H CONTINUOUS 4 X 10 GIFTS EACP SIDE IdTq 3/4'ME3 e 16*01C TYFI,3 [..EVELF, FOR 122 AtlD, LEVEI-5 124 MOVE FAC,4r) WALL 6'-0' F Xl,'Yi ING IEA,..�ERII, TO REMAIN L C) .............. , I , FACADE BRACING -STEEL TLISU AR FACADE WALL FOR RELOCATION m J 122-124 MAIN STREET z HUNTINGTON BEACH z ---------- I lVi3'EXP.BOLT.,r EACH I-En 0 CID TEMPORARY BJIWIPIG ROLLING 5LIFFACE 6-0 SET,SACK I.)FOICATION' Item 7. - 145 HB -216- ATTACHMENT NO. 1 .12 14 HUNTINGTON BEACH BUILDING DIVISION [It, HUNTINGTON BEACH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: June 16, 2014 PROJECT NAME: Morning Jade Mixed Use ENTITLEMENTS: Planning Application No. 12-83/Coastal Development#12-07/ Conditional Use Permit#12-11/Design Review#12-07 PROJECT LOCATION: 122-124 Main St., 92648 (east side of Main St., between Pacific Coast Highway and Walnut Ave.) PROJECT PLANNER: Jill Arabe, Associate Planner PLAN REVIEWER: Khoa Duong, P.E TELEPHONE/E-MAIL: (714) 872-6123/khoa@csgengr.com PROJECT DESCRIPTION: To permit the partial demolition of two existing commercial buildings (designated as Historical Landmarks pursuant to the General Plan), preserve and relocate the historical facades 6 ft. east from the current property line, and construct a new 3-story mixed use project including on- grade residential parking garages, retail, office, and 3 residential units. The request includes in-lieu fees for parking. The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated May 27, 2014. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. I. SPECIAL CONDITIONS: Development Impact Fees will be required for new construction. II. CODE ISSUES BASED ON PLANS& DRAWINGS SUBMITTED: 1. Project shall comply with the current state building codes adopted by the city at the time of permit application submittal. Currently they are 2013 California Building Code (CBC), 2013 California Mechanical Code, 2013 California Plumbing Code, 2013 California Electrical Code, 2010 California Energy Code, 2013 California Green Building Standards Code, and the Huntington Beach Municipal Code(HBMC). Compliance to all applicable state and local codes is required prior to issuance of building permit. 2. Provide building code analysis including type of construction, allowable area and height, occupancy group requirements, exterior wall ratings per Chapter 5 and 7 of the 2013 CBC. 3. Provide Project Data to show: HB -217- Item 7. - 146 Page 2 of 3 • Type of building constructions(s) • Occupancy groups • Building with fire sprinkler system 4. For zero set back distance between building and property line— a. Please check the building for deflection. b. The openings are not allowed in exterior wall. The exterior wall at grid lines 1 and 6 shall extend to the edge of projections. 5. Please show location of all property lines on each level. Also, show the setback distances between exterior walls/projects and property line. 6. Provide compliance to disabled accessibility requirements of Chapter 11A and/or 11 B of the 2013 CBC. a. Provide complete Site plan showing the accessible paths of travel from public sidewalk(s) the building entrances along with maximum slope of 5%; and cross slope of 2%. b. All entrances on grade level must be accessible to disabled persons. c. Provide accessible parking stall(s) per Chapter 11 B of CBC. d. All exterior exit doors, in direction of door swing, provide 24" clear space past the strike edge. Please show the required clear space on Floor plan. e. All stairways and elevator must be accessible to disabled persons. Provide details and notes to show how they comply with Chapter 11 B. f. All residential units must be accessible to disabled persons. Provide details and notes to show how they comply with Chapter 11 A. 7. Please provide egress plan —Chapter 10 of 2013 CBC a. Show the occupant load in each area/room/floor along with occupant load factors. b. Identify on floor plans location of all fire rated corridors, stairway shafts, and extension of fire rated shafts. c. Check the separation between required exits. d. Shaft enclosure shall extend to the exterior exit doors. • Elevator cannot open into the extension of stairway shaft. e. Two exits are required from Office area. f. All interior stairways shall be enclosed per Section 1022 of CBC. 8. For mixed use and occupancy, please comply with Section 508 of 2013 CBC. 9. Residential Unit— a. Please check the required light and ventilation for all rooms and areas. b. Provide emergency escape and rescue openings for all bedrooms per Section R310 of 2013 CRC. Also, please check the egress path of travel from interior court to the public way. c. Please review kitchen layout plans to comply with Section 1133A. d. Please review bathroom layout plans to comply with Section 1134A. 10. For parking garages please see Section 406 of CBC for specific code parameters in addition to those applicable sections found elsewhere in the code. 11. For elevators please see Section 708.14 and Chapter 30 of CBC. a. Elevator enclosures shall comply with Section 708. b. Provide elevator lobby per Section 708.14. 12. Please specify on Roof plan the proposed use of roof deck. 13. For projects that will include multiple licensed professions in multiple disciplines, i.e. Architect and professional engineers for specific disciplines, a Design Professional in Responsible Charge will be requested per the 2013 CBC, Section 107.3.4. Item 7. - 147 x8 -21 8- Page 3 of 3 14. In addition to all of the code requirements of the 2013 California Green Building Standards Code, specifically address Construction Waste Management per Sections 4.408.2, 4.408.3, 4.408.4, 5.408.1.1, 5.408.1.2, and 5.408.1.3 and Building Maintenance and Operation, Section 5.410. Prior to the issuance of a building permit the permitee will be required to describe how they will comply with the sections described above. Prior to Building Final Approval, the city will require a Waste Diversion Report per Sections 4.408.5 and 5.408.1.4. III. COMMENTS: 1. Planning and Building Department encourage the use of pre-submittal building plan check meetings. 2. Separate Building, Mechanical, Electrical and Plumbing Permits will be required for all exterior accessory elements of the project, including but not limited to: fireplaces, fountains, sculptures, light poles, walls and fences over 42" high, retaining walls over 2' high, detached trellises/patio covers, gas piping, water service, backflow anti-siphon, electrical, meter pedestals/electrical panels, swimming pools, storage racks for industrial/commercial projects. It will be the design professional in charge, responsibility to coordinate and submit the documents for the work described above. 3. Provide on all plan submittals for building, mechanical, electrical and plumbing permits, the Conditions of Approval and Code Requirements that are associated with the project through the entitlement process. If there is a WQMP, it is required to be attached to the plumbing plans for plan check. FIB -21 g- Item 7. - 148 CITY OF HUNTINGTON BEACH P_ HUNTINGTON BEACH FIDE DEPARTMENT x PROJECT IMPLEMENTATION CODE REQUIREMENTS HUNTINGTON BEACH DATE: June 30, 2014 PROJECT NAME: Morning Jade Mixed Use ENTITLEMENTS: Planning Application No. 12-83/Coastal Development#12-07/ Conditional Use Permit #12-11/Design Review#12-07 PROJECT LOCATION: 122-124 Main St., 92648 (east side of Main St., between Pacific Coast Highway and Walnut Ave.) PROJECT PLANNER: Jill Arabe, Associate Planner PLAN REVIEWER: Joe Morelli, Assistant Fire Marshal TELEPHONE/E-MAIL: 714-536-5531 / Joe.Morellip_surfcity-hb.org PROJECT DESCRIPTION: To permit the demolition of two commercial structures designated as Historical Landmarks pursuant to the General Plan and the construction of a 3-story mixed use project including on-grade residential parking garages, 2,330 sf retail, 5,000 sf office, and 3 residential units. [also includes roof top deck] The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated May 27, 2014. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. Environmental Prior to Building or Grading Plan approval, compliance to the following items is required: 1. Methane Mitigation District Requirements. The proposed construction is within the City of Huntington Beach Methane Mitigation District. Testing for the presence of methane gas is required. The results will be used to determine whether a methane mitigation system will be required. 2. City Specification #431-92 Soil Quality Standards testing is required. Based on site characteristics, suspected soil contamination, proximity to a producing/abandoned oil well, or Phase I, II, or III Site Audit, soil testing conforming to City Specification # 431-92 Soil Clean-Up Standards is required. Item 7. - 149 xB -220- Page 2 of 5 Prior to the issuance of any grading or building permits, all soils at the site shall conform to City Specification # 431-92 Soil Clean-Up Standards prior to the issuance of a grading or building permit. Grading and building plans shall reference that "All soils shall conform to City Specification # 431-92 Soil Clean-Up Standards" in the plan notes. 3. Prior to the issuance of grading or Building Permits, the following is required to demonstrate compliance with City Specifications 429 and 431-92: a. Soil Sampling Work Plan: Render the services of a qualified environmental consultant to prepare and submit a soil sampling work plan to the HBFD for review and approval. Once the HBFD reviews and approves the submitted work plan, the sampling may commence. Note: Soil shall not be exported to other City of Huntington Beach locations without first being demonstrated to comply with City Specification 431-92 Soil Clean Up Standards. Also, any soil proposed for import to the site shall first be demonstrated to comply with City Specification 431-92. b. Soil Sampling Lab Results: Conduct the soil sampling in accordance with the HBFD approved work plan. After the sampling is conducted, the lab results (along with the Environmental Consultants summary report) for methane and 431-92 testing shall be submitted to the H.B.F.D. for review. c. Remediation Action Plan: If contamination is identified, provide a Fire Department approved Remediation Action Plan (RAP) based on requirements found in Huntington Beach City Specification #431-92, Soil Cleanup Standard. All soils shall conform to City Specification # 431-92 Soil Clean-Up Standards prior to the issuance of a grading or building permit. Fire Protection Systems and Fire Department access 1. Applicable Codes: Plans shall show compliance with the Huntington Beach Municipal Code, City Specifications, and the California Fire and Building Codes (including the City of H.B. Amendments). 2. Automatic Fire Sprinklers complying with NFPA 13 and City Specification #420 are required. Separate plans (two sets) shall be submitted to the Fire Department approval. The system shall provide water flow, tamper and trouble alarms, manual pull stations, interior and exterior horns and strobes. NOTE: When buildings under construction are more than one (1) story in height and required to have automatic fire sprinklers, the fire sprinkler system shall be installed and operational to protect all floors lower than the floor currently under construction. Fire.sprinkler systems for the current floor under construction shall be installed, in-service, inspected and approved prior to beginning construction on the next floor above. xB -221- Item 7. - 150 Page 3 of 5 3. Class I Standpipe System complying with NFPA 14, the California Fire Code, and Huntington Beach Municipal Code is required. 4. Fire Department Connections (FDC) to the automatic fire sprinkler system and standpipe system shall be provided in a location approved by the Huntington Beach Fire Department. Note: The location of the FDC must be acceptable to the HBFD and approximately within 25' of a hydrant meeting the requirements of City Specification 407 Fire Hydrant Installation Standards. 5. Fire Extinguishers shall be installed and located in all areas to comply with Huntington Beach Fire Code standards found in City Specification #424. Indicate Fire Extinguisher locations on the plans. 6. Main Secured Building Entries shall utilize a KNOX® Fire Department Access Key Box, installed and in compliance with City Specification #403, Fire Access for Pedestrian or Vehicular Security Gates & Buildings. 7. Fire Hydrants are required. Hydrants must be portrayed on the site plan. Hydrants shall be installed and in service before combustible construction begins in accordance with City Specification #407 in locations approved by the HBFD. Note: The installation of at least one additional hydrant (complying with City Specification 407 and the California Fire Code) will be required on the same side of the street as the project and in a location approved by the HBFD and Public Works. 8. Fire Alarm System—A Fire Alarm System is required in accordance with Section 907 of the CBC and CFC. For Fire Department approval, reference that a Fire Alarm System will be installed in accordance with NFPA 72 and Section 907 of the CBC and CFC. 9. Elevators shall be sized to accommodate an ambulance gurney in accordance with Chapter 30 of the CBC. 10. Emergency Escape and Rescue Openings are required per Section 1029 of the CBC and CFC. The applicant shall demonstrate that these requirements are adhered to in accordance with the 2013 California Fire and Building Codes prior to architectural plan approval. 11. Fire Department Access is required per CFC Chapter 5 and the Huntington Beach Municipal Code. Access to meet the maximum hose pull distances shall be provided in accordance with CFC Section 503 (as amended by the Huntington Beach Fire Department) and the Huntington Beach Municipal Code. The alley behind 116-128 Main St. is required to be maintained for Fire Department Access in accordance with City Specification #401 and #415. The architectural plans shall document these requirements and show the alley is maintained clear for F.D. Access with signage complying with City Specification #415 provided. Item 7. - 151 H I B -222- Pagge 4 of 5 12. Building Address !Numbers shall be installed to comply with City Specification #428, Premise Identification. Building address number sets are required on front of the structure and shall be a minimum of six inches (T) high with one and one half inch (1 '/2") brush stroke. Note: Units shall be identified with numbers per City Specification # 409 Street Naming and Address Assignment Process. Unit address numbers shall be a minimum of four inches (4") affixed to the units front door in a contrasting color. For Fire Department approval, reference compliance with City Specification #428 Premise Identification in the plan notes and portray the address location on the building. 13. Stairway access to the roof is required. Stairway access to the roof shall be in accordance with Section 1009.13. Such stairway shall be marked at the street and floor levels with a sign indicating that the stairway continues to the roof. 14. Enhanced Communication Systems are required for Fire Department and Police Department communications in Subterranean Parking Garages. Repeater type radio systems as specified by the Fire and Police Departments shall provide adequate communication inside the structure in accordance with Chapter 5 of the CFC. 15. GIS Mapping Information shall be provided to the Fire Department in compliance with GIS Department CAD Submittal Guideline requirements. Minimum submittals shall include the following: Site plot plan showing the building footprint. Specify the type of use for the building Location of electrical, gas, water, sprinkler system shut-offs. Fire Sprinkler Connections (FDC) if any. Knox Access locations for doors, gates, and vehicle access. Street name and address. Final site plot plan shall be submitted in the following digital format and shall include the following: Submittal media shall be via CD rom to the Fire Department. Shall be in accordance with County of Orange Ordinance 3809. File format shall be in .shp, AutoCAD, AUTOCAD MAP (latest possible release ) drawing file - .DWG (preferred) or Drawing Interchange File - .DXF. y Data should be in NAD83 State Plane, Zone 6, Feet Lambert Conformal Conic Projection. �o- Separate drawing file for each individual sheet. In compliance with Huntington Beach Standard Sheets, drawing names, pen colors, and layering convention. and conform to City of Huntington Beach Specification # 409 — Street Naming and Addressing. Reference compliance with GIS Mapping Information in the building plan notes. 14B -223- Item 7. - 152 Page 5of5 THE FOLLOWING CONDITIONS SHALL BE MAINTAINED DURING CONSTRUCTION: 1. Fire/Emergency Access and Site Safety shall be maintained during project construction phases in compliance with the California Fire Code. 2. Discovery of soil contamination or underground pipelines, etc., must be reported to the Fire Department immediately and the approved work plan modified accordingly in compliance with City Specification #431-92 Soil Clean-Up Standards. 3. Outside City Consultants. The Fire Department review of this project and subsequent plans will require the use of City consultants. The Huntington Beach City Council approved fee schedule allows the Fire Department to recover consultant fees from the applicant, developer or other responsible party. Fire Department City Specifications may be obtained at: Huntington Beach Fire Department Administrative Office City Hall 2000 Main Street, 5th floor Huntington Beach, CA 92648 or at the following link: htt -Hwww.huntin tonbeachca. ov/ overnment/de artments/fire/fire prevention code enforcement/ If you have any questions, please contact the Fire Prevention Division at (714) 536-5411. Item 7. - 153 11B -2?4- J1 CITY OF HUNTINGTON BEACH H' OFFICE OF BUSINESS DEVELOPMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS HUNTINGTON BEACH DATE: May 30, 2014 PROJECT NAME: Morning Jade Mixed Use ENTITLEMENTS: Planning Application No. 12-83/Coastal Development#12-07/ Conditional Use Permit#12-11/Design Review#12-07 PROJECT LOCATION: 122-124 Main St., 92648 (east side of Main St., between Pacific Coast Highway and Walnut Ave.) PROJECT PLANNER: Jill Arabe, Associate Planner PLAN REVIEWER: Simone Slifman, Economic Development Project Manager TELEPHONE/E-MAIL: (714) 375-5186 simone.slifman@surfcity-hb.org PROJECT DESCRIPTION: To permit the partial demolition of two existing commercial buildings (designated as Historical Landmarks pursuant to the General Plan), preserve and relocate the historical facades 6 ft. east from the current property line, and construct a new 3-story mixed use project including on- grade residential parking garages, retail, office, and 3 residential units. The request includes in-lieu fees for parking. The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated May 27, 2014. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. The Office of Business Development has reviewed the submission and has the following comments: Business Development supports the applicant's payment of the in-lieu parking fees to facilitate meeting parking requirements for this project. Business Development suggests ensuring that the retail and office space be designed to encourage the type of high quality tenants compatible with the style of retail and office uses desired for the downtown. xB -225- Item 7. - 154 9 HUNTI GTON ®EACH PLANNING AND BUILDING DEPARTMENT HUNTINGTON BEACH PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: July 7, 2014 PROJECT NAME: Morning Jade Mixed Use Building PLANNING APPLICATION NO. 2012-083 ENTITLEMENTS: Conditional Use Permit No. 12-011/Coastal Development Permit No. 12- 007/ Design Review No. 12-007/ Environmental Assessment No. 14-001 DATE OF PLANS: May 27, 2014 PROJECT LOCATION: 122-124 Main Street (east side of Main Street, between Pacific Coast Highway and Walnut Avenue) PLAN REVIEWER: Jill Arabe, Associate Planner TELEPHONE/E-MAIL: (714) 374-5357 /jarabe@surfcity-hb.org PROJECT DESCRIPTION: CUP/CDP: To permit the partial demolition of two commercial structures designated as Historical Landmarks pursuant to the General Plan and the construction of an approximately 9,530 square feet, three-story mixed use building with rooftop deck consisting of retail, office, and three residential units. The request includes parking in-lieu fees for the commercial parking spaces. DR: To review the design, colors, and materials of the proposed structure and rehabilitated storefront. EA: To review the potential environmental impacts of the proposed project. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided should final project approval be received. If you have any questions regarding these requirements, please contact the Plan Reviewer. CONDITIONAL USE PERMIT 12-011 / COASTAL DEVELOPMENT PERMIT NO. 12-007: 1. The site plan, floor plans, and elevations approved by the Planning Commission shall be the conceptually approved design with the following modifications: a. A minimum of 3% of public open space shall be provided onsite. The plans shall indicate compliance with public open space requirements including a minimum of 30% of the public open space area containing landscaping, including shade trees, accent trees and other soft landscaping. Potted plants within the public open space area do not count towards this requirement. (SP5-3.3.1.15) Item 7. - 155 xB -226- b. Interior dimensions of the required residential parking spaces shall be provided with a minimum of 9 ft. width and 19 ft. depth (per space). The man doors leading into the garages shall not depict encroachment within the required parking space dimensions. (SP5-3.2.2.26.4 and 3.2.26.6) c. The elevator and enclosed stairways shall not exceed a maximum height of 10 feet above the maximum allowed building height of 35 feet and 3 stories. Additional structures above the rooftop deck shall be clearly labeled on the section drawings and depicted on the elevations. (SP5- 3.3.1.8) d. A minimum of 5 bicycle parking spaces shall be provided onsite. (SP5-3.2.26.5) e. All guest parking shall be fully accessible. It shall not be enclosed within a garage or enclosed area. (HBZSO Section 231.18D) f. All new development shall be consistent with the water quality requirements of the General Plan, Local Coastal Program, and the NPDES. (SP5-3.2.29) g. Sufficient refuse and recycling collection areas shall be provided for all uses (residential, retail, and office). Please demonstrate compliance with requirements and provide a will-serve letter from Rainbow Disposal for the site. (SP5-3.2.19) h. All residential development shall adhere to Section 230.26 of the HBZSO. (SP5-3.2.20) i. The site plan shall include all utility apparatus, such as but not limited to, backflow devices and Edison transformers. Utility meters shall be screened from view from public right-of-ways. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be not be located in the front yard setback and shall be screened from view. (HBZSO Section 230.76) j. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback a minimum of 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing proposed screening must be submitted for review and approval with the application for building permit(s). (HBZSO Section 230.76) k. The site plan and elevations shall include the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes (as approved by the United States Postal Service), and similar items. If located on a building, they shall be architecturally integrated with the design of the building, non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. (HBZSO Section 230.76) I. The separation between the building wall and north and south property lines shall not exceed two (2) inches. Buildings located adjacent to property line(s) shall be designed for 2" maximum out of plane displacement resulting from prescribed lateral forces specified by the California Building Code. (A maintenance easement agreement shall be submitted by the applicant for review and approval by the Planning and Building Department. The approved agreement shall be recorded with the County Recorder.) (HBZSO Section 210.06.J) HB _2227_ Item 7. - 156 m. All parking area lighting shall be energy efficient and designed so as not to produce glare on adjacent residential properties. Security lighting shall be provided in areas accessible to the public during nighttime hours, and such lighting shall be on a time-clock or photo-sensor system. (HBZSO 231.18.C) 2. Prior to issuance of demolition permits, the following shall be completed: a. The applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District (SCAQMD) and any other local, state, or federal law regarding the removal and disposal of any hazardous material including asbestos, lead, and PCB's. These requirements include but are not limited to: survey, identification of removal methods, containment measures, use and treatment of water, proper truck hauling, disposal procedures, and proper notification to any and all involved agencies. (AQMD Rule 1403) b. Pursuant to the requirements of the South Coast Air Quality Management District, an asbestos survey shall be completed. (AQMD Rule 1403) c. The applicant shall complete all Notification requirements of the South Coast Air Quality Management District. (AQMD Rule 1403) d. The City of Huntington Beach shall receive written verification from the South Coast Air Quality Management District that the Notification procedures have been completed. (AQMD Rule 1403) e. All asbestos shall be removed from all buildings prior to demolition of any portion of any building. (AQMD Rule 1403) f. All facets of the project related to historic preservation shall be reviewed and approved by the City of Huntington Beach. The applicant shall provide written notice of any proposed demolition to the Planning and Building Department, for review by the City of Huntington Beach Historic Resources Board, a minimum of 45 days in advance of permit issuance. The HRB may relocate, fully document and/or preserve significant architectural elements. The applicant/property owner shall not incur any costs associated with moving or documenting the structure by the Board. (Policy Memo PP-71) 3. Prior to issuance of grading permits, the following shall be completed: a. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect shall be submitted to the Planning and Building Department for review and approval. (HBZSO Section 232.04) b. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent (13'-14' of trunk height for Queen Palms and 8'-9' of brown trunk). (CEQA Categorical Exemption Section 15304) c. "Smart irrigation controllers" and/or other innovative means to reduce the quantity of runoff shall be installed. (HBZSO Section 232.04.D) d. Standard landscape code requirements apply. (HBZSO Chapter 232) e. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. (HBZSO Section 232.04.13) Item 7. - 157 xB -228- f. Landscaping plans should utilize native, drought-tolerant landscape materials where appropriate and feasible. (HBZSO Section 232.06.A) g. A Consulting Arborist (approved by the City Landscape Architect) shall review the final landscape tree-planting plan and approve in writing the selection and locations proposed for new trees. Said Arborist signature shall be incorporated onto the Landscape Architect's plans and shall include the Arborist's name, certificate number and the Arborist's wet signature on the final plan. (Resolution No. 4545) 4. Prior to submittal for building permits, the following shall be completed: a. The property owner shall submit an In-Lieu Parking Fee Participation Agreement to the Planning and Building Department. The agreement shall be reviewed and approved by the City Attorney as to form and content and, when approved, shall be recorded in the Office of the Orange County Recorder. The recorded agreement shall remain in effect for the term specified, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach. (City Council Resolution Nos. 6720 and 6721) 5. Prior to issuance of building permits, the following shall be completed: a. An Affordable Housing Agreement in accord with Section 230.26 of the ZSO. (HBZSO Section 230.26) b. The Downtown Specific Plan fee shall be paid. (Resolution No. 5328) c. A Mitigation Monitoring Fee for mitigated negative declarations and EIRs, shall be paid to the Planning and Building Department pursuant to the fee schedule adopted by resolution of the City Council. (City of Huntington Beach Planning and Building Department Fee Schedule) d. All new commercial and industrial development and all new residential development not covered by Chapter 254 of the Huntington Beach Zoning and Subdivision Ordinance, except for mobile home parks, shall pay a park fee, pursuant to the provisions of HBZSO Section 230.20 — Payment of Park Fee. The fees shall be paid and calculated according to a schedule adopted by City Council resolution. (City of Huntington Beach Planning and Building Department Fee Schedule) 6. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. All Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays. (HBMC 8.40.090) 7. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released for the first residential unit, and issuance of a Certificate of Occupancy until the following has been completed: a. A copy of the recorded In-Lieu Parking Fee Participation Agreement and proof of full payment or first installment payment to the City Treasurer shall be submitted to the Planning and Building Department. (Resolution Nos. 6720 and 6721) HB -229- Item 7. - 15 8 b. A Certificate of Occupancy must be approved by the Planning and Building Department and issued by the Building and Safety Department. (HBMC 17.04.036) c. Complete all improvements as shown on the approved grading, landscape and improvement plans. (HBMC 17.05) d. All trees shall be maintained or planted in accordance to the requirements of Chapter 232. (HBZSO Chapter 232) e. All landscape irrigation and planting installation shall be certified to be in conformance to the City approved landscape plans by the Landscape Architect of record in written form to the City Landscape Architect. (HBZSO Section 232.04.13) f. The provisions of the Water Efficient Landscape Requirements shall be implemented. (HBIVIC 14.52) 8. The Development Services Departments (Planning and Building, Fire, and Public Works) shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Planning and Building may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information or other relevant factors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the provisions of HBZSO Section 241.18. (HBZSO Section 241.18) 9. Conditional Use Permit No. 12-011 / Coastal Development Permit No. 12-007 shall become null and void unless exercised within one year of the date of final approval, or as modified by condition of approval. An extension of time may be granted by the Director pursuant to a written request submitted to the Planning and Building Department a minimum 30 days prior to the expiration date. (HBZSO Section 241.16.A) 10. Conditional Use Permit No. 12-011/ Coastal Development Permit No. 12-007 shall not become effective until the appeal period following the approval of the entitlements have elapsed. ((HBZSO Section 241.14) 11. The Planning Commission reserves the right to revoke Conditional Use Permit No. 12-011/ Coastal Development Permit No. 12-007 pursuant to a public hearing for revocation, if any violation of the conditions of approval, Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. (HBZSO Section 241.16.13) 12. The project shall comply with all applicable requirements of the Municipal Code, Planning and Building Department and Fire Department, as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. (City Charter, Article V) 13. Construction shall be limited to Monday — Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. (HBMC 8.40.090) 14. The applicant shall submit a check in the amount of $50.00 (plus the appropriate filing fee for the CEQA document) for the posting of the Notice of Determination at the County of Orange Clerk's Item 7. - 159 HB -2�0- Office. The check shall be made out to the County of Orange and submitted to the Planning and Building Department within two (2) days of the Planning Commission's approval of entitlements. (California Code Section 15094) 15. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Building, and Public Works for Code requirements. Substantial changes may require approval by the Planning Commission. (HBZSO Section 232.04) 16. All permanent, temporary, or promotional signs shall conform to Chapter 233 of the HBZSO and the Downtown Specific Plan. Prior to installing any new signs, changing sign faces, or installing promotional signs, applicable permit(s) shall be obtained from the Planning and Building Department. Violations of this ordinance requirement may result in permit revocation, recovery of code enforcement costs, and removal of installed signs. (HBZSO Chapter 233) xB -23 1- Item 7. - 160 CITY OF HUNTINGTON BEACH PUBLIC WORKS INTERDEPARTM. ENTAL COMMUNICATION PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: JUNE 19, 2014 PROJECT NAME: MIXED USE DEVELOPMENT ENTITLEMENTS: CUP 12-11, CDP 12-07, DR 12-07 PLNG APPLICATION NO. : 2012-0083 DATE OF PLANS: MAY 27, 2014 PROJECT LOCATION: 122-124 MAIN STREET PROJECT PLANNER JILL ARABE, ASSISTANT PLANNER TELEPHONEIE-MAIL; 714-374-5357 1 JARABE(a-)-SURFCITY-HB.ORG PLAN REVIEWER: STEVE BOGART, SENIOR CIVIL ENGINEER,�:/,,—,�, TELEPHONEIE-MAIL: 714-374-1692/SBOGART(Q-)-SURFCITY-HB.ORG PROJECT DESCRIPTION: TO PERMIT THE PARTIAL DEMOLITION OF TWO EXISTING COMMERCIAL BUILDINGS (DESIGNATED AS HISTORICAL LANDMARKS PURSUANT TO THE GENERAL PLAN), PRESERVE AND RELOCATE THE HISTORICAL FACADES 6 FT. EAST FROM THE CURRENT PROPERTY LINE, AND CONSTRUCT A NEW 3-STORY MIXED USE PROJECT INCLUDING ON-GRADE RESIDENTIAL PARKING GARAGES, 2,330 SF RETAIL, 5,000 SF OFFICE, AND 3 RESIDENTIAL UNITS. THE REQUEST INCLUDES IN-LIEU FEES FOR PARKING. The following is a list of code requirements deemed applicable to the proposed project based on plans as stated above. The items below are to meet the City of Huntington Beach's Municipal Code (HBMC), Zoning and Subdivision Ordinance (ZSO), Department of Public Works Standard Plans (Civil, Water and Landscaping) and the American Public Works Association (APWA) Standards Specifications for Public Works Construction (Green Book), the Orange County Drainage Area management Plan (DAMP), and the City Arboricultural and Landscape Standards and Specifications. The list is intended to assist the applicant by identifying requirements which shall be satisfied during the various stages of project permitting, implementation and construction. If you have any questions regarding these requirements, please contact the Plan Reviewer or Project Planner. THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A GRADING PERMIT: 1. A Legal Description and Plot Plan of the dedications to City to be prepared by a licensed surveyor or engineer and submitted to Public Works for review and approval. The dedication shall be recorded prior to issuance of a grading permit. Item 7. - 161 14 B -2 32- Page 2 of 6 Z The following dedications to the City of Huntington Beach shall be shown on the Precise Grading Plan. (ZSO 230.084A) a. A 4.5 foot right-of-way alley dedication along the project frontage is required, per Public Works Standard Plan No. 107. The rear alley is designated with an ultimate width of 24 feet. b. A 2.5 foot right-of-way dedication for pedestrian access and public utilities along the Main Street frontage is required, for a 40 foot center line to property line width, per Public Works Standard Plan Nos. 104 and 207, 3. A Precise Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted to the Public Works Department for review and approval. (MC 17.05/ZSO 230,84) The plans shall comply with Public Works plan preparation guidelines and include the following improvements on the plan: a. Curb, gutter and sidewalk along the Main Street frontage shall be removed and replaced per Public Works Standard Plan Nos. 202 and 207, The sidewalk width shall be increased to 26 feet and constructed with a unique paving design consistent with the requirements specified in the Downtown Specific Plan Update. All parking (including valet) shall be removed along the project frontage's new sidewalk and be replaced in a one-to-one ratio within walking distance of the site. (ZSO 230.84, DTSP) b. A new sewer lateral shall be installed connecting to the main in the alley. If the new sewer lateral is not constructed at the same location as the existing lateral, then the existing lateral shall be severed and capped at the main or chimney. (ZSO 230.84) c. A new domestic water service and meter or master meter shall be installed per Water Division Standards, and sized to meet the minimum requirements set by the California Plumbing Code (CPC) and Uniform Fire Code (UFC), (ZSO 255.04) (MC 14.08.020) d. The irrigation water service may be combined with the domestic water service. (ZSO 230.84) e. The existing domestic water service currently serving the existing development may potentially be utilized if it is of adequate size, conforms to current standards, and is in working condition as determined by the Water Inspector. If the property owner elects to utilize the existing water service, any non-conforming water service, meter, and backflow protection devices shall be upgraded to conform to the current Water Division Standards. Alternatively, a new separate domestic water service, meter and backflow protection device may be installed per Water Division Standards and shall be sized to meet the minimum requirements set by the California Plumbing Code (CPC). (ZSO 254.04) f. Separate backflow protection devices shall be installed per Water Division Standards for domestic and fire water services, and shall be screened from View. (Resolution 5921 and State of California Administrative Code, Title 17) g. The existing domestic water services and meters, if not being used shall be abandoned per Water Division Standards. (ZSO 255.04) h. The fire sprinkler system that is required by the Fire Department for the proposed development shall have a separate dedicated fire service line installed per Water Division Standards. (ZSO 230.84) 4. The developer shall submit for approval by the Fire Department and Water Division, a hydraulic water analyses to ensure that fire service connection from the point of connection to City water main to the back-flow protection device satisfies Water Division standard requirements. 5. A Project Water Quality Management Plan (WQMP) conforming to the current Waste Discharge Requirements Permit for the County of Orange (Order No. R8-2009-0030) [MS4 Permit] prepared by a Licensed Civil Engineer, shall be submitted to the Department of Public Works for review and 1i B -2 3 3- Item 7. - 162 Page 3 of 6 acceptance. The WQMP shall address Section XI I of the MS 4 Permit and all current surface water quality issues. 6. The project WQMP shall include the following: a. Low Impact Development. b. Discusses regional or watershed programs (if applicable). c. Addresses Site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or `,zero discharge" areas, and conserving natural areas. d. Incorporates the applicable Routine Source Control BMPs as defined in the Drainage Area Management Plan. (DAMP) e. Incorporates Treatment Control BMPs as defined in the DAMP. f. Generally describes the long-term operation and maintenance requirements for the Treatment Control BMPs. g. Identifies the entity that will be responsible for long-term operation and maintenance of the Treatment Control BMPs. h. Describes the mechanism for funding the long-term operation and maintenance of the Treatment Control BMPs. i. Includes an Operations and Maintenance (O&M) Plan for all structural BMPs. j. After incorporating plan check comments of Public Works, three final WQMPs (signed by the owner and the Registered Civil Engineer of record) shall be submitted to Public Works for acceptance. After acceptance, two copies of the final report shall be returned to applicant for the production of a single complete electronic copy of the accepted version of the WQMP on CD media that includes: i. The 11" by 17" Site Plan in .TIFF format (400 by 400 dpi minimum), ii. The remainder of the complete WQMP in PDF format including the signed and stamped title sheet, owner's certification sheet, Inspection/Maintenance Responsibility sheet, appendices, attachments and all educational material. k. The applicant shall return one CD media to Public Works for the project record file. 7. Indicate the type and location of Water Quality Treatment Control Best Management Practices (BMPs) on the Grading Plan consistent with the Project WQMP. The WQMP shall follow the City of Huntington Beach; Project Water Quality Management Plan Preparation Guidance Manual dated June 2006. The WQMP shall be submitted with the first submittal of the Grading Plan, 8. A suitable location, as approved by the City, shall be depicted on the grading plan for the necessary trash enclosure(s). The area shall be paved with an impervious surface, designed not to allow run- on from adjoining areas, designed to divert drainage from adjoining roofs and pavements diverted around the area, and screened or walled to prevent off-site transport of trash. The trash enclosure area shall be covered or roofed with a solid, impervious material. Connection of trash area drains into the storm drain system is prohibited. If feasible, the trash enclosure area shall be connected into the sanitary sewer. (DAMP) 9. A detailed soils and geological/seismic analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, over excavation, engineered fill, clewatering, settlement, protection of Item 7. - 163 FIB -_234- Page 4 of 6 adjacent structures, chemical and fill properties, liquefaction, retaining walls, streets, and utilities. (MC 17,05.150) 10. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule 403 as related to fugitive dust control. (AQMD Rule 403) 11 The name and phone number of an on-site field supervisor hired by the developer shall be submitted to the Planning and Public Works Departments. In addition, clearly visible signs shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for information regarding this development and any construction/grading-related concerns. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. He/She will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. Signs shall include the applicant's contact number, regarding grading and construction activities, and "1-800-CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. 12. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading. THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLIED WITH DURING GRADING OPERATIONS: 11 An Encroachment Permit is required for all work within the City's right-of-way. (MC 12.35.010/MC 14.36.030) 14. The developer shall coordinate the development of a truck haul route with the Department of Public Works if the import or export of material in excess of 5000 cubic yards is required. This plan shall include the approximate number of truck trips and the proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction-related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. (MC 17,05.210) 15. Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading to keep the soil damp enough to prevent dust being raised by the operations. (California Stormwater BMP Handbook, Construction Wind Erosion WE-1) 16. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. (MC 17,05) 17. Wet down the areas that are to be graded or that is being graded, in the late morning and after work is completed for the day. (WE-1/MC 17.05) 1& The construction disturbance area shall be kept as small as possible. (California Stormwater BMP Handbook, Construction Erosion Control EC-1) (DAMP) 19. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. (DAMP) 20. Prior to leaving the site, all haul trucks shall be washed off on-site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. (DAMP) 21. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. (AQMD Rule 403) 22. Wind barriers shall be installed along the perimeter of the site, (DAMP) 11B -235- Item 7. - 164 Page 5 of 6 23. All construction materials, wastes, grading or demolition debris and stockpiles of soils, aggregates, soil amendments, etc. shall be properly covered, stored and secured to prevent transport into surface or ground waters by wind, rain, tracking, tidal erosion or dispersion. (DAMP) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A BUILDING PERMIT: 24. A Precise Grading Permit shall be issued. (MC 17,05) 25. Traffic Impact Fees (TIF) for the development shall be paid at the rate applicable at the time of Building Permit issuance. The current TIF for the residential, office, and commercial use is $1,394.58/unit, $2,026.71/ksf, and $4,175.67/ksf, respectively. Credits are given for the existing use when calculating the fee. (MC 17,65) 26. A drainage fee for the subject development shall be paid at the rate applicable at the time of Building Permit issuance. The current rate of $13,880 per gross acre is subject to periodic adjustments. This project consists of 0.186 gross acres (including its tributary area portions along the half street frontages) for a total required drainage fee of $2589. City records indicate the previous use on this property never paid this required fee. Per provisions of the City Municipal Code, this one-time fee shall be paid for all subdivisions or development of land. (MC 14.43) 27. The applicable Orange County Sanitation District Capital Facility Capacity Charge shall be paid to the City Department of Public Works. (Ordinance OCSD-40) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: 28, Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, shall be prepared in accordance with the latest edition of the City of Huntington Beach Construction Traffic Control Plan Preparation Guidelines and submitted for review and approval by the Public Works Department. (Construction Traffic Control Plan Preparation Guidelines) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO FINAL INSPECTION OR OCCUPANCY: 29. Complete all improvements as shown on the approved grading plan. (MC 17.05) 30. All new utilities shall be undergrounded. (MC 17.64) 31. All applicable Public Works fees shall be paid at the current rate unless otherwise stated, per the Public Works Fee Schedule adopted by the City Council and available on the city web site at http://www.surfcity-hb.org/files/users/public works/fee schedule.pdf. (ZSO 240,06/ZSO 250,16) 32. Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, the applicant shall: a. Demonstrate that all structural Best Management Practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications. b. Demonstrate all drainage courses, pipes, gutters, basins, etc. are clean and properly constructed. Item 7. - 165 IJB -236- - - Page 6 of 6 -. . . c. Demonstrate that applicant is prepared to implement all non-structural BIVIPs described in the Project WQMP. d. Demonstrate that an adequate number of copies of the approved Project WQMP are available for the future occupiers. ADDITIONAL COMMENTS REGARDING THE CURRENT SITE PLAN AND WATER UTILITY PPERTENANCES. It is suggested that the location of the backflow devices for the domestic water and fire services be designed for this project. The backflow devices shall not be located within the building structure but must be located outside of the building, within the subject property boundaries and not in the public right-of- way. Locations for said backflow devices shall be approved by Public Works and Planning Departments. The connections for the site's necessary water services will likely be to the existing -inch public water main within the alley. The rear of the proposed building does not provide much room with the garage door openings, trash enclosure and building access opening taking up much of the space. If the developer proposes a single domestic water meter to serve the entire building, a meter vault can be quite large depending on the size of the meter. New water meters shall not be located in the garage door or trash enclosure openings. xB -237- Item 7. - 166 Attachment Nm. 3 Applicable Downtown Specific Plan EIR Mitigation Measures MM4.2-l: During construction, demolition and remodel activities,the following Best Available Control Measure abu||be implemented where feasible: * DostCon1,o| ° Apply soil stabilizers to inactive areas. " Prepare o high wind dust control plan and implement plan elements and terminate soil disturbance when winds exceed 25 mph. ° Stabilize previously disturbed areas if subsequent construction is delayed. , Water exposed surfaces and haul roads 3 times per day. ° Cover all stock piles with tarps. " Replace ground cover ill disturbed areas assoon as feasible. , Reduce speeds oil unpaved roads to less than 15mpb. p Exhaust Emissions " Require 90'doy |ovv-N(]KxR tune-ups for off-road equipment. , Limit allowable idling\o5 minutes for trucks and heavy equipment. , Utilize equipmeot whose engines are equipped with diesel oxidation catalysts if available. ^ Utilize diesel particulate filter oil heavy equipment where feasible. " Utilize low emission mobile construction equipment. , Utilize existing power sources when available, minimizing the use of higher polluting gas or diesel generators. , Configure construction parking to nuininn)ze\ndfic interference. ° ykm construction 1ominimize |unc closures oil existing streets. ^ A full listing of construction emission controls is included in tile Air Quality Assessment for Huntington Beach Downtown Specific Plan dated Aor | 13, 2004(Appendix B) ° Painting and Coatings Use low l/[XC coatings and high pressure-low volume sprayers. MM4.2-2: The City shall require hv contract specifications that all diesel-powered equipment used would be retrofitted with after-treatilient products(e.g., engine catalysts and other technologies available at the tirne construction commences)to the extent that they are readily available and cost effective when construction activities commence. Contract specifications ohu|| be included in the proposed project construction documents,which shall bc approved by the City ofUuudn�¢ouBeach. MM 4,2-3: The City ahal| require bv contract specifications that alternative fuel construction equipment (e.g., compressed natural gay` liquid petroleum gas, and unleaded gasoline)vvouid be utilized to the extent feasible at the time construction activities commence. Contract specifications shall be included in the proposed project construn\\mndocuouenta, vvhichsha!! beapprovedby1heCip/ ofBunt\ngtonBeach. MY1 4.2-4: Tile City shall require that developers within the project site use locally available building materials such as concrete, stucco, and interior finishes for construction of the project and associated infrastructure. MM 4.2-5: The City shall require developers within the project site to establish a construction management plan with Rainbow Disposal to divert a target of 50% of construction, demolition,and site clearing waste. MM 4.2-6: The City shall require by contract specifications that construction equipment engines will be maintained in good condition and in proper tune per manufacturer's specification for the duration of construction. Contract specifications shall be included in the proposed project construction documents, which shall be approved by the City of Huntington Beach. MM 4.2-7: The City shall require by contract specifications that construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, shall be turned off when not in use for more than five minutes. Diesel-fueled commercial motor vehicles with gloss vehicular weight ratings of greater than 10,000 pounds shall be turned off when not in use for more than five minutes. Contract specifications shall be included in the proposed project construction documents, which shall be approved by the City of Huntington Beach. MM 4.2-10: The City shall require that any new development within the project site provide a bulletin board or a kiosk in the lobby of each proposed structure that identifies the locations and schedules of nearby transit opportunities. MM 4.2-11: The property owner/developer of individual projects within the DTSP will reduce operation- related emissions through implementation of practices identified in SCAQMD's CEQA Handbook and the URBEMIS v9.2.4, some of which overlap. Specific measures are delineated in the DTSP Air Quality Assessment(Volume 11, Appendix B). MM 4.2-12: The following measures,based on these sources, shall be implemented by the property applicant to reduce criteria pollutant emissions from projects associated with the DTSP Update. Additionally, support and compliance with the AQMP for the basin are the most important measures to achieve this goal. The AQMP includes improvement of mass transit facilities and implementation of vehicular usage reduction programs. Additionally, energy conservation measures are included. • Transportation Demand Management(TDM) Measures 1. Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. Presumably,this measure would improve traffic flow into and out of the parking lot. The air quality benefits are incalculable because more specific data is required. 2. Provide dedicated turn lanes as appropriate and provide roadway improvements at heavily congested roadways. Again,the areas where this measure would be applicable are the intersections in and near the project area. Presumably.these measures would improve traffic flow. Emissions would drop as a result of the higher traffic speeds, but to an unknown extent. 3. Synchronize traffic signals. The areas where this measure would be applicable are roadway intersections within the project area. This measure would be more effective if the roadways beyond the project limits are synchronized as well. The air quality benefits are incalculable because more specific data is required 4. Ensure that sidewalks and pedestrian paths are installed throughout the project area. HB -239- ATTACHMENT NC Item 7. - 169 ® Energy Efficient Measures l. Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. Reducing the need to heat or cool structures by improving thermal integrity will result in a reduced expenditure of energy and a reduction in pollutant emissions. 2. Install energy efficient street lighting. 3. Capture waste heat and reemploy it in nonresidential buildings. This measure is applicable to the commercial buildings in the project. 4. Provide lighter color roofing and road materials and tree planning programs to comply with the AQMP Miscellaneous Sources MSC-01 measure.This measure reduces the need for cooling energy in the summer. 5. Introduce window glazing, wall insulation, and efficient ventilation methods. 6. Install low-emission water heaters, and use built-in. energy-efficient appliances. e., .:n ,. MM 4.3-1: If changes are proposed to properties or buildings listed in the City of Huntington Beach General Plan Historic and Cultural Resources Element and/or on any state or national historic register,the City, shall require preparation of a report from a qualified architectural historian regarding the significance of the site/structure. Based on the results of the report,further mitigation, such as preservation, restoration. or salvaging of materials, shall be identified and implemented as recommended by a qualified architectural historian. MM 4.3-2: During construction activities, if archaeological and/or paleontological resources are encountered.the contractor shall be responsible for immediate notification and securing of the site area immediately.A qualified archaeologist and/or paleontologist approved by the City of Huntington Beach Planning Director shall be retained to establish procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of cultural resource finds. If major archaeological and/or paleontological resources are discovered that require long-term halting or redirecting of grading, a report shall be prepared identifying such findings to the City and the County of Orange. Discovered cultural resources shall be offered to the County of Orange or its designee on a first-refusal basis. MM 4.3.-3: During construction activities, if human remains are discovered, work shall be halted and the contractor shall contact the City's designated representative on the project and the Orange County Coroner until a determination can be made as to the likelihood of additional human remains in the area. If the remains are thought to be Native American,the coroner shall notify the Native American Heritage Convnission who will ensure that proper treatment and disposition of the remains occurs. oTogy anc "GIs ok h . MM 4.4-1: Future development in the DTSP area shall prepare a grading plan, subject to review and approval by the City's development services departments,to contain the recommendations of the required final soils and geotechnical report. These recommendations shall be implemented in the design of the project, including but not limited to measures associated with site preparation, fill placement,temporary shoring and permanent dewatering, groundwater seismic design features, excavation stability, foundations, soils stabilization, establishment of deep foundations, concrete slabs and pavements, surface drainage, cement type and corrosion measures. erosion control, shoring and internal bracing, and plan Item 7. - 169 HB -240- ATTACHMENT NO. 3.3 review. MM4.5-1: The City of Huntington Beach shall require a Phase One assessment on properties within the Downtown Specific Plan area, including properties utilized for oil productionactivities,proposed for development to assure that any hazardous materials/contaminated soils present onthe property are identified and remediated in accordance with City specifications 422, 429 and 431-92,All native and imported soils associated with apr jedehallnneetUhestandardyoutlioed in City Specification No. 43|-92 prior to approval o[grading and building plans by the Huntington Beach Fin: Department. Additionally. all work ataproject site shall comply with the Cih/`a Public Works Department requirements(e.g., bao| route perm itx). MM 4.5-2: In the event that previously unknown or unidentified soil and/or groundwater contamination that could present u threat k` human health cvthe environment ia encountered during construction inthe pr jcctarea, construction activities in the immediate vicinity of the contamination ahuU cease immediately. If contamination ia encountered,a Risk Management Plan aha|| be prepared and implemented that 1) identifies the contaminants of concern and the potential risk each contaminant would pose to human health and the environment during construction and post-development and 2)describes measures to be taken(o protect workers and the public from exposure to potential site hazards. Such . measures could include a range of options, including, but not limited to, physical site controls during construction, remediation, long-term mointoring, post-development maintenance or access limitations, oi some combination thereof Depending on the nuiun: of contamination, if any, appropriate agencies shall be notified (e.g., Dunbngton Beach Fire Department). |f needed,a Site Hea|th and Safety Plan that meets Occupational Safety and Health Administration requirements shall be prepared and in place prior to commencement of work in any contaminated area. MM4,6-1: Prior to issuance o[any grading or building permits and/or prior\o recordation o[any Subdivision maps, the applicant of any new development or significant redevelopment projectsmha|| submit tothe Department o[Public Works Water Quality Management Plan (WOh3P) emphasizing implementation o[LID principles and addressing hydrologic conditions o[concern. WVK1Pa shall bcin cornp]iance with the current California Regional Water QUal ity Control Board(RWQCB) Santa Ana Region, Waste Discharge Requirements permit. and all Federal, State and local regulations. MM4,6-%: Prior to issuance o[any grading oc building permits,a hydrology and hydraulic analysis shall be submitted \o the Department o[Public Works for review and approval(l0-, 25-, and |O0-yearstorms and back-to-back storms shall be analyzed). In addition,this Study shall include 24-hour peak back-to- back 100-year stornis for onsite detention analysis. The drainage improvements shall be designed and constructed as required by the Department o[Public Works(omitigate impact o[increased runoff due to deve|oprnen1, or deficient, downstream systonns. Design of all necessary drainage improvements sbu|| provide initigation for all rainfall event frequencies Lip to a I 00-year frequency. MM 4.6-4: Prior to the issuance of a building permit, the developer or applicant shall submit detailed Landscape Architectural plans by a State Licensed Landscape Architect that shall include a designed irrigation aymicxo that eliminates surface runoff and ineetm the City`a Water Efficient Landscape Ordinance requirements detailed planting | that iDappropriate California Native and other water conserving plants materials. In addition,there shall be a maintenance program submitted that addresses the use of fertilizers and pesticides to meet the requirements of the City Integrated Pest Management,Pesticide and Fertilizer Management Guidelines,the Water Quality Management Plan, and the County Drainage Area Master Plan.These plans shall be reviewed and approved by the City of Huntington Beach Public Works and Planning Departments. The landscaping shall be installed and maintained in conformance with the approved plan,the maintenance program and the City Zoning and Subdivision Ordinance requirements. MM 4.6-5:Prior to the issuance of a building permit,the developer shall submit to the City Department of Planning for approval a plan outlining specific planning measures to be taken to minimize or reduce risks to property and human safety from tsunami during operation.Planning measures could include but would not be limited to the following: • Provision of tsunami safety information to all project residents and businesses, in addition to posting in public locations on site; • Identification of the method for transmission of tsunami watch and warnings to residents, business owners and people on site in the event a watch or warning is issued, Identification of an evacuation site for persons on-site in the event of a tsunami warning. 1t15E': ,,,, U� MM 4.8-1: Noise attenuation devices shall be used on all construction equipment, and construction staging areas shall be located as far as possible from any residences or other noise sensitive receptors. lPabtice�rviees tea::p ' i �.. : .. �3d � ,,,,,. . MM 4.10-1: New construction within the Downtown Specific Plan Area shall be designed to provide for safety measures(e.g.. alarm systems, security lighting, other on-site security measures and crime prevention through environmental design policies) and subject to the review and approval of the City Planning Department and Huntington Beach Police Department. MM 410-2: Subject to the City's annual budgetary process,which considers available funding and the staffing levels needed to provide acceptable response time for fire and police services, the City shall provide sufficient finding to maintain the City's standard, average level of service through the use of General Fund monies. Utilities.ax1&Se i ie$ysteMs 0 MM 4.13-1: To ensure that there are no adverse impacts associated with the future Downtown Specific Plan development projects during construction.Applicant/developer/builder/contractor shall coordinate With utility and service organizations prior to the commencement of construction. MM 4.13-2: Individual development projects within the Downtown Specific Plan Area will require connections to existing water, sewer, and utility lines in the City and may require construction of new water pipeline facilities. All connections to existing water and wastewater infrastructure will be designed and constructed per the requirements and standards of the City of Huntington Beach Public Works Department. Connections to any OCSD sewer fine shall be designed to OCSD standards. Such installation shall be coordinated, reviewed, and approved by the appropriate City departments and applicable agencies. Item 7. - 171 11B -242- ATTACHMENT NO. 3.5 MM 4.13-3: Each development project is required to implement separate water conservation measures that support major water conservation efforts. The following water saving technologies can be implemented on a project basis to comply with statewide water goals and water conservation measures that can further assist in meeting the 20%reduction goal. • Waterless urinals should be specified in all public areas, including restaurants and commercial bathrooms. • Low-flush toilets should be installed in all new residential units and encouraged through rebates or other incentives in existing homes. • Low-flow shower heads and water faucets should be required in all new residential and commercial spaces and encouraged in existing developed properties. • Water efficient kitchen and laundry room appliances should be encourage through rebates for both residential and commercial units. • Landscaping should be completed with drought tolerant plants and native species. Irrigation plans should use smart controllers and have separated irrigation meters. MM 4.13-4: As individual development occurs within the Downtown Specific Plan area, additional hydraulic studies shall be performed to verify,that water pipes will adequately support each specific project. A sewer study shall be prepared for Public Works Department review and approval. A fourteen (14) day or longer flow test data shall be included in the study. The location and number of monitoring test sites, not to exceed three.to be determined by the Public Works Department. MM 4.13-5: As individual development occurs within the Downtown Specific Plan Area, each development shall be required to pay for the development's fair share of infrastructure improvements to electrical systems per Southern California Edison requirements. HIS -'243- ATTACHMENT NCItem 7. - 172 Attachment No. 4 Summary of Mitigation Measures Description of Impact Mitigation Measure Historic survey report CULT-1 Prior to submittal of demolition permits for the 122 Main St. and 124 Main St. buildings, a Historic American Buildings Survey (NABS) Level III recordation document shall be prepared for the existing buildings; their property type, the Western False Front style, wood frame construction, and the Streamline Moderne style; and document other similar property types in downtown Huntington Beach; and its possible association with the City Hall of Pacific City and the economic and cultural development of the City of Huntington Beach. The HABS document shall be prepared by a qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History pursuant to 36 CFR 61. This document shall include a historical narrative on the architectural and historical importance of the Western False Front, wood frame, and Streamline Moderne style commercial buildings in Huntington Beach, downtown Huntington Beach and Main Street, association with the City Hall of Pacific City, and record the existing appearance of the building in professional large format HABS photographs. The building exterior, representative interior spaces, character-defining features. as well as the property setting and contextual views shall be documented. All j documentation components shall be completed in accordance with the. Secretary of the Interior's Standards and Guidelines for Architectural and Engineering Documentation (HABS standards). Original archivally-sound copies of the report shall be submitted to the HABS collection at the Library of Congress, and South Central Coastal Information Center, California State University, Fullerton, CA. Non- archival copies will be distributed to the City of Huntington Beach and Huntington Beach Public Library (Main Branch). In addition, any existing and available design and/or as-built drativinas shall be compiled, reproduced, and incorporated into the recordation document. Results of the demolition monitoring and salvage investigations (see CULT-2) shall be incorporated into the final draft of the HABS report. The final draft of the HABS report shall be submitted prior to final inspections for the new building. Monitoring during CULT-2 Prior to issuance of demolition permits for the 122 Main St. demolition structure, the project applicant shall retain a qualified architectural historian to conduct construction monitoring during demolition. Any important historic fabric associated with the period of significance, ca. 1902, shall be fully recorded in photographic images and written manuscript notes. Significant material shall be inventoried and evaluated for potential salvage, analysis and interpretation. A qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History, pursuant to 36 CFR 61, shall prepare the Item 7. - 173 HB -244- ATTACHMENT NO. 4.1 necessary written and illustrated documentation in a construction monitoring and salvage report. This document shall record the history of 122 Main Street and the wood-frame construction methods during the period of significance as well document its present physical condition through site plans; historic maps and photographs; sketch maps; 35mm photography; and written data and text. All documentation components shall be completed in accordance with the Secretary of the Interior's Standards and for Archaeological Documentation for above ground structures. The completed documentation shall be placed on file at the South Central Coastal Information Center, California State University, Fullerton, CA, and the City of Huntington Public Library. Findings shall be incorporated into the NABS report(see CULT-1). Metal plaque/marker CULT-3 Prior to issuance of certificate of occupancy for both buildings, a permanent metal plaque shall be affixed to the 122 Main St. and 124 Main St. storefronts or markers shall be embedded in the pavement in front, which will briefly explain the storefronts were relocated. The City of Huntington Beach shall verify the installation of the plaqueshnarkers at the site. Engineered bracing plan CULT-4 Prior to submittal for building permits, the developer shall submit an engineered approved bracing plan demonstrating the ability to retain the structural integrity of the storefronts and relocate them approximately six feet back from the existing property line. The engineered approved bracing plan shall be approved by the City of Huntinarton Beach prior to issuance of demolition permits for the buildings behind the storefronts. HB -245- ATTACHMENT NCItem 7. - 174 RESPONSES TO COMMENTS FOR DRAFT MITIGATED NEGATIVE DECLARATION NO. 14-004 I. This document serves as the Response to Comments on Draft Mitigated Negative Declaration No. 14-004.This document contains all information available in the public record related to the Oceanside Properties Mixed Use Building as of December 3, 2014, and responds to comments in accordance with Section 15088 of the California Environmental Quality Act (CEQA) Guidelines. This document contains six sections. In addition to this Introduction, these sections are Public Participation and Review, Comments, Responses to Comments, Errata to Draft Mitigated Negative Declaration No. 14-004, and Appendix. The Public Participation section outlines the methods the City of Huntington Beach has used to provide public review and solicit input on Draft Mitigated Negative Declaration No. 14-004.The Comments section contains those written comments received from agencies, groups, organizations and individuals as of December 3, 2014.The Response to Comments section contains individual responses to each comment. It is the intent of the City of Huntington Beach to include this document in the official public record related to Draft Mitigated Negative Declaration (MND) No. 14-004. Based on the information contained in the public record,the decision makers will be provided with an accurate and complete record of all information related to the environmental consequences of the project. II. PUBLIC PARTICIPATION AND REVIEW The City of Huntington Beach notified all responsible and interested agencies and interested groups, organizations, and individuals that Draft Mitigated Negative Declaration No. 14-004 had been prepared for the proposed project. The City also used several methods to solicit input during the review period for the preparation of Draft Mitigated Negative Declaration No. 14- 004.The following is a fist of actions taken during the preparation, distribution, and review of Draft Mitigation Negative Declaration No. 14-004. An official 27-day public review period for Draft Mitigated Negative Declaration No. 14-004 was established on November 6, 2014 and ended on December 2, 2014. Public comment letters were received by the City of Huntington Beach through December 3, 2014. Notice of Draft Mitigated Negative Declaration No. 14-004 was published in the Huntington Beach Independent on November 27, 2014 as well as advertised on the City's website. Notices were also sent to property owners and tenants within a 500' radius of the project site. Copies of the document were made available to agencies, groups, organizations,and individuals at the following locations: City Hall—City Clerk's Office; City Hall— Planning&Zoning Counter; Main Street Branch Library; and 1 Item 7. - 175 xB -246- on the City's Website. III. COMMENTS Copies of all written comments received as of December 3, 2014 are contained in Appendix A of this document. All comments have been numbered and are listed on the following pages. All comments are referenced by number with the responses directly adjacent to the reference number for clarity. Responses to Comments for each comment that was submitted on Draft Mitigated Negative Declaration No. 14-004 that raised an environmental issue are contained in this document. IV. RESPONSE TO COMMENTS Draft Mitigated Negative Declaration No. 14-004 was distributed to responsible agencies, interested groups,organizations, and individuals.The report was made available for public review and comment for a period of 27 days.The public review period for Draft Mitigated Negative Declaration No. 14-004 was established on November 6, 2014 and expired December 2, 2014.The City of Huntington Beach received comment letters through December 3, 2014. Copies of all documents received as of December 3, 2014 are contained in Appendix A of this report. Comments have been numbered with responses correspondingly numbered. Responses are presented for each comment that raised a significant environmental issue. Several comments do not address the completeness or adequacy of Draft Mitigated Negative Declaration No. 14-004, do not raise significant environmental issues, or request additional information. A substantive response to such comments is not appropriate within the context of the California Environmental Quality Act (CEQA). Such comments are responded to with a "comment acknowledged" or similar reference.This indicates that the comment will be forwarded to all appropriate decision makers for review and consideration. V. ERRATA TO DRAFT MITIGATED NEGATIVE DECLARATION NO. 14-004 No changes to Draft Mitigated Negative Declaration No. 14-004 and Initial Study Checklist are necessary. 2 xB -247- Item 7. - 176 RESPONSES TO COMMENTS-DRAFT MITIGATED NEGATIVE DECLARATION (MND NO. 14-004) STATE DEPARTMENT Department Of Transportation (DOT) DOT-1 The comment provides direction for the applicant to submit a Traffic Management Plan (TMP) for construction vehicles to Caltrans in order to minimize the impacts to State highway facilities, specifically SR-1. It is advised that the hauling of materials should not occur during A.M. and P.M. peak period of travel on State facilities during demolition and construction of the proposed project. This comment is acknowledged and has been forwarded to the applicant for their information. CITY ADVISORY BOARD Historic Resources Board (HRB) HRB-1 The comment provides information on the HRB's review of the Draft Mitigated Negative Declaration and the Historic Resources Assessment Report. The HRB identifies that the MND is incomplete and the buildings have a greater history than what is reported in the document. In the body of their letter, the HRB does not further discuss how the MND is incomplete. HRB-2 Comment: First and foremost, the HRB strongly urges the applicant to seek a variance from existing setback requirements that would force relocation of the facades of these important and irreplaceable historic structures. Response: The comment advises the applicant to seek a variance to retain the facades at the existing locations. The goals of the Downtown Specific Plan and Local Coastal Program include encouraging a pedestrian oriented environment and improving public access, in which significant improvements of sites along Main Street warrant street dedication and ultimately wider sidewalks. The developments of Pierside Pavilion and Oceanview Promenade are distinct examples where the buildings are significantly setback from the street curb to provide public plaza areas and wider sidewalks for pedestrian access. The request to retain the facades in their existing locations, as part of a project that involves new construction, would therefore violate dedication requirements, the Downtown Specific Plan, and the Local Coastal Program and encroach into the ultimate public right- of-way. The project would require an application for a Zoning Text Amendment and Local Coastal Program Amendment to alter the goals and requirements for greater pedestrian access. Furthermore, the applicant is proposing to comply with the specific plan by relocating the facades as well as retain the primary defining characteristics of the historic resources. By keeping the rare architectural form of the false storefronts in front of the new building, the historical relationship of the downtown Main Street commercial buildings will still be preserved. 3 Item 7. - 177 JIB -248- HRB-3 Comment: Relocation efforts would be costly and deprive the applicant of usable interior square footage. Further, the process of relocation could jeopardize these structures, depriving the entire community of this tangible evidence of our past. Response: The comment identifies that the project would benefit with more square footage if the facades were not relocated. Comment acknowledged. The HRB identifies the potential to jeopardize the structural integrity and to lose tangible evidence of the City's past during relocation of the facades. The MND is proposing Mitigation Measure CULT-4, which involves submittal of an engineered approved bracing plan demonstrating the ability to retain the structural integrity of the storefronts during transport. The HRB does not provide evidence that the mitigation measure is infeasible or inadequate. HRB-4 Comment: The MND states that the side elevations are not publicly visible. But, as numerous photographs in the PCR Report show, the side view of the full parapet of 122 Main Street is clearly visible above the columns of 124 Main Street and is very much a character defining feature. Response: The comment is demonstrating that the side of the parapet of 122 Main is visible from the street. The tall crenellated parapet that wrapped around the sides of 122 Main Street will be preserved as part of the project and is a primary character defining feature. To clarify, the MND identifies that the secondary elevations of the buildings are not clearly visible from the public right-of-way. On 122 Main, the secondary elevations refer to the rear and sides of the buildings that are composed of wood frame construction, sheathed in wood shiplap siding with a gabled roof. On 124 Main, the secondary elevations refer to the rear and side of the buildings that are composed of wood frame construction sheathed in corrugated metal siding with a gabled roof. These portions of the buildings are not clearly visible from the public right-of-way as stated in the MND. HRB-5 Comment: Furthermore, leaving as much as possible of the existing structure intact would enhance the owners opportunity to take full advantage of the Mills Act. Under this recently approved program, preservation rather than mitigation is supported by tax incentives. This could prove to be of significant financial benefit to the owner. The comment advises the property owner to keep the existing structure and apply for the Mills Act program to obtain tax incentives. The property owner is not proposing nor required to take advantage of Mills Act tax incentives. The potential tax incentives provided by the Mills Act do not undermine the adequacy of mitigation measures identified in the MND as they pertain to the proposed project. Comment acknowledged. 4 uB -249- Item 7. - 178 HRB-6 Comment: The buildings at 122 and 124 Main Street critically document the commercial development of Huntington Beach. These lots were originally surveyed as Lots 22 and 24 of Block 5 of Pacific City dating back to our city's infancy. This, combined with the paucity of commercial buildings in the first decade of the 20th century, reinforce the probability that 122 Main Street housed the early City Hall. Certainly, it is among the earliest structures on Main Street. Response: The comment affirms that the buildings are relevant to the history of commercial development in Huntington Beach and identifies that 122 Main is associated to the early City Hall. The MND and PCR report also disclose this information related to the historical relevancy of the buildings and the conclusion that 122 Main Street may have served as early City Hall. Comment acknowledged. HRB-7 The comment and photographs summarize different periods of Main Street through the years. The HRB states their opinion and request for the fullest preservation effort possible. This comment is acknowledged and will be forwarded to the decision makers for consideration. 5 Item 7. - 179 1 1s -250- V. APPENDIX A Comment Letters • California Department of Transportation (DOT) • Historic Resources Board (HRB) 6 HB -251_ Item 7. - 180 STATE 0 ..... EDMUND '.BR0-WN Jr. Go-- DEPARTMENT OF TRANSPORTATION DISTRICT 12 3347 MICHELSON DRIVE,SUITE 100 IRVINE,CA 92612-8894 PHONE (949)724-2000 Flex your power! FAX (949)724-2019 0 4 Be energy efficieni! TI-Y 711 www.dot.ca.gov November 10,2014 Jill Arabe File: IGRfCEQA City of Huntington Beach Log#: 4099 2000 Main Street SR-1 Huntington Beach, CA 92648 Subject: Public Notice of Availability Draft Mitigated Negative Declaration No. 14-004 (Morning Jade Mixed Use Building) Dear Ms.Aiabe, Thank you for the opportunity to review and comment on the Draft Mitigated Negative Declaration (FIND) forte Morning Jade Mixed Use Project. The project proposes the partial demolition of two existing commercial buildings and the construction of a three-story mixed use building on the subject site. It is requested to retain, rehabilitate, and relocate the storefront facades approximately six feet back from their existing locations at the front property line. The nearest State route to the project site is SR-1. The Department of Transportation (Department) is a commenting agency on. this project and we have the following comments: 1. A Traffic Management Plan (TMP) for construction vehicles should be submitted to Caltrans in order to minimize the impacts to State highway facilities,particularly SR-1. Coordination of this project with other construction activities on SR-1 may be needed. Any hauling of materials should not occur during A.M and P. peak periods of travel on State facilities during demolition and construction of the proposed project, Allvehicle loads should be covered so that materials do not blow over or onto the Department's Right-of-Way. Please continue to keep us informed of this project and any future developments, which could potentially impact the State Transportation Facilities. If you have any questions or need to contact us,please do not hesitate to call Miya Edmonson at(949)724-2228. Sincerely, Maureen El Harake, Branch Chief Local Development/Intergovernmental Review C: Scott Morgan, Office of Planning and Research "Calfrans improves mohiftly across California Item 7. - 181 HB -252- fli 'storie R�,50are�Z6 Board An advisoii board to the Huntington Beach Cite Council November 26, 2014 RE: Agenda Item A-1 Mitigated Negative Declaration No. 14-004/Conditional Use Permit No. 12-011/Coastal Development Permit No. 12-007 (Ocean Side Properties Mixed Use Building) The Huntington Beach Historic Resources Board has reviewed Draft Mitigated Negative Declaration No. 14-004 as well as the associated Historic Resources Assessment Report prepared by PCR Services Corporation. In addition to those sources consulted by PCR, we have researched further sources in an effort to supplement the known history of these sites, including Orange County Assessment Records, Grantor/Grantee Indices, as well as additional newspaper and photographic collections. The HRB considers the Mitigated Negated Declaration to be incomplete and that these structures have an even richer, more important history than it suggests. First and foremost, the HRB strongly urges the applicant to seek a variance from existing setback requirements that would force relocation of the facades of these important and irreplaceable historic structures. Relocation efforts would be costly and deprive the applicant of usable interior square footage. Further, the process of relocation could jeopardize these structures, depriving the entire community of this tangible evidence of our past. The MND states that the side elevations are not publicly visible. But, as numerous photographs in the PCR Report show. the side view of the full parapet of 122 Main Street is clearly visible above the columns of 124 Main Street and is very much a character defining feature. Furthermore, leaving as much as possible of the existing structure intact would enhance the owners opportunity to take full advantage of the Mills Act. Under this recently approved program, preservation rather than mitigation is supported by tax incentives. This could prove to be of significant financial benefit to the owner. 2000 Main Street ® Huntington Beach , California ♦ 92648 Phone ( 714 ) 536 - 52 -41 ( Planning and Building Dept . ) HB -253- Item 7. - 182 fli 'Morie Bout An advisory board to the Huntington Beath Citp Council The buildings at 122 and 124 Main Street critically document the commercial development of Huntington Beach. These lots were originally surveyed as Lots 22 and 24 of Block 5 of Pacific City dating back to our city's infancy. This, combined with the paucity of commercial buildings in the first decade of the 20th century, reinforce the probability that 122 Main Street housed the early City Hall. Certainly, it is among the earliest structures on Main Street. They are clearly visible on this very early postcard (Photo 1) with horses and buggies parked along the street. 1, 011 IN fir,: ••'.. .�: a, a4 w' F\\ ,` \ ... a 101ZA _ `l =a° 77 0z „.. 0 ye �`.: _ : ��4 �' \tilt- : r,;'.`Y•.. . d o-; <\`�,';••�;%, 'i�;r' o..� �,s ';�'%' x�1W..,:�'..ryy.,.����,'e�`,`��i,'.;"y'Y ' � a:`. 20, ..�Z: .\ ,''a,.,ti`iyw,;;Y;". „i. ,.>;ct:a\,`,<Y'rem. :.` • Photo 1. Courtesy Orange County Archives Postcard Collection Even before the "oil boom" years, Main Street blossomed into our city's commercial district. A slightly later image (Photo 2) illustrated the presence of these buildings as they were increasingly surrounded by later edifices which were constructed to house various enterprises ranging from lumber sales to real estate offices. 2000 Main Street ♦ Huntington Beach , California ® 92648 Phone ( 714 ) 536 - 5271 ( Planning and Building Dept . ) Item 7. - 183 HB -254- orie board An adviSC)rji board to the Huntington Beach City Council F, ,W"on W111", 'j Uz U "l, x �V 0"r & A, s qei Ir"Irk, A, Or A U, 'g F, -N Photo 2. Courtesy Orange County Archives Postcard Collection. By the end of the decade, Main Street was a bustling avenue as this photograph taken at a public celebration circa 1917 indicates, Again,these historic structures are clearly visible. 'Al 'nJI Ozz' .... ..... Photo 3.Courtesy Orange County Archives Photograph Collection 2000 Main Street + Huntington Beach , California o 92648 Phone ( 7 14 ) 536 - 527 1 ( Planning and Building Dept . ) HB -2-55- Item 7. - 184 al �� board An ,idvisory board to the Huntington Beach City Council It is extremely clear that these two buildings, born with our city, have stood mute witness to our city's growth and historic legacy. Closely surrounding structures that may also have remained to celebrate even some portion of this past are long gone. Even the adjacent Standard Market, which replaced an earlier structure when it began operations as early as 1926, is gone today. This loss of most of the historic fabric of the downtown area has been tragic. The historic buildings located at 122 and 124 Main Street are precious. We ask, in the strongest possible terms, that all consideration be given to the fullest preservation effort possible. Members of the HRB appreciate this opportunity to comment on this critical issue. As promised to the applicant, we will make any and all additional source material we have located available to them. Sincerely, Duane Wentworth Chair, Historic Resources Board 2000 Main Street. ♦ Huntington Beach , California o 92648 Phone ( 714 ) 536 - 5271. ( Planning and Building Dept . ) Item 7. - 185 HB -256- HISTORIC RESOURCES ASSESSMENT REPORT 122 MAIN STREET(APN: 024-154-02) AND 124 MAIN STREET(APN: 024-154-02) HUNTINGTON BEACH, ORANGE COUNTY,CALIFORNIA PREPARED FOR JEFF BERGSMA TEAM DESIGN AND CONSTRUCTION, INC. 221 MAIN STREET, SUITE H HUNTINGTON BEACH, CA 92648 PREPARED BY MARGARITA J. WUELLNER, PH.D. AMANDA KAINER,M.S. PCR SERVICES CORPORATION 201 SANTA MONICA BOULEVARD, SUITE 500 SANTA MONICA, CA 90401 DECEMBER 2014 We certify that this is an original copy. Margarila J.Wuellner, Ph.D. Director of Historic Resources Primary Author .10e t� Amanda kainer, M.S. Architectural Historian Co-Author HB -257- Item 7. - 186 Item 7. - 187 11B -258- Table of Contents Page I. INTRODUCTION...................................................................................................................................................................1 A. Executive Summary.............................................................................................................................................................1 B. Project Description...............................................................................................................................................................3 C. Research and Field Methodology...................................................................................................................................3 II. REGULATORY FRAMEWORK.........................................................................................................................................7 A. Federal Level...........................................................................................................................................................................7 1. National Register of Historic Places...............................................................................................................................7 B. State Level................................................................................................................................................................................9 1. California Register of Historical Resources................................................................................................................9 2. California Office of Historic Preservation Survey Methodology..................................................................... 11 C. Local Level............................................................................................................................................................................ 12 1. City of Huntington Beach................................................................................................................................................ 12 III. ENVIRONMENTAL SETTING.......................................................................................................................................15 A. Historic Context.................................................................................................................................................................. 15 1. Rancho Los Bolsas and Early Settlement, 1834-1897......................................................................................... 15 2. Early Settlement and Growth, 1901-1920............................................................................................................... 16 3. Western False Front Commercial Building Type.................................................................................................. 17 4. The Oil Boom and Interwar Transformation, 1920 - 1945.............................................................................. 18 S. Streamline Moderne Style, 1930-1945...................................................................................................................... 18 6. Post-World War II Development, 1945 -present................................................................................................ 19 7. Construction and Occupancy History of 122 Main Street,APN: 024-154-02 (Project Site) ................ 19 8. Construction and Occupancy History of 124 Main Street,APN: 024-154-02 (Project Site)............... 31 B. Previous Evaluations........................................................................................................................................................ 34 1. Previous Evaluation: Historic Resources Survey Report (1986)..................................................................... 34 2. Previous Evaluation: Historic and Cultural Resources Element in the General Plan (1996) .............. 35 Listed Historical Resources in Huntington Beach...................................................................................................... 35 1. Evaluation of 122 Main Street,APN: 024-154-02 (Project Site)..................................................................... 39 2. Evaluation of 124 Main Street,APN: 024-154-02 (Project Site).....................................................................49 IV. CEQA IMPACTS ANALYSIS..........................................................................................................................................55 1. CEQA Impacts Thresholds for Historical Resources............................................................................................ 55 2. Impacts Analysis.................................................................................................................................................................. 55 3. Recommended Mitigation................................................................................................................................................ 62 4. Conclusion.............................................................................................................................................................................63 V. BIBLIOGRAPHY................................................................................................................................................................65 A. Publications..........................................................................................................................................................................65 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation HB -259- Item 7. - 188 Table of Contents (Continued) Page B. Newspapers.......................................................................................................................................................................... 66 APPENDICES Appendix A California Department of Parks And Recreation Record Form-122 Main Street(1986) California Department of Parks And Recreation Record Form-124 Main Street(1986) Appendix B - Professional Qualifications Appendix C - Proposed Project Plans List of Tables Page Table 1 Category Ratings for Historical Landmarks*............................................................................................................... 12 Table 2 Construction Permit History for 122 Main Street..................................................................................................... 23 Table 3 Occupancy and Ownership History for 124 Main Street........................................................................................ 32 List ®f Figures Page Figure1 Regional and Vicinity Map...............................................................................................................................................6 Figure 2. 1909 Sanborn Map,The parcels of 122 and 124 Main Street are highlighted, 122 Main Street is developed with a two-story commercial building and 124 Main Street is vacant. (Los Angeles PublicLibrary)................................................................................................................................................................... 20 Figure 3. 1922 Sanborn Map, The parcels of 122 and 124 Main Street are highlighted....................................I...... 21 Figure 4. 1939 Sanborn Map,The parcels of 122 and 124 Main Street are highlighted........................................... 22 Figure S. Building permit#B082952 to demolish the rear buildings of 122 Main Street, December 31, 2001.25 Figure 6. 1942 July Fourth Parade, Southside of Main Street between Walnut and Ocean Avenue..................... 26 Figure 7. Southside of Main Street between Walnut and Ocean Avenue......................................................................... 27 Figure 8. View Looking East Down Main Street,Undated (Orange County Photo Archive, First American Title Company) ............................................................................................................................................................................ 28 Figure 9. View Looking West Down Main Street, November 7, 1944............................................................................... 29 Figure 10. Detail (cropped) of View Looking West Down Main Street, November 7, 1944..................................... 30 Figure 11. Southwest corner of Walnut and Main Street, 124 Main Street to right, circa 1910`s (photograph fromclient)......................................................................................................................................................................... 33 Figure 12. Southwest corner of Walnut Avenue and Main Street....................................................................................... 33 Figure 13. Proposed Main Street Historic District Map, 1986.............................................................................................. 37 Figure 14. Map of Historical Resources in Huntington Beach identified by the City,the Historical Resources Board(HRB)....................................................................................................................................................................... 38 Figure 15. 122 Main Street, Primary (north) elevation,view to south (PCR 2012).................................................... 43 Figure 16. 122 Main Street, Primary (north) elevation,view to south (PCR 2012)....................................................43 Figure 17. 122 Main Street, Primary(north) elevation,view to south (PCR 2012)....................................................44 Figure 18. 122 Main Street, Rear (south) elevation,view to northwest(PCR 2012).................................................44 Figure 19. 122 Main Street, Rear (south) elevation,view to northwest(PCR 2012).................................................45 122 and 124 Main Street Historic Resources Assessment Report Pr'P ...r`—noration 11 Item 7. - 189 HB -260- List of K�~����^����� _'-- — Figures (Continued) Page Pigure20. l22 Main Street, Rear (south) elevation,view to northwest(9C820l2)................................................4S Figure 2l. l22 Main Street, Side (cant) elevation,view to north (PCB20l2)...............................................--........46 Flgure22. l22 and l24 Main Street, Detail of fronts,view to north(PC820l2)........................................................46 Figure 23. Interior oflZ2 Main Street,view to south (PCR20l2).----------------------------47 Flgnce24. Interior ofl22 Main Street,view to north |pCB2012l............................... ...................................................47 Pigure2S. The historic setting o[the l00 block of Main Street,view to south (PC820lZ)....................................48 Figure2{i l24 Main Street, elevation, view to south (pC82Ol2).................................................. S2 Figure27. 124 Main Street, Detail of transom windows above storefront, primary(north) elevation,view to east[PC82Ol2] ............................................................................................................................................................... S2 Figure28 l24 Main Street, Side (nust) elevation,view to north (PCB2Ol2)............................................................S3 Pigure29. l24 Main Street, Rear elevation,view to north (PCBZ0l2) ............... ....................................... S3 Figure 3(ll24 Main Street, Rear/xouthl elevation,view to north (PC820lZ).......... .................... .......................... S4 Figure 31. Interior of 124 Main Street,view to northeast(PCR 2012) .......................................................................... 54 122 and 124 Main Street Historic Resources Assessment Report PCR Services corn"�«" T�°n7 l �A {lB -2bl- ^^�'^^ ' ` - ^�`, � Item 7. - 191 1B -262- 1. INTRODUCTION A. EXECUTIVE SUMMARY This Historic Resources Assessment report, completed by PCR Services Corporation (PCR), documents and evaluates the federal, state, and local significance and eligibility of the properties located at 122 Main Street and 124 Main Street, Huntington Beach, Orange County, California. The Historic Resources Assessment report includes a discussion of the survey methods used, a brief historic context of the property and surrounding area, and the identification and evaluation of the subject property. Two historical resources are located on the project site. The property located at 122 Main Street is occupied by a two-story commercial building constructed circa 1902. The adjacent parcel to the north, 124 Main Street, is occupied by a one-story commercial building constructed circa 1912. The two buildings are situated on the south side of Main Street, between Walnut Avenue to the east, Pacific Coast Highway/Ocean Avenue to the west, Fifth Street to the north,and 3rd Street to the south (Figure 1). The two-story commercial building at 122 Main Street was previously surveyed in February 1986 and was assigned a status of 3D, "appears eligible for listing only as a contributor to a potential National Register district." The one-story commercial building at 124 Main Street was previously surveyed in February 1986 and was also assigned a status of 3D, "appears eligible for listing only as a contributor to a potential National Register district." Previous survey forms are included in Appendix A. However, 122 and 124 Main Street are not included within the boundaries of the Main Street Historic District described as "the 200 block of Main, the 200 and 300 blocks of Fifth Street and cross street buildings on Olive Avenue between Third and Fifth Streets."' The last survey of both 122 Main Street and 124 Main Street were completed in 1986, which makes both surveys over five years old, indicating a need for an update.' PCR's Historic Resources Division conducted an intensive pedestrian survey, research and evaluation of the subject properties in July 2012. As a result, two historical resources were identified on the project site, 122 Main Street and 124 Main Street. The two-story Western False Front-style commercial building at 122 Main Street is a rare example of its style, type and method of construction and appears individually eligible for listing in the National Register and the California Register (CHR' Status Code 3B) and as a Huntington Beach Historical Landmark (Category Ratings' 3 and 5*/5D). Additionally, both 122 Main and the one-story Streamline Moderne commercial building at 124 Main appear eligible for listing as a contributors to a potential National Register district (CHR Status Code 3D and Historical Landmark Category Rating 3D). The subject properties and several other historic buildings in the 100 block of Main Street, including 120 Main 1 Thirtieth Street Architects, Historic resources survey report., CitX of Huntington Beach (Newport Beach, Calif. Thirtieth Street Architects,Inc,1986):42. ' The California Public Resources Code§5024.1(g)(4)states: `9f the survey is five or moreyears old at the time of its nomination for inclusion in the California Register,the survey is updated to identify historical resources which have become eligible or ineligible due to changed circumstances or finrther documentation and those which have been demolished or altered in a manner that substantially diminishes the significance of the resource." 3 California Historical Resource(CHR)Status Codes are established by the California Register of Historical Resources. 4 Category Ratings for Historical Landmarks in Huntington Beach are established by the Historic Resources Board and the City Council. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation HB --63- Item 7. - 192 I. Introduction December 2014 Street, 117-121 Main Street, and 127 Main Street, appear eligible as a distinct grouping or small district of commercial buildings associated with the Early Settlement and Growth of Huntington Beach (1901-1920) and the Oil Boom and Interwar Transformation (1920-1945). Under the proposed project the historic exterior front facades will be retained and rehabilitated, thus the primary distinctive materials and features of the subject properties would be preserved. However, relocation of the historic storefronts is a City requirement due to the right-of-way dedication for pedestrian access and public utilities. Although the historic storefronts would be relocated approximately six feet back from their existing location, they would remain within their same respective parcels and have a similar orientation to the street. Thus, the visual and historical relationships of the subject properties with other historical resources in the immediate surrounding setting in the 100 block of Main would be preserved; and the historical associations of the subject properties with the Main Street Historic District would be retained. The altered non-contributing interiors as well as the contributing exterior secondary side and rear elevations behind the storefronts would be removed and replaced with new construction. The side and rear elevations are secondary rather than primary character-defining features. The side elevations are hidden from view between the buildings and are not clearly visible from the public right of way. The side and rear elevations do not substantially contribute to the eligibility of the subject properties. Removal of the side and rear elevations are necessary for the new use and cannot be avoided. While the removal of the side and rear elevations and their replacement with new construction would remove secondary features and therefore result in a potentially adverse impact to historical resources, nevertheless, the adverse impact would be less than significant. The primary character-defining storefront facades would be retained and rehabilitated under the Project, which is necessary to preserve the eligibility of these resources. Hence, because the primary facades would be preserved and the subject properties would retain their eligibility as historical resources after project completion, and because the visual and historical relationships with other historical resources in the surrounding setting would be also be preserved, the project would result in a less than significant impact on historical resources. The Proposed Project was analyzed for conformance with the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (Standards). The proposed project would conform to Standards 1, 4, 5, 6, 7, 8 and 10. While following their intent,the proposed project does not fully conform to Standards 2, 3, or 9 because of the relocation of the storefronts and removal of the side and rear elevations. Furthermore, there is a risk that damage may occur to the historic storefronts during relocation and construction. A bracing plan has been included as a project feature under the proposed project to prevent damage to the historic storefronts. Additionally, mitigation measures have been provided to reduce potential adverse impacts which would be less than significant, as discussed above. Mitigation measures include recordation of the subject properties in a Historic American Buildings Survey (NABS) report, which shall record the history and appearance of the subject properties prior to commencement of construction. Of the two buildings, only 122 Main is individually eligible and therefore a demolition monitoring and salvage program is recommended to evaluate the portions of the structure to be removed for salvage, analysis and interpretation in a demolition monitoring and salvage report. To avoid creating a false sense of history, a permanent metal plaque will be affixed to each storefront or a marker will be imbedded in the pavement in front,to briefly explain that the storefronts were relocated. After project completion, with mitigation incorporated, the distinctive storefronts would be preserved and would continue to convey the important historical associations and architectural significance of the subject 122 and 124 Main Street Historic Resources Assessment Report P,R ePr,h—f'—wration 2 Item 7. - 193 HB -264- December 2014 I. Introduction properties, which would retain their eligibility as individual historical resources and as contributors to a distinct grouping or small district of commercial buildings in the surrounding setting. The metal plaques would inform the public that the storefronts had been relocated, and images of the buildings prior to relocation would be recorded in the HABS report. Therefore, with mitigation incorporated, the proposed project would result in a less than significant impact to historical resources. Hence, PCR recommends the preparation of an MND as the appropriate document to complete the environmental review process under CEQA. B. PROJECT DESCRIPTION The Proposed Project site includes the parcel located at 122 Main Street (APN: 024-154-02) and the adjacent parcel to the north located at 124 Main Street (APN: 024-154-02). Under the Proposed Project, the historic street fronts of the existing one and two-story commercial buildings at 122 Main Street and 124 Main Street would be retained and rehabilitated,while the remaining portions of the structures would be replaced with a three-story, 35 foot high mixed-use retail/office/residential building. The historic street fronts would be retained and moved back approximately 6 feet to be aligned with the adjacent commercial building on the northeast. Relocation of the historic street fronts is a City requirement due to the right-of-way dedication for pedestrian access and public utilities. The Proposed Project is comprised of 2,600 square feet of retail on the ground floor, 5,000 square feet of office space on the second floor, three residential units totaling 2,200 square feet on the third floor, and a roof deck. Ground level tandem parking for the three residential units along with one guest parking space would be provided in the building and accessed from the Alley. The total size of the Proposed Project is 9,530 square feet. C. RESEARCH AND FIELD METHODOLOGY The Historic Resource Assessment was conducted by PCR's Cultural Resources personnel Margarita J. Wuellner, Ph.D., Director of Historic Resources and Amanda Kainer, M.S., Architectural Historian, who meet and exceed the Secretary of the Interior's Professional Qualification Standards in history, architectural history, and historic preservation planning. Professional qualifications are provided in the Appendix B. The historical resources evaluation involved a multi-step methodology. A review of the National Register of Historic Places (National Register) and its annual updates, the California Register of Historical Resources (California Register), the California Historic Resources Inventory Database maintained by the State Office of Historic Preservation (OHP), and the City of Huntington Beach's inventory of historic properties was performed to identify any previously recorded properties within or near the survey area. An intensive pedestrian site survey was undertaken to document the existing conditions of the property. The National Register and California Register evaluation criteria were employed to assess the significance of the property. In addition,the following tasks were performed for the study: ■ Conducted field inspections of the study area and subject property, and utilized the survey methodology of the State OHP. ■ Photographed the subject property and examined other properties in the area that exhibited potential architectural and/or historical associations. Conducted site-specific research on the subject property utilizing building permits, assessor's records, Sanborn fire insurance maps, city directories, 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 13 HB -265- Item 7. - 194 I. Introduction December 2014 historical photographs, United States Census, California Index, historical Los Angeles Times, City of Huntington Beach Public Records Search, and other published sources. Conducted the research at the City of Huntington Beach Department of Building and Planning, City of Huntington Beach City Clerk, City of Huntington Beach Central Public Library, First American Title Company, and Orange County Photo Archive. ® Reviewed and analyzed ordinance, statutes, regulations, bulletins, and technical materials relating to federal, state, and local historic preservation, designation assessment processes, and related programs. ® Evaluated potential historic resources based upon criteria used by the National Register and the California Register. 122 and 124 Main Street Historic Resources Assessment Report Pr P q—,ir—---ration 4 Item 7. - 195 I-IB -266- December 2014 I. Introduction This page is intentionally blank. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation C HB -2267- Item 7. - 196 I. Introduction December 2014 Figure 1 Regional and Vicinity Map 122 and 124 Main Street Historic Resources Assessment Report PCP C,,,--(—,,)o adon 6 Item 7. - 197 xB -268- December 2014 I. Introduction This page is intentionally blank. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation "Y NB -269- Item 7. - 198 Item 7. - 199 HB -270- lia REGULATORY FRAMEWORK Historic resources fall within the jurisdiction of several levels of government. Federal laws provide the framework for the identification, and in certain instances, protection of historic resources. Additionally, states and local jurisdictions play active roles in the identification, documentation, and protection of such resources within their communities. The National Historic Preservation Act (NHPA) of 1966, as amended and the California Register of Historical Resources are the primary federal and state laws and regulations governing the evaluation and significance of historic resources of national, state, regional, and local importance. Descriptions of these relevant laws and regulations are presented below. A. FEDERAL LEVEL 1. National Register of Historic Places The National Register of Historic Places (National Register) was established by the National Historic Preservation Act of 1966, as "an authoritative guide to be used by Federal, State, and local governments, private groups and citizens to identify the Nation's cultural resources and to indicate what properties should be considered for protection from destruction or impairment."' The National Register recognizes properties that are significant at the national, state,and/or local levels. To be eligible for listing in the National Register, a resource must be significant in American history, architecture, archaeology, engineering, or culture. Four criteria for evaluation have been established to determine the significance of a resource: A. It is associated with events that have made a significant contribution to the broad patterns of our history; B. It is associated with the lives of persons significant in our past; C. It embodies the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; D. It yields,or maybe likely to yield, information important in prehistory or history.6 Districts, sites, buildings, structures, and objects of potential significance that are 50 years in age must meet one or more of the above criteria. In addition to meeting the Criteria for Evaluation, a property must have integrity. "Integrity is the ability of a property to convey its significance."7 According to National Register Bulletin 15(NRB),the National Register 5 36 Code of Federal Regulations(CFR)Section 60.2. 6 "Guidelines for Completing National Register Forms," National Register Bulletin 16, U.S. Department of Interior, National Park Service,September 30, 1986. This bulletin contains technical information on comprehensive planning, survey of cultural resources and registration in the National Register of Historic Places. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation .7 xB -271- Item 7. - 200 II. Regulatory Framework December 2014 recognizes seven aspects or qualities that, in various combinations, define integrity: location, design, setting, materials, workmanship, feeling, and association. In assessing a property's integrity, the National Register criteria recognize that properties change over time, therefore, it is not necessary for a property to retain all its historic physical features or characteristics. The property must retain, however, the essential physical features that enable it to convey its historic identity.8 For properties that are considered significant under National Register Criteria A and B,the National Register Bulletin, How to Apply the National Register Criteria for Evaluation states that a property that is significant for its historic association is eligible if it retains the essential physical features that made up its character or appearance during the period of its association with the important event,historical pattern, or person(s).9 In assessing the integrity of properties that are considered significant under National Register Criterion C, the National Register Bulletin, How to Apply the National Register Criteria for Evaluation provides that a property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique.10 a. Historic Districts A National Register district possesses a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development." National Register Bulletin 15(NRB) describes the various components of a National Register district: i. Concentration, Linkage, & Continuity of Features A district derives its importance from being a unified entity, even though it is often composed of a wide variety of resources. The identity of a district results from the interrelationship of its resources, which can convey a visual sense of the overall historic environment or be an arrangement of historically or functionally related properties. For example,a district can reflect one principal activity, such as a mill or a ranch, or it can encompass several interrelated activities, such as an area that includes industrial, residential, or commercial buildings, sites, structures, or objects. A district can also be a grouping of archeological sites related primarily by their common components; these types of districts often will not visually represent a specific historic environment. 7 National Register Bulletin 15,p.44. 8 'A property retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property's historic character. . Because feeling and association depend on individual perceptions, their retention alone is never sufficient to support eligibility of a property for the National Register." Ibid,15,p.46. 9 Ibid. 10 'A property that has lost some historic materials or details can be eligible if it retains the majority of the features that illustrate its style in terms of the massing, spatial relationships, proportion, pattern of windows and doors, texture of materials, and ornamentation. The property is not eligible,however,if it retains some basic features conveying inassing but has lost the majority of the features that once characterized its style." Ibid. 11 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington DC.• U.S.Dept.of the Interior,National Park Service,Interagency Resources Division,1990,rev.1991). 122 and 124 Main Street Historic Resources Assessment Report PrR Carni...- )oration 8 Item 7. - 201 HB -272- December 2014 II. Regulatory Framework ii. Significance A district must be significant, as well as being an identifiable entity. It must be important for historical, architectural, archeological, engineering, or cultural values. Therefore, districts that are significant will usually meet the last portion of Criterion C plus Criterion A, Criterion B, other portions of Criterion C, or Criterion D. iii.Types of Features A district can comprise both features that lack individual distinction and individually distinctive features that serve as focal points. It may even be considered eligible if all of the components lack individual distinction, provided that the grouping achieves significance as a whole within its historic context. In either case, the majority of the components that add to the district's historic character, even if they are individually undistinguished, must possess integrity,as must the district as a whole. A district can contain buildings, structures, sites, objects, or open spaces that do not contribute to the significance of the district. The number of noncontributing properties a district can contain yet still convey its sense of time and place and historical development depends on how these properties affect the district's integrity. In archeological districts, the primary factor to be considered is the effect of any disturbances on the information potential of the district as a whole. iv. Geographical Boundaries A district must be a definable geographic area that can be distinguished from surrounding properties by changes such as density, scale, type, age, style of sites, buildings, structures, and objects, or by documented differences in patterns of historic development or associations. It is seldom defined, however, by the limits of current parcels of ownership, management, or planning boundaries. The boundaries must be based upon a shared relationship among the properties constituting the district. v. Discontiguous Districts A district is usually a single geographic area of contiguous historic properties; however, a district can also be composed of two or more definable significant areas separated by nonsignificant areas. A discontiguous district is most appropriate where: elements are spatially discrete; space between the elements is not related to the significance of the district; and visual continuity is not a factor in the significance. It is not appropriate to use the discontiguous district format to include an isolated resource or small group of resources which were once connected to the district, but have since been separated either through demolition or new construction. For example, do not use the discontiguous district format to nominate individual buildings of a downtown commercial district that have become isolated through demolition. B. STATE LEVEL 1. California Register of Historical Resources The Office of Historic Preservation (OHP), as an office of the California Department of Parks and Recreation, implements the policies of the NHPA on a statewide level. The OHP also carries out the duties as set forth in the Public Resources Code (PRC) and maintains the California Historical Resources Inventory and the 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation n HB -273- Item 7. - 202 II. Regulatory Framework December 2014 California Register of Historical Resources. The State Historic Preservation Officer (SHPO) is an appointed official who implements historic preservation programs within the state's jurisdictions. Also implemented at the state level, CEQA requires projects to identify any substantial adverse impacts which may affect the significance of identified historical resources. The California Register of Historical Resources (California Register) was created by Assembly Bill 2881 which was signed into law on September 27, 1992. The California Register is "an authoritative listing and guide to be used by state and local agencies, private groups, and citizens in identifying the existing historical resources of the state and to indicate which resources deserve to be protected, to the extent prudent and feasible, from substantial adverse change."12 The criteria for eligibility for the California Register are based upon National Register criteria.1' Certain resources are determined by the statute to be automatically included in the California Register, including California properties formally determined eligible for, or listed in,the National Register.14 The California Register consists of resources that are listed automatically and those that must be nominated through an application and public hearing process. The California Register automatically includes the following: • California properties listed on the National Register of Historic Places and those formally Determined Eligible for the National Register of Historic Places; ■ California Registered Historical Landmarks from No. 770 onward; A Those California Points of Historical Interest that have been evaluated by the OHP and have been recommended to the State Historical Commission for inclusion on the California Register.15 Other resources which may be nominated to the California Register include: ® Individual historical resources; ® Historical resources contributing to historic districts; • Historical resources identified as significant in historical resources surveys with significance ratings of Category 1 through 5; ® Historical resources designated or listed as local landmarks, or designated under any local ordinance, such as an historic preservation overlay zone.16 To be eligible for the California Register, a historic resource must be significant at the local, state, or national level, under one or more of the following four criteria: 12 California Public Resources Code,Section 5024.1(a). 13 California Public Resources Code Section 5024.1(b). 14 California Public Resources Code Section 5024.1(d). 15 Ibid. 16 California Public Resources Code Section 5024.1(e). 122 and 124 Main Street Historic Resources Assessment Report PCR--i..c C—,)oration 10 Item 7. - 203 uB -274- December 2014 II. Regulatory Framework 1, Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage; 2. Is associated with the lives of persons important in our past; 3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual,or possesses high artistic values; or 4. Has yielded, or may be likely to yield, information important in prehistory or history. Additionally, a historic resource eligible for listing in the California Register must meet one or more of the criteria of significance described above and retain enough of its historic character or appearance to be recognizable as a historic resource and to convey the reasons for its significance. Historical resources that have been rehabilitated or restored may be evaluated for listing.17 Integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association. The resource must also be judged with reference to the particular criteria under which it is proposed for eligibility.18 2. California Office of Historic Preservation Survey Methodology The evaluation instructions and classification system prescribed by the California Office of Historic Preservation in its Instructions for Recording Historical Resources provide a three-digit evaluation rating code for use in classifying potential historic resources. The first digit indicates one of the following general evaluation categories for use in conducting cultural resources surveys: 1. Listed on the National Register or the California Register; 2. Determined eligible for listing in the National Register or the California Register; 3. Appears eligible for the National Register or the California Register through survey evaluation; 4. Appears eligible for the National Register or the California Register through other evaluation; S. Recognized as Historically Significant by Local Government; 6. Not eligible for any Listing or Designation; and 7. Not evaluated for the National Register or California Register or needs re-evaluation. The second digit of the evaluation status code is a letter code indicating whether the resource is separately eligible (S), eligible as part of a district (D), or both (B). The third digit is a number that is used to further specify significance and refine the relationship of the property to the National Register and/or California Register. Under this evaluation system, categories 1 through 4 pertain to various levels of National Register and California Register eligibility. Locally eligible resources are given a rating code level 5, Properties found ineligible for listing in the National Register, California Register, or for designation under a local ordinance are given an evaluation status code of 6. Properties given an evaluation status code of 6Z are "found ineligible for the National Register,California Register,or Local designation through survey evaluation." 17 California Code of Regulations,California Register of Historical Resources(Title 14,Chapter 11.5),Section 4852(c). la Ibid. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporatimi 4 4 HB -275- Item 7. - 204 II. Regulatory Framework December 2014 C. LOCAL LEVEL 1. City of Huntington Beach The City of Huntington Beach General Plan contains sixteen elements and was comprehensively updated in 1996.19 The Historic and Cultural Resources Element was added to the City of Huntington Beach General Plan in 1996. Within the Historical and Cultural Resources Element is a context of Huntington Beach's history and architectural styles; list and description of historic resources; summary of cultural resources; and goals, objectives and policies. The City of Huntington Beach's historical resources are identified by the Historic Resources Board, a Historic Place by the National Register, Potential Historic Districts by the Downtown Survey, and/or Local Landmark by the City of Huntington Beach City Council.2Q The Historic Resources Board (HRB), as established under Title 2, Chapter 2.107.010 of the Municipal Code, functions solely as an advisory board to the City Council on historical issues and programs. The significance of a structure or place is based upon its overall contribution to the community by either its historical, age, cultural, social, or visual function(s). The category ratings used to identify historical resources is provided in Table 1 below.21 Table 1 Category Ratings for Historical Landmarks* 1: Individually listed on the National Register of Historic Places. 3: Appears eligible for individual listing. 31): Appears eligible for listing only as a contributor to a potential National Register district. 3/31): Also appears individually eligible. 4: May become eligible for when: a. More historic or architectural research is performed b. The property is restored to an earlier appearance. c. more significant examples of the property's architectural style are demolished. d. The property becomes old enough to meet the Register's 50-year requirement. 5*/5D: Appears individually eligible for local landmark designation. 6: None of the above. NR: Not Rated * The above ratings are National Register Standards presented to Council in 1988 as part of the Johnson and Humann Report. 19 Historical and Cultural Resources Element,City olrHuntington Beach General Plan, http://www.huiitingtonbeachca.gov/Government/Departments/Planninglgplindex.cfin(1996)accessed july20,2012. 20 ,The Historic and Cultural Resources Element,"City of Huntington Beach General Plan, http://www.huntingtonbeaclica.govIGovernmeiitIDepartmentsIPlaruiinglgpliiidex.cf7ii, 1996,accessed july20,201Z p H-HCR-6. 24 ,The Historic and Cultural Resources Element,"p.H-HCR-8. 122 and 124 Main Street Historic Resources Assessment Report PrP c,—i...r—noration 12 Item 7. - 205 HB -276- December 2014 II. Regulatory Framework Included in the Historical and Cultural Resources Element is a figure of historical resources identified by the City, the Historical Resources Board, and the 1986 Downtown Historical Study and windshield survey (Figure 11).22 Also included is a list of historic resources (Table HCR-2) considered to be of significant importance to the local community as of 1991.23 Some of the landmarks listed in 1991 are no longer extant. The Historical and Cultural Resources Element also identifies the potential historic districts: Main Street/Downtown, Ninth Street Avenue, and Wesley Park.`'4 The City of Huntington Beach is currently updating the Historic Resources Survey Report, written in 1986. The information gathered and analyzed by the new resources survey will be used to update existing facts, figures,goals and policies of the Historic and Cultural Resources Element(HCRE).25 22 ,The Historic and Cultural Resources Element,"p.H-HCR-7. 23 "The Historic and Cultural Resources Elemezzt,"p.II-HCR-9 to H-HCR-11. 24 "The Historic and Cultural Resources Element,"p.II-HCR-14 to H-HCR-16. 25 Major Projects and Applications in Process. City of Huntington Beach. http://www.huiitingtonbeachco.govlgovernmentldepartnientslpIanninglmajorl,accessed July 20,2012. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 14B -277- Item 7. - 206 II. Regulatory Framework December 2014 This page is intentionally blank. 122 and 124 Main Street Historic Resources Assessment Report PCP Cnnrirrc C—ooration 14. Item 7. - 207 xB -278- III. ENVIRONMENTAL SETTING A. HISTORIC CONTEXT The historic context developed below presents important themes associated within the historical development of Huntington Beach, California, where 122 Main Street and 124 Main Street are located. Research indicates the subject property is associated with the following historical and architectural themes: Rancho Los Bolsas and Early Settlement, 1834-1897; Early Settlement and Growth, 1901-1920; The Oil Boom and Interwar Transformation, 1920 - 1945; Post-World War II Development, 1939-present; Western False Front Commercial Building Type; and Streamline Moderne Style, 1930-1945. 1. Rancho Los Bolsas and Early Settlement, 1834-1897 The area of Huntington Beach was originally occupied by the Tongva people, also known as Gabrielinos, whose lands stretched from what is now Topanga Canyon through Aliso Creek in Laguna Beach. European settlement can be traced to Spanish soldier, Manuel Nieto, who in 1784 received a Spanish land grant of 300,000 acres, which he named Rancho Los Nietos, as a reward for his military service. In 1834, following Mexico's independence from Spain, the original land grant was split at the request of the Nieto heirs. Mexican Governor Jose Figueroa deeded a section named Rancho Las Bolsas, consisting of twenty-one square miles to Catarina Ruiz, a widow of one of the Nietos. This area later became the cities of Huntington Beach, Garden Grove, Westminister, and Fountain Valley. In 1841, Bolsa Chica, a six square mile rancho to the northwest was split off and granted to Joaquin Ruiz.26 In 1850, Abel Stearns acquired both Las Bolsas and Bolsa Chica Ranchos, making him the largest land and cattle owner in the State of California. He ran cattle and horses and raised barley crops on what is now the city of Huntington Beach. After the drought of 1867, Abel Stearns needed to make money, so he formed the Stearns Rancho Company. The Stearns Rancho Company sold the Huntington Beach area for $5 to $10 an acre, a low price because of the swampy thick vegetative areas and salt water marshes. Colonel Robert J. Northam, who raised and sold barley to surrounding ranchers, purchased the mesa from the Stearns Rancho Company between 1984 and 1897 and created the town of Shell Beach.27 The first transportation to the Huntington Beach area was provided by the Smeltzer Branch of the Santa-Ana Newport Road. It was constructed in 1897 and passed along the coast from Newport Beach to the bluff that was later developed as Huntington Beach.28 26 "City History." Historic and Cultural Resources Element:Huntington Beach:The City of Huntington Beach General Plan(1996). City of Huntington Beach History,http:1/www.huatingtonbeachca.gov/abocrt/historyl,accessed July 20,2012. 27 Ibid. Carolyn F.Bailey, 'A Brief History of Huntington Beach" (1981), http://www.hbsurfcity.com/history/history2.htm,accessed July 23, 2012. 28 Archaeological Resource Management Corporation,Report of Cultural Resources Records Search for Downtown Specific Plan,City of Huntington Beach(January30,2009):8. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation .1 C AB -279- Item 7. - 208 December 2014 III. Environmental Setting 2. Early Settlement and Growth, 1901-1920 In 1901, Philip Stanton formed a local syndicate, West Coast Land and Water Company, and purchased 150,000 acres of Rancho Los Bolsas from Colonel Robert J. Northam for $100,000.29 The West Coast Land and Water Company subdivided 40 acres along the beach with 20 acres on each side of Main Street and changed the name of Shell Beach to the Pacific City. Stanton's dream was to build a town on the Pacific Coast which would rival Atlantic City on the East Coast. An article in the Los Angeles Times described the development of the new beach resort in 1902: A portion of the land has been cut up into lots and placed upon the market, many of them having been sold to Santa Ana, Los Angeles and Riverside parties. The contract has been let for the construction of a pleasure wharf, and the lumber to be used in its construction will be placed upon the ground within the next week. Contracts have also been let for the building of a number of cottages and a store building is now about completed. Within the next two months it is expected that at leastfifty houses will have been completed and under way, according to the statements of the of of the company. It is not improbable that this resort will soon be connected with Santa Ana by an electric railway which is contemplated between this city and Long Beach by the Huntington-Hellman syndicate.30 Stanton realized the need for mass public transportation and persuaded Henry E. Huntington to bring the "red cars" to Pacific City. In 1903, Henry E. Huntington purchased the West Coast Land and Water Company for approximately $200,000.31 The first electric train, the Pacific Electric Red Car, came rolling into Huntington Beach on July 4, 1904 from Los Angeles. The City name changed to Huntington Beach in approximately 1903 and incorporated in February of 1909 as a townsite of 3.57 square miles and a population of 915.32 a. Main Street During the early twentieth century there was considerable development in the downtown area, including the construction of a commercial district, schools, and a Carnegie Library. The commercial center was located along Main Street, extending east from Ocean Avenue. The first Sanborn map available from 1909 (Figure 2) shows the downtown as sparsely developed with the concentration of businesses located at the intersection of Ocean Avenue and Main Street. The two-story commercial building at 122 Main Street, originally constructed circa 1902, is depicted on the Sanborn Map and noted as vacant. The adjacent parcel to the west is developed with a building, but the adjacent parcel to the east, the future site of 124 Main Street, is empty. The commercial buildings appear to be simple wood frame buildings most likely constructed in the Western False Front style. Development along Main Street and the downtown commercial area continued steadily into the 1920s. H.E. Pack, a realtor from Denver, Colorado, purchased a 50-by-110-foot corner at Main and Ocean in 1904 and his purchase encouraged others to buy property in the commercial center.33 The First National Beach Bank was 29 Dianne Marsh,Huntington Beach:the gem of the South Coast(Encinitas,Calif.Heritage Media Corp.,c1999):54-55. 30 ,Work at Pacific City,"Los Angeles Times(June 7,1902): A4, 31 At Pacific City." Los Angeles Times(May 10,1903):Al. 32 ,City History." Historic and Cultural Resources Element.-Huntington Beach:The City o Hun-ington Beach General Plan(1996). 33 Dianne Marsh,57. 122 and 124 Main Street Historic Resources Assessment Report PCP--i...--)oration ooration 16 Item 7. - 209 HB -2780- III. Environmental Setting December 2014 constructed at the corner of Walnut and Main Streets in 1905. The first Huntington Beach Union High School constructed in the Mission Revival Style in 1910. The two-story commercial building at 122 Main Street was constructed circa 1912. The classical red-brick Carnegie Library was constructed between 1913 and 1914 on four lots at the corner of Walnut and Eight Streets. In 1914, a concrete pier was constructed to replace the earlier wooden pier built in 1902. The Sanborn map from 1922 (Figure 3) shows the concentration of development along Main Street between Ocean and Olive Avenues. The surrounding area still remained sparsely developed. 122 Main Street is shown on the Sanborn map, was occupied by a restaurant and had a rear addition. 124 Main Street was occupied by two tenants, a photographer and barber, and there was a small ancillary building in the rear lot. The buildings constructed between 1909 and 1922 appear to be larger, they extend into the rear of the lot, and were multi-story buildings constructed from masonry materials. 3. Western False Front Commercial Building Type The false front commercial building type is an icon of the urban pioneer West. When movie directors or theme park designers erect a typical western town, the false front commercial building usually plays a prominent role. Unlike many myths of the West, the false front commercial building truly was a common sight in Colorado as well as California. Such buildings were constructed in mountain mining towns, plains agricultural communities, and early railroad centers from the late nineteenth through the early years of the twentieth century.34 For a developing town in the early twentieth century, like Huntington Beach, the false front commercial building type was an economical building solution. Shopkeepers, hotel proprietors, and other entrepreneurs were reluctant to invest heavily to erect a place of business during Colorado's uncertain boom and bust period of the late nineteenth century. Yet, they also wanted to project an image of stability and success to prospective customers. Particularly in the first few years of a community's development, many stores consisted of little more than canvas tents over wood platform floors. Once the local sawmill was established or the railroad arrived, sources of wood construction materials were more plentiful. Sound business economics led commercial building owners to budget their spending for substantial fagades while relegating the secondary sides of buildings to a cheaper utilitarian treatment. The result was the ubiquitous false front commercial building. In simplest terms, a false front is a front wall that extends above the roof and the sides of a building to create a more impressive fagade. The false front commercial building has four major defining design characteristics. First, the fagade (main or street side) rises to form a parapet (upper wall) which hides most or nearly all of the roof. Second,the roof is almost always a front gable,though gambrel and bowed roofs are occasionally found. Third, a better grade of materials is often used on the facade than on the sides or rear of the building. And fourth,the facade exhibits greater ornamentation than do the other sides of the building. These buildings are nearly always constructed of wood, either log in the earliest examples or wood frame in latter types. Facades are usually wood sided, though other surface treatments were used, including pressed metal, stucco, and rolled asphalt siding. Occasional examples may be found of buildings with a brick or stone 34 False Front Commercial,History Colorado,littp.-Ilwww.Iiistorycolorado.org/0a/7p/false-front-commercia/`accessed July 20,2012. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation .1" HB -281- Item 7. - 210 December 2014 Ill, Environmental Setting facade. The most traditional late nineteenth and early twentieth-century false front commercial building is wood frame, one to two stories in height,on a rectangular floor plan,with a front-gabled roof. A commercial street lined with false front buildings created visual continuity and an urban atmosphere. If a community achieved a degree of success and stability, merchants and other commercial building owners chose both to erect new brick buildings and to replace existing wooden false fronts. Fire often swept through early commercial districts, eliminating most of the wood false front buildings. If the town rebuilt, the second generation of commercial buildings usually employed more stable, fire-resistant brick or stone construction. These later buildings, like false fronts, generally used more elaborate facade materials and detailing. However, the roofs were most often flat or gently rear sloping and the facades did not rise above the side walls. Therefore, such buildings are not classified as false front commercial. 4. The Oil Boom and Interwar Transformation, 1920 — 1945 Huntington Beach remained a sleepy seaside town until the famous oil boom in the 1920's. This was the largest California oil deposit known at the time. Wells sprang up overnight and in less than a month the town grew from 1,500 to 5,000 people. " Many poor farmers became overnight millionaires. In 1926, the area bounded by 80h and 23rd Streets, was the location of the second oil boom in Huntington Beach.36 Practically every lot was turned into an oil lease and many existing residences and structures were removed. By 1939, the downtown commercial district remained confined along Main Street between Ocean and Olive Avenues. Little was constructed along Main Street to the east of Olive Avenue, except for a WPA Post Office located at the southeast corner of Main and Olive Avenues. Substantial changes were made to the exterior facades of the buildings along Main Street during the oil boom of 1920 and slant-drill revival of the early 1930's. It was during this period the primary facade of 124 Main Street was updated to the Streamline Moderne style. 124 Main Street is occupied by a restaurant and has a rear addition along the east portion of the parcel. 122 Main Street is shown on the Sanborn map as occupied by two tenants with an addition constructed in the rear for dry cleaning equipment. It's possible the Western False Front primary facade of 122 Main Street was stuccoed during this modernization period along Main Street. The Art Deco building at 126 Main Street on the southwest corner of Main and Walnut Avenues (adjacent to 124 Main Street to the east) was constructed in 1928 by Roy de Britton and his sons for an open air market, and has since been demolished.37 5. Streamline Moderne Style, 1930-1945 Following the height of the Art Deco style in the early 1930s, the Streamline Moderne style was an economic and stylistic response to the ravaging effects of the Great Depression. A new style was needed to express optimism and a bright look toward the future. Streamline Moderne style structures continued to suggest modern values of movement and rejection of historic precedents, but with far less opulence and more restraint than the Art Deco style of the late 1920s and early 1930s. Yet the Streamline Moderne style differed frorn the"High Art Modern Architecture" of the early 1930s in that it, 35 CityHistory." Historic and Cultural Resources Element Huntington Beach:,The City o Huntin ton Beach General Plan 1996 . g tJ' f � � ) 36 Historical and Cultural Resources Element,City of Huntington Beach General Plan, http://www,hunting ton beach ca.govlGovern men t/Departments/Planninglgplindex.cfm(1996)accessed July 20,201Z p.H-HCR-2. 37 126 Main Street,City of Huntington Beach Historic Resources Board Plaque,2000. 122 and 124 Main Street Historic Resources Assessment Report PCP--i—,C -noration 18 Item 7. - 211 HB -282- III. Environmental Setting December 2014 ...continued to regard design as `styling'and that architecture should represent or perform as an image rather than be a used as a space to radically change ones everyday life. The boosters of Streamline Moderne argued that their purpose was not to create an architecture that functioned in the same way as the ocean liner, airplane, or locomotive, rather, the buildings would symbolize those things and therefore remind one of the 'modern'future." Streamline Moderne style architecture took its cue from the emerging field of industrial design and borrowed imagery from things swift and free - in particular, the ocean liner. The Streamline Moderne style of the building at 124 Main Street reflects the national trends of the style which reached its height during the 1930s and early 1940s in Southern California. 6. Post-World War II Development, 1945 — present Beginning in the late 1950's and continuing into the 1960's and 1970's, residents by the thousands moved into the City. Huntington Beach became the fastest growing city in the United States as many housing tracts were constructed. After a final oil strike in 1953, the fire department began clearing out oil derricks within the city and along the coast to make room for the population explosion. Between 1957 and 1960, Huntington Beach experienced rapid growth, increasing its size from 25 square miles as the result of 11 farmland annexations.39 Several buildings along Main Street received substantial changes in the 1950's through the 1970's. In the 1970's and 1980's oil production rigs were concealed to improve the beach's image.40 The 1960s saw the development of Huntington Harbor and the arrival of Douglas Aircraft, later expanded to McDonnell Douglas Aircraft Space Systems Center. Currently the Boeing Company is one of the largest employers in Huntington Beach.41 7. Construction and Occupancy History of 122 Main Street, APN: 024-154-02 (Project Site) The building permits on file in the City of Huntington Beach were reviewed to determine the history of construction and alterations for 122 Main Street. According to the 1986 Department of Parks and Recreation form,the two-story building at 122 Main Street was constructed in 1902. No architect or designer was listed. According to the DPR form and a former occupant of the building, Charles Sarrabere, 122 Main Street was the City Hall of Pacific City,when Huntington Beach was known as Pacific City between 1901 and 1903. The 1909 Sanborn map (Figure 2 on page 20) shows a vacant two-story commercial building on the parcel of 122 Main Street. The 1922 Sanborn Map (Figure 3 on page 21) shows the building was occupied by a restaurant and there was a rear addition constructed along the east portion of the parcel for a kitchen between 1909 and 1922. The next available Sanborn Map from 1939 (Figure 4) shows the building was occupied by two tenants and the rear addition was used for dry cleaning equipment storage. 38 Patrick Pascal, Kesling. Modern Structures Popularizin,ca Modern Design in Southern California 1934-1962, (Los Angeles: Balcony Press,2002), 10. 39 Historical and Cultural Resources Element,City of Huntington Beach General Plan, http.//v,,ww.huntingtonbeachca.gov/Governtnent/Departments/Planning/gp/index.cfm(1996)accessed July20,201Z p.II-HCR-2. 40 "City History." Historic and Cultural Resources Element Huntington Beach:The City of Huntington Beach General Plan(1996). 41 Ibid. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation .1 n xB -283- Item 7. - 212 December 2014 III. Environmental Setting " . UNTINSWIN �..v s....n......—._........ H n 2 d — 3 b ft >r- g. map µ ;r a s � r� L A r ! t E � i - 1z m_ vry a : 4 WALNUT 751 pv .. ... r..-. - N➢ .+ s _.. fy r� \ E`3 n„ .��...... ........ 4 4 Y N ha•:a^.., `- i€ '_"'.... .•_,, .« .,........}S n ... :,fix.-,�..e.., 'v.--__,..«..-- m.a. "Ir raCC"e�„'«'S„�.. :v..-_,,,.'.'� ,� ," 'sue s..�,�" f OCEAN AV, 41 & ', Figure 2. 1909 Sanborn Map, The parcels of 122 and 124 Main Street are highlighted, 122 Main Street is developed with a two-story commercial building and 124 Main Street is vacant.(Los Angeles Public Library) 122 and 124 Main Street Historic Resources Assessment Report prR op—i—ram,-noration 20 Item 7. - 213 NB -284- III. Environmental Setting December 2014 " �C .... — F rAL _. „_ . ^ f f m x . .. ......... f ........... u, .� 1. r ,_ .....�.... ' � `,i •� .:=a-„ - ^. _ -Q W V L I 'M'+ y ^ x " f Q s� ., ,z S Kae¢cF e+n �:«w s, z. ..._dam _�.' -«c,_..P I d' 1 ea < -v m j 5,,.,...........a. .,, 2 .•• 3 xY».qx re &�� .� �i" ...........................fig.,,[8 ±'^^s`..,p 7=i.n4`�,.x "�. .... ......-E q ... .._.�._m Ll e „ , x r r a: ` 8 T. ^�_ "� .� °`(a: ��..� ��°� aT _�, 5�'.,,, i .... uzw £t Figure 3. 1922 Sanborn Map, The parcels of 122 and 124 Main Street are highlighted 122 Main Street is developed with a two-story commercial building and 124 Main Street is developed with a one-story commercial building. (Los Angeles Public Library) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 1119 uB -285- Item 7. - 214 December 2014 III. Environmental Setting nr okANO � a _. NGTON F jj 4 1# F W Fb ......... ..... .......k�$�F-.., w.aa-da�-_.�.'R• -_ _.......,., � � = a �3„'t - _ a f# i , '' :a ,,,._................................_, a •«or tt t�.y�......--"X:• �;:•3 ...,... ,,,,_-,� fig, x - 71 qe �a. <1--l"',A11- , PK Vol r x w' a Y ALNU I W _ Wk i £( x � _ - as a� # x - a uw�ea�x '• P 7 3 � .fc s q' �.�F KE , LI s r^ s3 x V. -a 4m $�es+F i ON° ' Figure 4. 1939 Sanborn Map, The parcels of 122 and 124 Main Street are highlighted 122 Main Street is developed with a two-story commercial building and 124 Main Street is developed with a one-story commercial building. (Los Angeles Public Library) 122 and 124 Main Street Historic Resources Assessment Report PCP q,—i, C­noration 22 Item 7. - 215 HB -286- III. Environmental Setting December 2014 According to a previous owner, Charles Sarrabere, the building was occupied by a dry cleaning business between 1916 and 1981.12 Charles Sarrabere owned 122 Main Street and the adjacent building at 124 Main Street. The subsequent construction history is limited because the records for 122 Main Street held at the City of Huntington Building Department begin in 1960. According to Building permit and Certificate of Occupancy records,clothing retailers occupied the building between 1994 and 2009. The construction history is included in Table 2 below. Major alterations include the demolition of two rear ancillary buildings on the parcel in 2001, as depicted in Figure 5, and an interior tenant improvement in 2009 to accommodate a new gelato cafe. No evidence was found that linked the subject property to the productive life of a historically significant person of local,statewide, or national level importance.43 Table 2 Construction Permit History for 122 Main Street Date Bldg Permit Owner Architect Contractor Valuation Description Number 12/27/1960 6369 Huntington Cleaners n/a Santa Ana 500 Sign for cleaners Neon Co. 6/27/1984 Certificate of Diamond Lane, Retail n/a n/a Occupancy Clothing 6/9/1986 A646448 Sarrabere Estate n/a W. Goodman 500 Demo freestanding walls between front and back of building 10/1/1986 Certificate of Metropolis, Retail n/a n/a Occupancy Sales, Mrs.Woods 12/13/2001 B-082952 William Goodman n/a n/a Demo half back of lot (523 scift)-Detached back building along rear using tractor 4/16/2007 Certificate of Gnosko, Bill Goodman n/a n/a Change in occupancy Occupancy 6/12/2007 B2007-004474 Farris Trust n/a n/a Install 1 foam letter wall sign for Gnosko 42 John Penner, "Huntington Beach:`Shrine'a Targetfor Condemnation,"Los Angeles Times(Decembers,1889). 43 There were no City of Huntington Beach directories available at the City of Huntington Beach Public Library. There was also no data for 122 and 124 Main Street in the United States Census records, most likely because the buildings are commercial and not residential properties. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 7 1-113 .287_ Item 7. - 216 December 2014 III. Environmental Setting Table 2 Construction Permit History for 122 Main Street Date Bldg Permit Owner Architect Contractor Valuation Description Number 3/7/2009 Certificate of Oceanside Properties n/a n/a Change in occupancy Occupancy 5/14/2009 B2009-001429 Lim Sang H Callison, Hoxie 100,000 Interior T.I.only. Install LLC Builders, Inc. non-bearing partitions and(n)grid ceiling for new caf6-Mangiamo Gelato. 6/29/2009 B2009-003502 Lim Sang H n/a Hoxie 870 New non-illuminated Builders, Inc. exterior foam sign for Mangiamo Gelato Cafe Source: PCR Services Corporation,2014 a. Historic Appearance of 122 Main Street Based upon available documentary and photographic evidence (Figure 6-10),the historic appearance of 122 Main Street included the following character-defining features: • Rectangular two-story footprint and massing • Wood frame ® Gabled roof behind a high front parapet ® Primary elevation was covered with wood ship-lap siding(Stuccoed in 1930s) ■ Projecting belt-course above and below the second-floor windows ■ Two windows on the second floor of primary facade. Windows were originally single pane with sidelights. ® Tall crenellated parapet that wrapped around the sides. ■ Storefront with two large rectangular display windows flanked by attached cast-iron columns (three). There is no front door shown in the photo indicating the entrance may have been on an interior wall fronn the adjacent building. 122 and 124 Main Street Historic Resources Assessment Report PCP C--oration 24 Item 7. - 217 11B -288- III. Environmental Setting December 2014 �Ee 'k, k ,_4 , Wit. G . i A WWI MR , q I 'm a G §wG�'4�t`, s e. . � N �a .. `. .^ _ 88 r 3J.•`• t ZVI tKeD :`,t;:�.�;� ";.• '-"� � ,tom, %�:, #'.• ti Ll "s �:.. TC 71 ,Q71: ...- ,-,-��.-wry .. _ «..wd+e+W.Aa. .'p`•','es^:.. . • ,��•�. , . '.'�' .��":gym.-4�-; . �� •1 Figure 5. Building permit#B082952 to demolish the rear buildings of 122 Main Street,December 31,2001. t 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 11 f-- HB -289- Item 7. - 218 December 2014 111. Environmental Setting A a" j g IT IT'6- -V 1011 '0 ? -Vk"4 A po V 2, A�- N ai 0" 0AMmw .. ........ >1 Figure 6. 1942july Fourth Parade,Southside of Main Street between Walnut and Ocean Avenue 122 and 124 Main Street in middle of block(City of Huntington Beach Photographs) 122 and 124 Main Street Historic Resources Assessment Report PCP',—i...C'—,)()rjtjoj, 26 Item 7. - 219 14B -290- 111. Environmental Setting December 2014 PIP, Figure 7. Southside of Main Street between Walnut and Ocean Avenue 122 and 124 Main Street in middle of block,September 1984(Chris Epting,Huntington Beach:Then and Now(Chicago,III: Arcadia,2008):52) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 11" IJB -2)91- Item 7. - 220 December 2014 111. Environmental Setting �qp-- Z j Lk OMEN, 0 \W- .. . ............"I'll L _4 w IL U3 'A Iff `4 v. is RQ ................ Fg >06 Fig u re 8. View Looking East Down Main Street, Undated(Orange County Photo Archive,First American Title Company) 122 and 124 Main Street Historic Resources Assessment Report Pre--i-,(,,,,)oratjoi, 28 Item 7. - 221 14B -292- III. Environmental Setting December 2014 �P 'ao. ;r%� ':•fi",% ,%.,� s;�.S Z.,,,,,,,f�;r 1;r!- ��:it=��'qa�:;,,;,,;;;,-s�,,.:i=�a:;.`..... a: ems•:�, ': ��:�,� a�,'<r v- Figure 9. View Looking West Down Mahn Street,November 7, 1944 (Orange County Photo Archive,First American Title Company) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 7 n KB -293- Item 7. - 222 December 2014 III. Environmental Setting r y, Figure 10. Detail(cropped)of View Looking West Down Main Street,November 7, 1944 (Orange County Photo Archive,FirstAmerican Title Company) 122 and 124 Main Street Historic Resources Assessment Report P---i—,C—wratlo❑ 30 Item 7. - 223 xB -294- III. Environmental Setting December 2014 8. Construction and Occupancy History of 124 Main Street, APN: 024-154-02 (Project Site) The building permits on file in the City of Huntington Beach were consulted to determine the history of construction and alterations for 124 Main Street; however, there are no building permits on file for 124 Main Street. According to the 1986 Department of Parks and Recreation form, the two-story building at 124 Main Street was constructed in 1912. No architect or designer was listed. The building is not shown on the 1909 Sanborn map, but is shown on the 1922 Sanborn map, indicating it was built sometime between 1909 and 1922, most likely prior to World War I. A photograph of the 124 Main Street from the 1910s shows the building with a Western False Front (Figure 11). The 1922 Sanborn Map (Figure 3 on page 21) shows the one-story building was occupied by two tenants, a photographer and a barber, and there was a rear ancillary building. The 1922 Sanborn maps also notes the rear walls were "iron on studs." The next available Sanborn Map from 1939 (Figure 4 on page 22) shows the building was occupied by one tenant, a restaurant, and there was a rear addition along the east portion of the parcel. Sometime during the 1930s the primary facade was updated and the original False Western Front was updated to the Streamline Moderne style. Photographs from 1942 and 1944 show the building with the new Streamline Moderne style facade (Figures 6 and 9). There are no subsequent building permits available at the City of Huntington Building Department. No evidence was found that linked the subject property to the productive life of a historically significant person of local, statewide, or national level importance. Table 3 below describes the subject property's ownership and occupancy history. According to the 1986 DPR Form, O'Barr's Drugstore occupied 124 Main Street in 1914.44 In 1919, the U.S. Restaurant was the building tenant.46 During the 1920s, there were various occupants including Huntington Beach Stock Exchange; Fowler's Paint and Paper, and Variety Store; Lynn Colburn Real Estate; Model Tailors; barber; photographer; and Economy Market.46 Between 1939 and 1943, the Buckhorn Caf6 and 20/30 Caf6 were occupants.47 The 1939 Sanborn map also documents a restaurant as occupying the building. The next known tenants for the subject property begin in 1970s, M&E Coin Operated Washers was an occupant of the rear storage building in 1970, Joe's Shoe Shop was an occupant in 1970; Dress-N-Go was an occupant in 1977; and Merrilee's Women's Swimwear was an occupant in 1982.4E; Between 1970 and 1977, 124 Main Street was owned by Charles Sarrabere, who also owned the adjacent dry-cleaners at 122 Main Street. 44 D.Marsh, "124 Main Street,Department of Parks and Recreation Historic Resources(DPR)form,"February 1986. 45 Ibid. 46 Ibid. 47 Ibid. 48 Certificate of Occupancy records held at the City of Huntington Beach. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 7 H13 -295- Item 7. - 224 December 2014 III. Environmental Setting Table 3 Occupancy and Ownership History for 124 Main Street Date Document Tenant Owner 1914 1986 DPR Form O'Barr's Drugstore n/a 1919 1986 DPR Form U.S. Restaurant n/a 1920's 1986 DPR Form Huntington Beach Stock Exchange; n/a Fowler's Paint and Paper, and Variety Store; Lynn Colburn Real Estate; Model Tailors; and Economy Market 1939-1943 1986 DPR Form Buckhorn Cafe and 20/30 Cafe n/a 11/17/1970 Certificate of Occupancy M&E Coin Operated Washers Charles Sarrabere 11/17/1970 Certificate of Occupancy Joe's Shoe Shop Charles Sarrabere 10/13/1977 Certificate of Occupancy Dress-N-Go Charles Sarrabere 2/7/1982 Certificate of Occupancy Merrilee's Women's Swimwear n/a a. Historic Appearance of 124 Main Street Based upon available documentary and photographic evidence (Figures 6-7, 9, and 11-12) the historic appearance of 124 Main Street included the following character-defining features: ® Rectangular one-story foot print and massing ® Gabled roof behind a high front parapet ® Stucco finish ® Fluted pilasters at each corner from the ground to just above the top of the parapet. • Tall parapet with wide band along top and large recessed panel ® Storefront with recessed center entrance, stucco bulkheads below windows, large glass display windows,multi-light transom above display windows. 122 and 124 Main Street Historic Resources Assessment Report PCP Carui...rn,-noration 32 Item 7. - 225 KB -296- Ill. Environmental Setting December 2014 M Figure 11. Southwest corner of Walnut and Main Street,124 Main Street to right,circa 1910's(photograph from client) N Figure12. Southwest comer of Walnut Avenue and Main Street Standard Market constructed in 1926 at corner,124 Main Street to right, 1988(Chris Epting,Huntington Beach:Then and Now(Chicago,Ill:Arcadia,2008):50) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation IV IV SIB -297- Item 7. - 226 December 2014 III. Environmental Setting B. PREVIOUS EVALUATIONS 1. Previous Evaluation: Historic Resources Survey Report (1986) The two-story commercial building at 122 Main Street was previously surveyed in February 1986 and was assigned a status of 31), "appears eligible for listing only as a contributor to a potential National Register district.,,49 The one story commercial building at 124 Main Street was previously surveyed in February 1986 and was assigned a status of 31), "appears eligible for listing only as a contributor to a potential National Register district."" However, 122 Main Street and 124 Main Street are not included within the boundaries of the Main Street Historic District described as "the 200 block of Main, the 200 and 300 blocks of Fifth Street and cross street buildings on Olive Avenue between Third and Fifth Streets.i51 The 1986 Historic Resources Survey Report describes the potential Main Street Historic District and identifies the district on a Map as shown in Figure 13: The Main Street Historic District incorporates the 200 block of Main, the 200 and 300 blocks of Fifth Street and cross street buildings on Olive Avenue between Third and Fifth Streets. This district includes both commercial and residential buildings and reflects the early small town development of the City. When originally proposed at an earlier phase of this study, this district was to include the 100 block of Main, pier buildings, and adjacent buildings on Pacific Coast Highway. Subsequent demolition of the Golden Bear and other buildings has lessened the historic tie of the Main Street area to the pier. At present, planned redevelopment does not include rehabilitation of the buildings in the 100 block of Main Street, although this block includes six historically significant contributing buildings(3 of(which require remodelings to be reversed). Therefore in an effort to consolidate the remaining important historic resources, the district lines have been drawn to exclude the 100 block, but extended to incorporate more of Fifth Street. The proposed Main Street Historic District includes approximately 22 pre- 1940 buildings, of which 10 are rated as contributing or significant buildings. Another nine buildings are possible contributors if existing on-historic remodeIlings are reversed. Should redevelopment plans be changed to allow for restoration of the 100 block of Main Street, the consultants strongly recommend the block also be included in thIe Main Street Historic District. The boundaries of the district have been extended slightly b Ilyond the core area of existing resources in order to preserve a consolidated geographical area and to provide a locale where existing historic buildings, in the path of redevelopment, might be relocated. In particular, important buildings or facades from the 100 block of Main could be relocated to the 200 block. Any or all of these facades that could be moved would reinforces the historic nature of the 49 The Historic and Cultural Resources Element,"City of Huntington Beach General Plan, littp://www.huntingtonheachca.gov/Government/Departments/Planniiig/gp/iiidez.cfin,1996,accessed July20,201Z p II-HCR 9. 50 (hid. 51 Thirtieth Street Architects, Historic resources survey report. City ofHuntington Beach (Newport Beach, Calif. Thirtieth Street Architects,Inc.,1986):42. 122 and 124 Main Street Historic Resources Assessment Report PrP e­,; r-ooration 34 Item 7. - 227 HB -298- III. Environmental Setting December 2014 district- however the resources which are in the best condition (rated as a 'T'or '7" or those which are historically significant(shown by"should be given priority.52 The 1986 survey did not include the subject properties in the potential Main Street Historic District due to the loss of the Golden Bear and other buildings in the 100 block of Main that has lessened the historic tie of the Main Street area to the pier; nonetheless, the report did indicate the subject properties appeared eligible as historical resources. 2. Previous Evaluation: Historic and Cultural Resources Element in the General Plan (1996) The Historic and Cultural Resources Element in the General Plan describes the potential Main Street Historic District: The Main Street Historic District incorporates the 200 block of Main, the 200 and 300 blocks of Fifth Street and cross street buildings on Olive Avenue between Third and Fifth Streets. The district includes both commercial and residential buildings and reflects the early small town development of the City. The Main Street Historic District includes approximately 22 pre-1940 buildings of which ten are rated as contributing or significant buildings. Another nine buildings are possible contributors if existing non-historic remodelings are reversed. Although the district is no longer eligible for National Register consideration because of extreme modifications and demolitions which have recently occurred, preservation efforts within the City's core can provide a strong focal pointfor the community. The Historic and Cultural Resources Element identified the potential historic district, local historic resources, and properties listed on the National Register on a map included as Figure 13. In 1996, there were four local historic resources: Huntington Beach Pier, Huntington Beach High School, Bartlett Park (Newland House), and Central Park/Library. The local historic resources are over 1/4 mile away from 122Main Street and 124 Main Street. Also in 1996, there were five properties listed on the National Register: Newland House (1898), Helm House/Furnishing Company(1904), Garner House (1905), Worthy House (1880), and City Gym. The five properties listed on the National Register are over 1/4 mile away from 122Main Street and 124 Main Street. These resources are depicted on Figure 14. Listed Historical Resources in Huntington Beach PCR confirmed on the National Register and California Register websites, there are six properties on the National Register in Huntington Beach: Main Street Library, Triangle Park, Helme--Worthy Store and Residence (3/31/1987, Record#405508/N1493), Huntington Beach Elementary School Gymnasium and Plunge (12/29/1994, Record#422334/N1896), Huntington Beach Municipal Pier (8/24/1989, Record#412359/N1614), and Newland House (10/24/1985, Record#401821/ P514).53 The Newland House 52 Thirtieth Street Architects,42-44. 53 National Register of Historic Places,Resource Search, http://nrhp focus.nps.gov/natregadvancedsearch.do?searchtype=natregadvanced,accessed July25,2012. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation ')e xB -299- Item 7. - 228 December 2014 III. Environmental Setting is also a California Point of Historical Interest. All six properties are also listed on the California Register of Historic Resources. 122 Main Street and 124 Main Street are within a 1/4-mile distance from the Helme- Worthy Store and Residence. PCR's also reviewed Archeological Resources Management Corporation's "Report of Cultural Resources Records Search for Downtown Specific Plan, City of Huntington Beach." January 30, 2009. The report includes a comprehensive records search of Downtown Huntington Beach conducted in-house and at the South Central Coastal Information Center(SCCIC). State of California Office of Historic Presentation. Listed Historical Resources in California. http://ohp.parks.ca.govIListedResotirces/?view=county&criteria=30,accessed July 25,2012. 122 and 124 Main Street Historic Resources Assessment Report PCP 1,-i oc c—ooration 36 Item 7. - 229 NB -300- 111. Environmental Setting December 2014 x V" fa 1 4, YT, 421 yrt Figure 13. Proposed Main Street Historic District Map,1986 (Thirtieth Street Architects,Historic resources survey report. City of Huntington Beach(Newport Beach,Calif: Thirtieth Street Architects,Inc., 1986):43.) 122 and 124 Main Street Historic Resources Assessment Report PCP,Services Corporation 13 P7 IJB -301- Item 7. - 230 December 2014 111. Environmental Setting 05 AWNUNSTER BE" pr FOUWM VALSY COuNly Of iF W oc \N POW"D&I ds I MR COSTA MMA I N r tf 2 hmus;rm Dnt go Wmd lit I HWM(I WI 21!s,MftWft6dAqCj-P4 3 cow"Mm I I Val 5 py Gym HISTORICAL RESOURCES G17Y OF 11UNTMG10N SUCM 6ENIVUL PtAN Figure 14. Map of Historical Resources in Huntington Beach identified by the City,the Historical Resources Board(HRB) 1986 Downtown Historical Study,and a windshield survey ("The Historic and Cultural Resources Element,"City of Huntington Beach General Plan, http://Www.huntingtonbeachca.govIGoveri7inentIDepai-tmentsIPlaiininglgplindexcfm, 1996,accessed July 20,2012,p 11-HCR-7.) 122 and 124 Main Street Historic Resources Assessment Report PCP ...C—)oration 38 Item 7. - 231 1 1B -302- III. Environmental Setting December 2014 1. Evaluation of 122 Main Street, APN: 024-154-02 (Project Site) a. Architectural Description The two-story commercial building, constructed circa 1902, has a Western False Front style primary elevation (Figure 1S). The building has a rectangular footprint, concrete foundation, wood frame, and a gable roof. The simple primary elevation is finished with stucco (alteration), and has two sets of second story windows covered with wood shutters (Figure 16), a belt-course above and below the second-floor windows, and a tall Western style parapet. The first-floor storefront has been altered over the years to accommodate tenant improvements. The storefront has a set of multi-light doors with single-light transom above, and two single-light storefront windows with a protruding faux stone painted base (Figure 17). The secondary elevations are covered with wood ship-lap siding. The rear (south) elevation has one primary entrance door, two second-story wood frame windows covered with screens, a second story door without a balcony or staircase (alteration), and a gable roof(Figures 18 to 20). The east elevation is covered with the original unfinished wood ship-lap siding and has a couple of boarded windows (Figure 21). The back of the Western False Front is visible from the east elevation and reveals the original wood construction method (Figure 22). b. Integrity The overall appearance of the subject property at 122 Main Street indicates that the property retains integrity as a potential historical resource. Originally the simple Western False Front style primary elevation was covered with wood ship-lap siding. The facade was later sheathed with stucco most likely during the 1930s, reflecting the architectural trends of the period. Over the years the primary elevation has been re- stuccoed, but the application of stucco did not materially impair the Western False Front design which still retains its original form. The two second-story windows on the primary elevation are altered and are now covered with shutters, although the openings remain.54 The interior has been substantially altered and updated through various tenant improvements (Figures 23 and 24) and does not contribute to the significance of the subject property. The rear non-contributing addition constructed between 1922 and 1939 was removed in 2001. The secondary elevations are relatively intact and retain the original ship-lap wood siding. The subject property at 122 Main Street has integrity of location, design, workmanship, materials, feeling, and association. Although the primary facade is stuccoed, the workmanship and materials of the secondary elevations is intact and the stucco cladding which has covered the building since the 1930s has attained significance. Built ca. 1902,the subject property retains its original Western False Front style and character- defining features including wood-frame construction, stucco cladding, horizontal band courses, and a gable roof behind a tall crenellated parapet. Finally, 122 Main Street retains historic feeling and association with the early cultural and economic development with Pacific City and Huntington Beach. Even with the recent development along Main Street, 122 Main Street still retains some of its historic setting. The buildings at 124 Main Street, 120 Main Street, 117-121 Main Street, and 127 Main Street are over 4S- years in age and contribute to the historic setting of 122 Main Street. The existing setting is depicted in Figure 2S. 54 D.Marsh, "124 Main Street,Department of Parks and Recreation Historic Resources(DPR)form,"February 1986. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation 7 n HB -303_ Item 7. - 232 December 2014 III. Environmental Setting c. Statement of Significance: 122 Main Street, APN: 024-154-02 (Project Site) One historic resource was evaluated on Parcel 024-154-02: a two-story Western False Front style commercial building located at 122 Main Street. The subject property was originally constructed in approximately 1902. The original owner, architect, and contractor are unknown. The period of significance for 122 Main Street is 1902, the approximate date of construction. The subject property was evaluated against the following themes; Early Settlement and Growth, 1901-1920; and Western False Front Commercial Building Type. The subject property was evaluated for conformance with criteria of the National Register and California Register,and as a potential local landmark. The subject property retains integrity of location, design, setting, workmanship, materials, feeling and association, and is a rare and locally important example of the Western False Front style. Therefore, 122 Main Street appears individually eligible for listing in the National Register and the California Register (CHR55 Status Code 3B) and as a Huntington Beach Historical Landmark (Category Ratings" 3 and 5*/5D). Additionally, 122 Main Street is associated with the cultural and economic development of Pacific City and Huntington Beach and appears to have been used as the City Hall for Pacific City when 122 Main Street was constructed in 1902. The subject property has made a significant contribution to the broad patterns of cultural, political, economic, or social history of the City of Huntington Beach. Therefore, 122 Main Street is considered eligible as a historical resource, pursuant to CEQA, as discussed in detail below. The subject property has been identified as a contributor to the Main Street historic district in previous evaluations. Presently, 122 Main Street retains integrity and contributes to the architectural and historical context of Main Street. However, the subject property is not included within the boundaries of the Main Street Historic District described in the City's General Plan,which limits the boundaries of the district to "the 200 block of Main,the 200 and 300 blocks of Fifth Street and cross street buildings on Olive Avenue between Third and Fifth Streets." The Main Street Historic District survey was completed in 1986 and is older than five years, and therefore was reevaluated in the PCR survey. As discussed in the General Plan, intervening infill development has isolated the 100 block of Main Street from the historic district. However, the subject property and several other buildings in the 100 block of Main Street, including 120 Main Street, 117-121 Main Street, 124 Main Street and 127 Main Street, appear to remain eligible as a distinct grouping or small district of commercial buildings (CHR Status Code 3D and Historical Landmark Category Rating 3D) which are associated with Early Settlement and Growth of Huntington Beach (1901-1920) and the Oil Boom and Interwar Transformation (1920-1945). National Register Criterion A: Is associated with events that have made a significant contribution to the broad patterns of our history. California Register Criterion 1: Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. The development of 122 Main Street is part of the regional history of Huntington Beach. During the early twentieth century Main Street was the commercial center of Huntington Beach. The character of Main Street between 1900 and 1915 was commercial with buildings expressing the Western False Front style and wood construction. 122 Main Street retains integrity of location, design, setting, feeling, and association, and retains enough integrity to be historically associated with the broad patterns of Huntington Beach's 55 California Historical Resource(CHR)Status Codes are established by the California Register of Historical Resources. 56 Category Ratings for Historical Landmarks in Huntington Beach are established by the Historic Resources Board and the City Council. 122 and 124 Main Street Historic Resources Assessment Report PCP--i-,--)oration 40 Item 7. - 233 1113 -304- III. Environmental Setting December 2014 economic, social, and cultural history. 122 Main Street was possibly the City Hall of Pacific City when 122 Main Street was constructed in 1902; however primary documentation was not found to confirm this information. Additionally, 122 Main Street has enough integrity to convey its historical association with Pacific City and the possible site of City Hall. Therefore, the 122 Main Street appears potentially eligible for the National Register under Criterion A, and the California Register under Criterion 1, and as a local landmark. National Register Criterion B:Is associated with the lives of persons significant in our past. California Register Criterion 2:Is associated with the lives of persons important in our past. The various tenants of 122 Main Street between 1912 and 1977 encompassed a variety of businesses, including a city hall, dry cleaner, restaurant, and clothing retailers. Charles Sarrabere,who owned 122 Main Street, ran a dry cleaning business out of 122 Main Street with his father between 1916 and 1981. None of the occupants were notable or significant in history and they did not produce important work at 122 Main Street; nor is the architecture somehow tied to or symbolic of their careers. It also appears that the property does not show any historical importance in association with various owners, including Charles Sarrabere. Therefore,the subject property does not appear to satisfy National Register Criterion B or California Register Criterion 2 or the local landmark requirements for eligibility related to a historic personage. National Register Criterion C: Embodies the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction. California Register Criterion 3: Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values. 122 Main Street is eligible for individual designation under National Register Criterion C and California Criterion 3 and as a locally significant example of a now rare Western style and method of construction. The subject property is a distinctive example of the Western False Front style both individually, and as a contributor to a small district or grouping of historic buildings within the 100 block of Main Street. The Western False Front style is now increasingly rare in Huntington Beach and is representative of Huntington Beach's early architectural heritage. 122 Main Street retains integrity of location, design, setting, materials, workmanship, feeling,and association. National Register Criterion D. Ityields, or may be likely to yield, information important in prehistory or history. California Register Criterion 4. Has yielded, or may be likely to yield, information important in prehistory or history. The subject property is not likely to yield any information important to prehistory or history. Therefore,the subject property does not meet the above criterion at the national or state level. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation A 4 1413 -305- Item 7. - 234 December 2014 III. Environmental Setting d. Existing Character-defining Features of 122 Main Street Primary features: ■ Rectangular footprint • Two-story massing s Western False-front Storefront (first floor altered over the years to accommodate tenant improvements) consisting of wood frame finished with stucco (stucco finish applied in the 1930s over original wood shiplap siding) with a tall crenellated parapet that wraps around to the sides, and a projecting belt-course above and below the second-floor windows Secondary features: ® Two rectangular window openings on the second-story level (existing non-original windows covered with wood shutters are later alterations) • Wood frame construction (not visible from public right of way) ® Gabled roof(not visible from public right of way) ® Side and rear elevations sheathed in wood shiplap siding (not visible from public right of way) 122 and 124 Main Street Historic Resources Assessment Report PCP q­,ir C r)oration 42 Item 7. - 235 xB -306- III. Environmental Setting December 2014 Current Photographs of 122 Main Street ,\ ;;y;TV y. \\,.,, : Y �o y Figure 15. 122 Main Street Primary(north)elevation,view to south(PCR 2012) e � C? ae Al Figure 16. 122 Main Street,Primary(north)elevation,view to south(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation A'I BB _307_ Item 7. - 236 December2Dl4 U|. Environmental Setting Figure17. 122 Main Street,Primary(north)elevation, view to south(PCR2012) o Figure 18. 122 Main Street,Rear(south)elevation,view to northwest(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report PCP`~....r~"m*/"" 44 Tt�n° 7 ��7 ^`*^^^ ' ` - ~�-' ' \{B -S00- 111. Environmental Setting December 2014 . Svn........ . . ............ 1,7 'M NN Figure 19. 122 Main Street,Rear(south)elevation,view to northwest(PCR 2012) 0. A- 1 K Figure 20. 122 Main Street,Rear(south)elevation, view to northwest(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation A r' HB -309- Item 7. - 238 December 2014 III. Environmental Setting z. Figure 21. 122 Main Street,Side(east)elevation,view to north(PCR 2012) r Ne �t q. �• ti\ Figure 22. 122 and 124 Main Street,Detail of fronts,view to north(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report PCP Carvi...C--oration 4.6 Item 7. - 239 HB --10- Ill. Environmental Setting December 2014 "4&...... W, IN, Ini, f P" WV 0, .... ....... 30 Figure 23, Interior of 122 Main Street,view to south(PCR 2012) "Yam, 17, Figure 24. Interior of 122 Main Street,view to north(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation A'7 HB -3 11- Item 7. 240 December 2014 Ill. Environmental Setting rg- S, W6 ffig 0% ;Q� L W IN IN p� Dy CC, or b� "Is I ON N/ g,& NOW, WIN14% .......... 06" t S, P F IF N N A LOZNNINIW�- W • !;q I 1W K "IN N Wu Figure25. The historic setting of the 100 block of Main Street,view to south(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report Pre ...C-,wratioii 48 Item 7. - 241 HB -3]2- III. Environmental Setting December 2014 2. Evaluation of 124 Main Street, APN: 024-154-02 (Project Site) a. Architectural Description The Streamline Moderne style one-story commercial building at 124 Main Street was constructed circa 1912. The subject property has a rectangular footprint, concrete foundation, and gable roof. As part of a 1930s renovation, the primary elevation was converted into the Streamline Moderne style (Figure 26). The primary elevation has a stucco finish, projecting fluted pilasters at each corner, and a wide stucco band running along the parapet. The storefront is comprised of a large plate glass windows, a central recessed entrance, flagstone bulkheads added circa 1950s, and a ribbon of transom windows and a canvas awning above the store front window (Figure 27). The secondary elevations are clad in corrugated metal (Figure 28). The rear elevation is clad in corrugated metal, has two flat-panel doors (alteration), transom windows (alteration), and a gabled patio cover (addition) (Figures 29 and 30). A narrow, single-story addition finished in stucco extends into the rear of the lot (Figure 31). The interior has been remodeled over the years to accommodate different tenants but appears to retain a wood ceiling and wall arches along the west and east walls from the historic period (Figure 31). b. Integrity The overall appearance of the subject property at 124 Main Street indicates the property retains integrity of location, design, workmanship, materials, feeling, and association. Originally the subject property had a Western False Front, as depicted in Figure 11. In the 1930s the primary elevation was remodeled into the Streamline Moderne style. The primary elevation was re-stuccoed and the storefront windows were replaced at that time. Since then, flagstone bulkheads were added under the storefront windows, and a tiled floor was installed at the storefront entrance. The subject property retains the character-defining features of the Streamline Moderne style including the projecting fluted pilasters at each corner, a wide band running along the parapet, the storefront entrance and display windows, and the transom above the storefront. The secondary elevations are clad in corrugated metal, which may be the original building construction method used in 1912 although it is likely the siding has been replaced over the years. The interior has been altered and updated over the years as a result of tenant improvements and does not contribute to the significance of the subject property. Even with the recent development along Main Street, 124 Main Street still retains some of its historic setting. The buildings at 120 Main Street, 117-121 Main Street, 122 Main Street, and 127 Main Street are over 45- years in age and contribute to the historic setting of the subject property. The existing setting is depicted in Figure 25. c. Statement of Significance: 124 Main Street,APN: 024-154-02 (Project Site) One historic resource was evaluated on Parcel 024-154-02: a one-story Streamline Moderne commercial building located at 124 Main Street. The subject property was originally constructed in approximately 1912 with a Western False Front-style elevation. During the 1930s, 124 Main Street was updated with a Streamline Moderne facade. The original owner, architect and contractor are unknown. The period of significance for the 124 Main Street is 1912 through 1940, including the date the property was constructed through the 1930s period when the property was remodeled in the Streamline Moderne style. The subject property is associated with the following themes: Early Settlement and Growth, 1901-1920; The Oil Boom and Interwar Transformation, 1920 - 1945; Western False Front Commercial Building Type; and Streamline Moderne Style, 1930-1945. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation A n I-113 _;13_ Item 7. - 242 December 2014 III. Environmental Setting The subject property has been identified as a contributor to the Main Street historic district in previous evaluations. Presently, 124 Main Street retains integrity and contributes to the architectural and historical context of Main Street. However, the subject property is not included within the boundaries of the Main Street Historic District described in the City's General Plan,which limits the boundaries of the district to "the 200 block of Main,the 200 and 300 blocks of Fifth Street and cross street buildings on Olive Avenue between Third and Fifth Streets." The Main Street Historic District survey was completed in 1986 and is older than five years, and therefore was reevaluated in the PCR survey. As discussed in the General Plan, intervening infill development has isolated the 100 block of Main Street from the historic district. However, the subject property and several other buildings in the 100 block of Main Street, including 120 Main Street, 117-121 Main Street, 122 Main Street, and 127 Main Street, appear eligible as a distinct grouping or small district of commercial buildings (CHR Status Code 3D and Historical Landmark Category Rating 3D) associated with the Early Settlement and Growth of Huntington Beach (1901-1920) and the Oil Boom and Interwar Transformation (1920-1945). The property was evaluated for conformance with criteria of the National Register and California Register, and as a potential local landmark. National Register Criterion A: Is associated with events that have made a significant contribution to the broad patterns of our history. California Register Criterion 1: Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. The development of 124 Main Street is part of the regional history of Huntington Beach. During the early twentieth century Main Street was the commercial center of Huntington Beach. The character of Main Street between 1900 and 1915 was commercial with buildings expressing the Western False Front style. The primary elevation was updated to the Streamline Moderne style during the 1930s to reflect the contemporary architectural trends of the time. There are no events associated with this property that have made a significant contribution to the broad patterns of cultural, political, economic, or social history of the nation, state or city. Therefore, 124 Main Street does not appear eligible for the National Register under Criterion A, or the California Register under Criterion 1, or as a local landmark. National Register Criterion B:Is associated with the lives of persons significant in our past. California Register Criterion 2:Is associated with the lives of persons important in our past. The various tenants of 124 Main Street in the between 1912 and 1977 were a variety of businesses, including a paint store, drugstore, real estate broker,tailor,barber, photographer, market,restaurants, and retailers. It appears the tenants did not occupy the storefronts for long periods of time. Furthermore, none of the occupants were notable or significant in history and they did not produce important work at the subject property; nor is the architecture somehow tied to or symbolic of their careers. It also appears that the property does not show any historical importance in association with various owners, including Charles Sarrabere, and the property does not rise to the threshold of significance for listing as a nation, state, or local landmark. Therefore, the subject property does not appear to satisfy National Register Criterion B or California Register Criterion 2 or as a local landmark for eligibility related to a historic personage or event. National Register Criterion C. Embodies the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that representa significant and distinguishable entity whose components may lack individual distinction. 122 and 124 Main Street Historic Resources Assessment Report PCP c--i...---ration 50 Item 7. - 243 NB -314- III. Environmental Setting December 2014 California Register Criterion 3: Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values. While not individually eligible, 124 Main Street is a representative example of a Western False Front style building which was renovated in the 1930s as a Streamline Moderne commercial building. 124 Main Street retains integrity of location, design, setting, workmanship, materials, feeling, and association. Thus, the subject property and several other buildings in the 100 block of Main Street, including 120 Main Street, 117- 121 Main Street, 124 Main Street and 127 Main Street, appear eligible under National Register Criterion C and California Register Criterion 3 and as a local district as a distinct grouping or small district of commercial buildings which are associated with Early Settlement and Growth of Huntington Beach (1901-1920) and the Oil Boom and Interwar Transformation (1920-1945). National Register Criterion D. Ityields, or may be likely to yield, information important in prehistory or history. California Register Criterion 4. Has yielded, or may be likely to yield, information important in prehistory or history. The subject property is not likely to yield any information important to prehistory or history. Therefore,'the subject property does not meet the above criterion at the national or state level. d. Existing Character-defining Features of 124 Main Street Primary features: ® Rectangular footprint ® One-story massing ® Streamline Moderne Storefront with a stucco finish, fluted pilasters at each corner from the ground to just above the top of the parapet, and tall parapet with wide band along top and large recessed panel ■ Recessed center entrance, large glass display windows, multi-light transom above display windows (stone veneer bulkheads below display windows are later alterations; canopy is a later addition) Secondary features: ® Gabled roof behind a high front parapet(not visible from public right of way) ■ Wood frame construction sheathed in corrugated metal siding(not visible from public right of way) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation r 7 HJ3 -315- Item 7. - 244 December 2014 Ill, Environmental Setting Current Photographs of 124 Main Street 0101, 4 0 0 g IN W A A- la Figure 26. 124 Main Street,Primary(north)elevation,view to south(PCR 2012) NO Figure27. 124 Main Street,Detail of transom windows above storefront,primary(north)elevation,view to east(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report P('P q,,,,i...C--,)oration 52 Item 7. - 245 HB -3 16- III. Environmental Setting December 2014 :,,%tom/ /j 1, ti "'M . ?: '."I", Pr ON A s ;� \ �� fm "al Figure 28. 124 Main Street,Side(west)elevation, view to north(PCR 2012) ., -04:-- v ._-- -:•,°Nis z` a N-N K. , r ll ` jgd&',: 5,�j x"' ,` :�'&.. ,:•ai•.�:Sa�\ Qa\ h,,,.'."rc .,i�'a��a ie�?v�i`..aWW:�-m.;:'. •';. Figure 29. 124 Main Street Rear(south)elevation,view to north(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation r 7 HB _3 1 7_ Item 7. - 246 December 2014 111. Environmental Setting _7 -71 .0 'k 4 WO R , -IN 44" 'S, W, M t A Figure 30. 124 Main Street,Rear(south)elevation,view to north(PCR 2012) 01, k g Figure 31. Interior of 124 Main Street,view to northeast(PCR 2012) 122 and 124 Main Street Historic Resources Assessment Report PCP--i—,C—noratim, 54 Item 7. - 247 HB 18- IV. CEQA IMPACTS ANALYSIS 1. CEQA Impacts Thresholds for Historical Resources Section 15064.5(b) of the CEQA Guidelines states that a project involves a "substantial adverse change in the significance of a historical resource"when one or more of the following occurs: 1. Substantial adverse change in the significance of a historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of a historical resource would be materially impaired. 2. The significance of a historical resource is materially impaired when a project: a. Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historical significance and that justify its inclusion in, or eligibility for,inclusion in the California Register of Historical Resources; or b. Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register of historical resources pursuant to Section 5020.1(k) of the Public Resources Code or its identification in a historical resources survey meeting the requirements of Section 5024.1(g) of the Public Resources Code, unless the public agency reviewing the effects of the project establishes by a preponderance of evidence that the resource is not historically or culturally significant; or c. Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historical significance and that justify its eligibility for inclusion in the California Register of Historical Resources as determined by a lead agency for purposes of CEQA. 3. Generally, a project that follows the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings or the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1995), Weeks and Grimmer, shall be considered as mitigated to a level of less than a significant impact on the historical resource. 2. Impacts Analysis Under the Proposed Project, the historic street fronts of the existing one and two-story commercial buildings at 122 Main Street and 124 Main Street would be retained and rehabilitated, while the remaining portions of the structures would be replaced with a three-story, approximately 35-foot high mixed-use retail/office/residential building. PCR reviewed project plans for the proposed Mixed-Use Building prepared by Jeff Bergsma, Architect, TEAM Design, Huntington Beach, dated April 2, 2014, which are provided in Appendix C. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation r,C Hl3 -319- Item 7. - 248 December 2014 IV. CEQP,Impacts Analysis The Proposed Project was analyzed for conformance with Section 15064.5(b) of the CEQA Guidelines and the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (Standards). a. CEQJA As discussed above, two historical resources have been identified on the project site, 122 Main Street and 124 Main Street. Historical resources in the project vicinity include a grouping of historic buildings in the 100 block of Main Street,and the Main Street Historic District. Under the proposed project the historic exterior front facades will be retained and rehabilitated, thus the primary distinctive materials and features of the subject properties would be preserved. However, relocation of the historic street fronts is a City requirement due to the right-of-way dedication for pedestrian access and public utilities. Although the historic storefronts would be relocated approximately six feet back from their existing location, they would remain within their same respective parcels and have a similar orientation to the street. Thus the visual and historical relationships of the historic storefronts with the site and other historical resources in the immediate surrounding setting in the 100 block of Main would be preserved, and the historical associations of the subject properties with the Main Street Historic District would therefore be retained. The altered non-contributing interiors as well as the contributing exterior secondary side and rear elevations behind the storefronts would be removed and replaced with new construction. Removal of the side and rear elevations are necessary for the new use and cannot be avoided. The removal of the side and rear elevations and their replacement with new construction would potentially result in an adverse impact to historical resources; nevertheless, the adverse impacts would be less than significant. The rear and side elevations are not primary character-defining features and do not characterize the property; they are substantially-altered non-distinctive secondary features that contribute to,but are not essential to the property's eligibility. The primary character-defining storefront facades would be retained and rehabilitated tinder the Project, which is necessary to preserve the eligibility of these resources. After project completion, because the primary facades would be preserved and the subject properties would retain their eligibility as historical resources, and because the visual and historical relationships with other historical resources in the surrounding setting would be also be preserved, the project would result in a less than significant impact on historical resources. The following tables summarize the impacts of the project and demonstrate that after project completion, the key distinctive primary character defining features of the subject properties would be preserved. 122 Main Street Primary Features Rectangular footprint No i Two-story massing No Western False-front Storefront (first floor altered Yes (distinctive) over the years to accommodate tenant improvements) consisting of wood frame finished with stucco (stucco finish applied in the 1930s over original wood shiplap siding) with a tall crenellated 122 and 124 Main Street Historic Resources Assessment Report PCP­nrt C' )oratm, 56 Item 7. - 249 HB -320- IV. CEQA Impacts Analysis December 2014 parapet that wraps around to the sides, and a projecting belt-course above and below the second- floor windows Secondary Features Two rectangular window openings on the second- Yes story level (existing non-original windows covered The existing non-original with wood shutters are later alterations) windows will be replaced with historically compatible new windows Wood frame construction (not visible from public No right of way) Gabled roof(not visible from public right of way) No Side and rear elevations sheathed in wood shiplap No siding (not visible from public right of way) 124 Main Street Primary Features Rectangular footprint No One-story massing No Streamline Moderne Storefront with a stucco finish, Yes (distinctive) fluted pilasters at each corner from the ground to just above the top of the parapet, and tall parapet with wide band along top and large recessed panel Recessed center entrance, large glass display Yes (distinctive) windows, multi-light transom above display windows (stone veneer bulkheads below display windows are later alterations; canopy is a later addition) Secondary Features Gabled roof behind a high front parapet (not visible No from public right of way) Wood frame construction sheathed in corrugated No metal siding (not visible from public right of way) 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation C" HB -321- Item 7. - 250 December 2014 IV. CEQA Impacts Analysis There is a risk that damage may occur to the historic storefronts during relocation and construction. A bracing and relocation plan has been included as a project feature under the proposed project to prevent damage to the historic storefronts. Additionally, mitigation measures have been provided below to reduce potential adverse impacts which would be less than significant,as discussed above. After project completion, with mitigation incorporated, the important visual relationships, historical associations and architectural significance of the subject properties would be retained and the subject properties would retain their eligibility as historical resources. Therefore, with mitigation incorporated, the proposed project would result in a less than significant impact to historical resources. Mitigation measures have been provided below, including recordation of the subject properties in a Historic American Buildings Survey (NABS) report, which shall record the history and appearance of the subject properties prior to commencement of construction. Of the two buildings, only 122 Main is individually eligible and therefore a demolition monitoring and salvage program is recommended to evaluate the portions of the structure to be removed for salvage, analysis and interpretation in a demolition monitoring and salvage report. To avoid creating a false sense of history, a permanent metal plaque will be affixed to each storefront or a marker will be imbedded in the pavement in front, to briefly explain that the storefronts were relocated. b. Standards for Rehabilitation Generally, a project that conforms to the Standards is considered mitigated pursuant to CEQA. A detailed analysis of the projects conformance with the Standards is provided below. The proposed project would conform to Standards 1, 4, 5, 6, 7,S and 10. The proposed project does not fully conform to Standards 2, 3, or 9 because of the relocation of the storefronts and removal of the side and rear elevations. While the project follows the intent of the Standards, as demonstrated below, the project would potentially result in an adverse impact under CEQA because it does not fully conform to the Standards. However, as discussed above, the project would not substantially impair the eligibility of historical resources and therefore would result in a less than significant impact. 1. A property will be used as it was historically or be given anew use that requires minimal change to its distinctive materials,features,spaces, and spatial relationships. Under the proposed project the subject properties will continue to be used as commercial properties as they were historically. The historic exterior front facades will be retained and rehabilitated, thus the primary distinctive materials and features of the subject properties would be preserved. Furthermore,the visual and historical relationships of the subject properties with other historical resources in the immediate surrounding setting in the 100 block of Main would be preserved; and the historical associations of the subject properties with the Main Street Historic District would be retained. The proposed project conforms to Standard 1. 2. The historic character of a property will be retained and preserved The removal of distinctive materials or alteration of features,spaces, and spatial relationships that characterize a property will be avoided The historic exterior character-defining front facades will be retained and preserved. The distinctive materials, features and spatial relationships of the facade will be preserved or repaired, or where necessary due to damage or deterioration they will be replaced in kind. The removal or alteration of distinctive 122 and 124 Main Street Historic Resources Assessment Report PCP Ccrv( C—norition 58 Item 7. - 251 1113 __322_ IV. CEQA Impacts Analysis December 2014 features that characterize the subject properties will be avoided, and the spatial relationships with other historical resources in the immediate surrounding setting will be preserved. The altered non-contributing interiors as well as the contributing exterior secondary side and rear elevations behind the storefronts would be removed and replaced with new construction. The side and rear elevations are secondary features which do not substantially contribute to the eligibility of the resources, and they are not visible from the public right of way. Removal of the side and rear elevations are necessary for the new use and cannot be avoided. Although their removal will not materially impair the eligibility of the historical resources, the proposed project does not fully conform to Standard 2 because of the relocation of the historic storefronts for the required setback, and removal of the side and rear elevations. Therefore, mitigation measures have been provided below to reduce potential impacts. 3. Each property will be recognized as a physical record of its time,place, and use. Changes that create a false sense of historical development,such as adding conjectural features or elements from other historic properties, will not be undertaken. The subject properties will be recognized as a physical record of their time, place and use and no conjectural features or elements will be introduced. However, relocation of the historic storefronts to create a new setback is required by the City due to right-of-way dedication for pedestrian access and public utilities. Relocation of the storefronts will alter their historical relationship to the street and will create a false sense of historical development. However, because they will only be moved back a small distance from their original location, their general relationship with the surrounding setting will still appear similar to what it was during the historic period. Therefore, relocation of the historic storefronts will not result in a substantial change to the historical resources. Nonetheless, because the historic storefronts will be relocated, the proposed project does not fully conform to Standard 3. Therefore, mitigation measures have been provided below to reduce potential impacts. 4, Changes to a property that have acquired historic significance in their own right will be retained and preserved The stucco cladding on the wood-frame formerly clapboard storefront at 122 Main as acquired significance in its own right and will be retained and preserved. Likewise, the Streamline Moderne storefront at 124 Main has acquired historic significance in its own right and will be retained and preserved. The project conforms to Standard 4. 5. Distinctive materials,features,finishes,and construction techniques or examples of craftsmanship that characterize a property will be preserved The distinctive materials, features, finishes and construction techniques and examples of craftsmanship of the character-defining historic storefronts will be preserved. All distinctive character-defining historic material of the storefronts that are currently visible from the public right-of-way will be retained and preserved under the project. The interior is substantially altered and there are no distinctive materials, features, finishes or construction techniques apparent. The exterior wood-frame side elevations are not distinctive and are not visible from the public right-of-way on Main Street. However, the rear elevation and part of the side elevations are visible from the public parking area behind the building. Nevertheless, the rear and side elevations are not distinctive primary contributing features and do not characterize the 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation C n HB -3123- Item 7. - 252 December 2014 IV. CEQA Impacts Analysis property; they are substantially-altered secondary features that contribute to but are not essential to the property's eligibility. The project conforms to Standard S. 6. Deteriorated historic features will be repaired rather than replaced Where the severity of deterioration requires replacement of a distinctive feature, the newfeature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. Both of the storefronts are of wood frame construction with a stucco finish. The structural condition of the storefronts has been compromised over the years by weathering and some of the wood members are deteriorated or rotted. Similarly,the stucco cladding is over 80 years old and in need of repair. The framing for the parapets of 122 Main is completely rotted and cannot be saved; the framing will be repaired or replaced in kind to match the original. The plaster finish and horizontal banding on the parapet must therefore be removed and replaced in kind. The plaster finish and banding on the storefront will be renovated or replaced in kind to match the original. The existing door and windows and door/window openings on the first floor, and the windows and window openings on the second floor are altered and are not original. The new replacements will be ADA compliant and will be compatible with the original historic appearance in design, color,texture, and where possible materials,substantiated by historic photographs. None of the plaster on the 124 Main storefront is original, except the fluted Art Deco pilasters which are to be preserved. The remaining plaster will be replaced in kind to original appearance. All the wood framing on the glass storefront is termite ridden and/or not original; the glass storefront will be repaired or replaced in kind to match the original. The transom windows (steel frame and obscure glass) will be retained and preserved. The existing doors will be replaced with historically appropriate wood and glass doors, and the recessed entrance will be reconfigured so that the existing angled walls will be straightened to be ADA compliant. The existing non-original storefront base will be replaced with a compatible cast plaster base. Replacements of the missing features will match the historic features in design, color, texture, and where possible materials, substantiated by the historic photographs. The rear and side elevations are in poor condition and will be removed under the project and replaced with new construction. As discussed above under Standard 5, the exterior wood-frame side elevations are not visible from the public right-of-way on Main Street. The rear elevation and part of the side elevations are visible from the public parking area behind the building. As previously discussed, the rear and side elevations are not primary character-defining features and do not characterize the property; they are substantially-altered non-distinctive secondary features that contribute to, but are not essential to the property's eligibility. The proposed project will conform to Standard 6. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used No Chemical or physical treatments that can cause damage to historic materials will be used. The project conforms to Standard 7. 122 and 124 Main Street Historic Resources Assessment Report PC 4n ,vi Cn ooration 60 Item 7.7 253 1=113 -324- IV. CEQA Impacts Analysis December 2014 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. No known archaeological resources exist on the project site. If such resources are encountered during construction, appropriate mitigation measures will be undertaken. The project conforms to Standard 8. 9. New additions, exterior alterations, or related new construction will not destroy historic materials,features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials,features,size,scale and proportion, and massing to protect the integrity of the property and its environment. The proposed rehabilitation and adaptive reuse will retain and preserve the historic character-defining storefronts and will not destroy any of the primary historic materials, features or spatial relationships that characterize the property, as discussed above. However, as discussed above under Standard 2, the altered non-contributing interiors as well as the contributing exterior secondary side and rear elevations behind the storefronts would be removed and replaced with new construction. Removal of the side and rear elevations are necessary for the new use and cannot be avoided. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and the environment. The proposed project will retain and relocate the historic storefronts and the new construction will be set back so that after project completion views of the historic storefronts will be similar to the existing views in the context of Main Street and the historic significance of the storefronts will be preserved. The design of the new construction is respectful and sensitive to the historic storefronts, continuing the horizontal lines of the historic storefronts in the new construction. The placement, scale and architectural rhythm of the window openings scale on the new construction is compatible with the window and door openings on the historic storefronts. The size and scale of the setbacks on the new construction is compatible with the historic storefronts which will remain visually prominent. The smooth stucco finish of the new construction will be differentiated from yet compatible with the historic plaster finishes on the storefronts; the new plaster will be a modern smooth finish while the historic plaster has more of a bumpy texture. The modern glass balcony railings will be structurally separate from the parapets on the historic storefronts and are designed to be visually unobtrusive. The proposed project does not fully conform to Standard 9 because of the relocation of the storefronts and removal of the side and rear elevations by the new construction. While these changes are not substantial and will not materially impair the eligibility of the subject properties, mitigation measures have been provided below to reduce potential impacts. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired The essential form and integrity of the historic properties, specifically the historic character-defining storefronts will be retained under the proposed project. If the related new construction were to be removed in the future, leaving the historic storefronts intact, the historic properties and their environment would be unimpaired and they would remain eligible as historical resources. The project conforms to Standard 10. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation e 7 xB -325- Item 7. - 254 December 2014 IV. CEQA Impacts Analysis 3. Recommended Mitigation The project would retain and rehabilitate the distinctive character-defining historic storefronts of 122 and 124 Main Street. After project completion because the eligibility of 122 and 124 Main as historical resources would be retained under the project, impacts to historical resources under the proposed project are considered less than significant. Mitigation measures are provided below for each property to reduce adverse impacts to historical resources resulting from relocation of the storefronts and removal of the side and rear elevations. a. 122 Main Street Mitigation Measure 1 (MM1): Level III Historic American Buildings Survey (HABS) A Historic American Buildings Survey (HABS) Level III recordation document shall be prepared of the existing building; its property type, the Western False Front style and wood frame construction; and document other similar property types in downtown Huntington Beach; and its possible association with the City Hall of Pacific City and the economic and cultural development of the City of Huntington Beach. The HABS document shall be prepared by a qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History pursuant to 36 CFR 61. This document shall include a historical narrative on the architectural and historical importance of the Western False Front and wood frame commercial buildings in Huntington Beach, downtown Huntington Beach and Main Street, association with the City Hall of Pacific City, and record the existing appearance of the building in professional large format HABS photographs. The building exterior, representative interior, spaces, character-defining features, as well as the property setting and contextual views shall be documented. All documentation components shall be completed in accordance with the Secretary of the Interior's Standards and Guidelines for Architectural and Engineering Documentation (HABS standards). Original archivally-sound copies of the report shall be submitted to the HABS collection at the Library of Congress, and South Central Coastal Information Center, California State University, Fullerton, CA. Non-archival copies will be distributed to the City of Huntington Beach and Huntington Beach Public Library (Main Branch). In addition, any existing and available design and/or as-built drawings shall be compiled, reproduced, and incorporated into the recordation document. Results of the demolition monitoring and salvage investigations discussed below shall be incorporated into the final draft of the HABS report (see MM2). Mitigation Measure 2 (MM2): Demolition Monitoring and Salvage The project applicant shall retain a qualified architectural historian to conduct construction monitoring during demolition. Any important historic fabric associated with the period of significance, ca. 1902,shall be fully recorded in photographic images and written manuscript notes. Significant material shall be inventoried and evaluated for potential salvage, analysis and interpretation. A qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History, pursuant to 36 CFR 61, shall prepare the necessary written and illustrated documentation in a construction monitoring and salvage report. This document shall record the history of 122 Main Street and the wood-frame construction methods during the period of significance as well document its present physical condition through site plans; historic maps and photographs; sketch maps; 35mm photography; and written data and text. All documentation components shall be completed in accordance with the Secretary of the Interior's Standards and for Archaeological Documentation for above ground structures. The completed documentation shall be placed on file at the South Central Coastal 122 and 124 Main Street Historic Resources Assessment Report PCP 1,—i—fn )oratjon 62 Item 7. - 255 I-IB -326- IV. CEQA Impacts Analysis December 2014 Information Center, California State University, Fullerton, CA; and the City of Huntington Public Library. Findings shall be incorporated into the NABS report (see MM1 above). Mitigation Measure 3 (MM3): Plaque/Marker A permanent metal plaque will be affixed to the 122 Main storefront or a marker will be imbedded in the pavement in front,which will briefly explain that the storefront was relocated. b. 124 Main Street Mitigation Measure 4: Level III Historic American Buildings Survey (HABS) A Historic American Buildings Survey (NABS) Level III recordation document shall be prepared of the existing building; its property type, the Western False Front style, wood frame construction, and the Streamline Moderne style; and document other similar property types in downtown Huntington Beach. The NABS document shall be prepared by a qualified architectural historian or historic preservation professional who satisfies the Secretary of the Interior's Professional Qualification Standards for Architectural History pursuant to 36 CFR 61. This document shall include a historical narrative on the architectural and historical importance of the Western False Front, wood frame, and Streamline Moderne style commercial buildings in Huntington Beach, downtown Huntington Beach and Main Street, and record the existing appearance of the building in professional large format HABS photographs. The building exterior, representative interior spaces, character-defining features, as well as the property setting and contextual views shall be documented. All documentation components shall be completed in accordance with the Secretary of the Interior's Standards and Guidelines for Architectural and Engineering Documentation (NABS standards). Original archivally-sound copies of the report shall be submitted to the NABS collection at the Library of Congress, and South Central Coastal Information Center, California State University, Fullerton, CA. Non- archival copies will be distributed to the City of Huntington Beach and Huntington Beach Public Library (Main Branch). In addition, any existing and available design and/or as-built drawings shall be compiled, reproduced, and incorporated into the recordation document. Mitigation Measure 5 (MM3): Plaque/Marker A permanent metal plaque will be affixed to the 124 Main storefront or a marker will be imbedded in the pavement in front,which will briefly explain that the storefront was relocated. 4. Conclusion Under the proposed project the historic exterior front facades will be retained and rehabilitated, thus the primary distinctive materials and features of the subject properties would be preserved. However, relocation of the historic street fronts is a City requirement due to the right-of-way dedication for pedestrian access and public utilities. Although the historic storefronts would be relocated approximately six feet back from their existing location, they would remain within their same respective parcels and have a similar orientation to the street. Thus, the visual and historical relationships of the subject properties with other historical resources in the immediate surrounding setting in the 100 block of Main would be preserved; and the historical associations of the subject properties with the Main Street Historic District would be retained. The altered non-contributing interiors as well as the contributing exterior secondary side and rear elevations behind the storefronts would be removed and replaced with new construction. The side and rear 122 and 124 Main Street Historic Resources Assessment Report PCP,Services Corporation e ID xB -327- Item 7. - 256 December2014 W( CBQA Impacts Analysis elevations are secondary rather than primary character-defining features. The side elevations are hidden from view between the buildings and are not clearly visible from the public right of way. The side and rear elevations do not substantially contribute to the eligibility of the subject properties. Removal of the side and rear elevations are necessary for the new use and cannot bcavoided. While the removal of the side and rear elevations and their replacement with new construction would remove secondary features and therefore result in an adverse impact to historical resources, ocvcrtbc|caa, the adverse impact would be \caa than significant. The primary character-defining,storefront fa�ades would be retained and rehabilitated under the Project, which is necessary to preserve the eligibility of these resources. Hence, because the primary ba�adcn vvoo|d be preserved and the subject properties vvoo|d retain their eligibility an historical resources after project completion, and because the visual and historical relationships with other historical resources in the surrounding setting would bc also be preserved, the project would result in a less than significant impact on historical resources. The proposed project would conform to Standards 1, 4, 5, 6' 7, 8 and 10. VVbiic following their intent, the proposed project does not fully conform to Standards 2, 3, or because of the relocation of the storefronts and removal of the side and rear elevations. Furthermore, there in a risk that damage may occur to the historic storefronts during relocation and construction. A bracing plan has been included aaa project feature under the proposed project to prevent damage to the historic storefronts. Additionally, mitigation measures have been provided to reduce potential adverse impacts which would bc less than significant, as discussed above. Mitigation measures include recordation of the subject properties io a Historic American DoUdioga Survey (BADS) report, which shall record the history and appearance of the subject properties prior to corunncoccrucot of construction. Of the two buildings, only 122 Maio is individually eligible and therefore a demolition monitoring and salvage program is recommended to evaluate the portions of the structure to be removed for salvage, analysis and interpretation in adcroo|itioo monitoring and salvage report. To avoid creating a false sense of history, a permanent metal plaque will be affixed to each storefront or a marker will be imbedded in the pavement in front,to briefly explain that the storefronts were relocated. After project completion, with ouitigatioo incorporated, the distinctive storefronts would be preserved and would continue to convey the important historical associations and architectural significance of the subject properties would be retained and the subject properties, which would retain their eligibility as individual historical resources and as contributors to a distinct grouping or small district of commercial buildings in the surrounding setting. The metal plaques would inform the public that the storefronts had been relocated, and images of the buildings prior to relocation would be recorded in the HABS report. Therefore, with mitigation incorporated, the proposed project would result in a less than significant impact to historical resources. 8cocc, PCB rccorurocndn the preparation of an K4ND as the appropriate document to complete the environmental review process under CE0A. 122 and 124 Main Street Historic Resources Assessment Report prn`'~''^r~`om'' �"" 6z& Item 7, - 257 HB -3128- V. BIBLIOGRAPHY A. PUBLICATIONS Archeological Resources Management Corporation (ARMC). Appendix D - Report of Cultural Resources Records Search for Downtown Specific Plan, City of Huntington Beach, January 30, 2009. Burnett, Claudine. From barley fields to oil town: a tour of Huntington Beach, 1901-1922. Long Beach, Calif: Distributed by DW Artworks, 1995. California Code of Regulations, California Register of Historical Resources (Title 14, Chapter11.5), Section 4852(c). California Public Resources Code§ 5024.1. California State University, Fullerton. Huntington Beach: an oral history of the early development of a Southern California beach community. Fullerton, Calif: California State University, Fullerton Oral History Program, 1981. Carlberg, Marvin. Huntington Beach. San Francisco, Calif:Arcadia Pub, 2009. Code of Federal Regulations (CFR), 36§60.2. Demcak, Carol R. Report of Cultural Resources Records Search for Downtown Specific Plan, City of Huntington Beach, Orange County, California. Rancho Palos Verdes, Calif: Archeological Resources Management Corporation, 2009. Epting, Chris. Huntington Beach, California. Chicago, III:Arcadia, c2001. Epting, Chris. Huntington Beach: Then and Now. Chicago, III:Arcadia, 2008. Heywood, Mike. Century ofservice: a history of Huntington Beach. [S.L.]: Mike Heywood, 2008. "Historic and Cultural Resources Element: Huntington Beach." The City of Huntington Beach General Plan. 1996. Marsh, Dianne. Huntington Beach:thegem of the South Coast. Encinitas, Calif: Heritage Media Corp., c1999. Milkovich, Barbara Ann. Townbuilders of Orange County: study of four Southern California cities, 1857-1931. Ann Arbor, Mich: UMI Dissertation Services, 1995. 122 and 124 Main Street Historic Resources Assessment Report PCR Services Corporation r C 11B -329- Item 7. - 258 V. Bibliography December 2014 National Park Service. National Register Bulletin 1S: How to Apply the National Register Criteria for Evaluation. Washington DC: U.S. Dept. of the Interior, National Park Service, Interagency Resources Division, 1990, rev. 1991. National Park Service. National Register Bulletin 16: Guidelines for Completing National Register Forms. Washington, D.C.: U.S. Dept. of the Interior, National Park Service, 1986. Office of Historic Preservation. Instructions for Recording Historical Resources. March 1995. Office of State Historic Preservation. California Historic Resources Inventory, Survey Workbook (excerpts). Sacramento,CA: State of California, 1986. Orange County Photo Archive, First American Title Company. Parker, Patricia L. National Register Bulletin 24, Guidelines for Local Surveys: A Basis for Preservation Planning. Washington, DC: U.S. Government Printing Office, 1985. Santiago, Joseph D. Ebb & Flow: 100 years of Huntington Beach. Huntington Beach, Calif. Historic Resources Board of Huntington Beach, 2009. Thirtieth Street Architects. Historic resources survey report: City of Huntington Beach. Newport Beach, Calif: Thirtieth Street Architects, Inc., 1986. B. NEWSPAPERS "At Huntington Beach." Los Angeles Times. April 17, 1904. p. D1. "At Pacific City." Los Angeles Times. May 10, 1903. p.Al. "At Pacific City." Los Angeles Times. April 17, 1904. p. D1. Penner, John. . "Huntington Beach: 'Shrine' a Target for Condemnation." Los Angeles Times. December 5, 1889. "Work at Pacific City." Los Angeles Times. June 7, 1902. p.A4. 122 and 124 Main Street Historic Resources Assessment Report PCP--i-,C -noration 66 Item 7. - 259 1-113 -330- V1. Appendices Appendix A California Department of Parks and Recreation Record Form, 122 Main Street (1986) California Department of Parks and Recreation Record Form, 124 Main Street (1986) Appendix B. Professional Qualifications Appendix C. Proposed Project Plans HB _;331_ Item 7. - 260 Appendix A CALIFORNIA DEPARTMENT OF PARKS AND RECREATION RECORD FORM 122 MAIN STREET(1986) CALIFORNIA DEPARTMENT OF PARKS AND RECREATION RECORD FORM 124 MAIN STREET(1986) Item 7. - 261 HB -333?- State of California—The Resources Agency Ser. No. DEPARTMENT OF PARKS AND RECREATION HABS_ HAER_ NR SHL Lo,_ UTM: A HISTORIC RESOURCES INVENTORY C D IDENTIFICATION 1. Common name: Dian,ond Lane 2. Historicname.- ' Claa=s ,and Dyers 3. Street or rural address: 122 Main Street city Huntington Beach —zip 92648 —County Orange 4. Parcel number: 024-154-02 5. PresentOwner: Charles Sarrabere & Blanche Wood Address: 201 5th St. city Huntin'&ton Beach zip 92 648 ' Ownership is: Public Private X 6. PresestUse: Clothing Store Oriainai.use: Retail-Mens Clothing DESCRIPTION 7a. Architectural style: Western Falsefront 7b. Briefly describe the present physical description of the site or structure and describe any major alterations from its origin ' Pnndition: The facade of this two-story frame building is now coverd in stucco, but the original western falsefront is still in place. Wooden ledges, with cue section on each end and the larger section in the center, emphasize the horizontal roofline. A narrow ledge runs across the face, a few feet above the windows . Two sets of aluminum windows now replace the originals used on the second floor. A narrow beltcourse runs across. the front above the stucco-clad transom area. Vertical wood panels offset multi-paned wood-framed entry doors, and plate glass windows occupy the first floor storefront. The rear of this building is very unusual as it is representative of the settlement of the commercial center of the City. A two-story ship-lap-sided gable-roofed building exists behind this false front. Tall, narrow double-hung windows and enclosed eaves indicate that this building is probably one of the oldest on the street. A single-story, flat-roofed brick building projects from the rear of the two-story wood section. Although the building appears to be made of red brick, the Sanborn maps have the 8. Construction date: Estimated 1902 Factual 9. Architect Owner 10, Builder Owner 11, Approx. prTlqty size (in fe T17. 51 Frontage— Depth or approx. acreage 12. Date(s)of enclosed photograph(s) 11/85 HB -333- ' Item 7. - 262 Df 13. Condition: Excellent —Good X Fair _. Deteriorated — No longer in existence 14. Alterations: Paint, first floor storefront, stucco 15. Surroundings, (Check more than one if necessary) Opert land _Scattered buildings _ [densely built-up Residential ___.Industrial —Commercial X Other: 16. Threats to site: None known—Private development- Zoning Vandalism Public Works project — Other: Redevel&—pnent 17. Is the structure: On its original site? X Moved?— Unknown? 18. Related features: None SIGNIFICANCE 19. Briefly state historical and/or architectural importance (include dates, events,and persons associated with the site.) This building is si gnigicant because of its role in the settlement of downtown Huntington Beach. The western falsefront style, with a gable-roofed frame building behind the taller parapeted wooden front, is rare in urban Orange County- In 1920 L Malter, Clothing operated in this building. Thomas Smith Clothiers was here in 1924 and Jack Robertson' s Mens ' Clothes Store followed. There is a brick section i=ediately behind the wooden section and an adobe section behind that where the Cleaners mechanical section was located for many years . The Huntington Cleaners is the building' s best remembered occupant. A variety of old equipment survives from the days when. the Cleaners was active. X, 0, 20, Main theme of the historic resource: (if more than one is checked, number in order of importance.) Architecture —Arts& Leisure Economic/I ridustrial L Exploration/Settl;ment All Government_ Military Refigton Social/Education 21. Sources (List books,documents, surveys, personal interviews and their dates). :> 2/86 C 22. Date form prepared 0 By (name) D ash_ Organizatio qt--r,=Pt- A-robitects.Inc. Address, 2821 U=n-rt- E 0 YE City NPwT-,n-rt- IiLaab ­ zip 92663 Phone: Historical Researchers: .0 Barbara Ylelkovitch Jerry Person Item 7. - 263 HB -334- 122 Main Street 7b. Physical Description (Cont. ) southern-most sections of this wing as being of adobe construction. Large metal-clad fire doors, which slide in tracks , face east from the side of the building. E i ( 111E 4 FIB _335_ Item 7. - 264�; 8E ii State of California—The Resources Agency Ser. No. DEPARTMENT OF PARKS AND RECREATION HASS_ HAER— NR -- SHL Loc— UTM. A B HISTORIC RESOURCES INVENTORY C D IDENTIFICATION Merrilee' s 1. Common name: Tripp ' s Market Building 2. Historic name: 3. Street or rural address. 124 Main Street Huntington Beach 92648 Orange City Zip County- 4. Parcel number: 04-154-02 Charles Sarrabere & Blanche Wood 201 5th St. 5. Present Owner: Address: City Huntington Beach zip 92648 Ownership is: Public Private 6. Present Use: . Clothing store Original use: Retail-commercial DESCRIPTION 7a. Architectural style: Moderne 7b. Briefly describe the present physical description of the site or structure and describe any major alterations from its origii, ' -nndition: Moderne in style, the single-story flat-roofed building shown below was originally a Western Falsefront building with a frame body. The gabled section behind the falsefront was and is sti-11 clad in corrugated metal while the front was clad in stucco as part of the Moderne remodel in the early 1930' s. Projectiong fluted pilasters accent each corner of the front facade, with a wide stucco band running parallel to the OFF top of the unbroken parapet. Below the sign "Mierrilee' s" another band of stucco forms a beltcourse above the row of vertical wood- framed transom windows . Large plate glass windows with glass sides slanting toward the centered wood doors form- the storefront. The bulkheads are clad in flagstone, added in the 50's, and a semi-circular canvas awning, a recent addition, shelters the doors . The rear view shows a gable-roofed structure, clad in corrugated metal , with the gable facing to the rear. A long, narrow, single-story stucco-clad addition extends almost -to the rear of the lot. Construction date, 1912 Estimated- Factual 9. Architect Owner Owner 10. Builder 11. Approx. pry�r ty size (in feet �17 . 5 Frontage_ Depth- or approx. acreage OFT 12. Date(s) of enclosed photograph(s) 10/85 Item 7. - 265 HB -336- 13. Condition: Excellent —Good 7L Fair — Deteriorated — No longer in existence 74. Alterations: Flagstone on bulkheads and �canopv 15. Surroundings., (Check more than one if necessary) Open land —Scattered buildings_ Densely built-up . -- Residential ,._.Industrial —Commercial X Other: 16. Threats to site: None known—Private development_ Zoning-- Vandalism Public Works project — Other, ­ Redevelopment 17. Is the structure. On its original site? X Moved? Unknown? 18. Related features: None SIGNIFICANCE 19. Briefly state historical and/or architectural importance (include dates, events, and persons associated with the site.) Remodeled in the early 30 ' s from a Western storefront style, Merrilee ' s retains nmost of the Moderne features of that era. The transoms and pilasters form the major horizontal and vertical lines . This was the first location of O'Barr' s Drug Store in 1914, before they built the large two-story brick building on the corner of Main and P .C . H. The U. S. Restaurant was there in 1919 and the early Twenties papers list the following occupants : Huntington Beach Stock Exchange ;Fowler! s Paint, Paper, and Variety Store; Lynn Colburn Real Estate; Model Tailors ; and Economy Market. The Buckhorn Cafe and 20/30 Cafe were there in 1939 and 1943. The building is significant for its contribution to the broad patterns of the City' s history and association with businessmen who contributed much to the 'Citv' s enconomy., 20. Main theme of the historic resource: (if more than one is checked, number in order of importance.) Architecture 2 Arts& Leisure Economic/industrial --- Exploration/Settlement Government — Military <P Religion Social/Education 21, Sources (List books,documents, surveys, personal interviews and their dates). 22. Date form prepared -/86 s By (name! D- '1,a h A% Organization Thirtieth Street architects,Inc Address: 2821 rt Blvd. N Bea 9 663 Zip City ch Phone:_J7I4 673- 6273 Historical ReTeaTc—hers Barbara Milkovich Jerry Person HB -"7 Item 7. - 266 Appendix B PROFESSIONAL QUALIFICATIONS Item 7. - 267 J-fB -338- Margarita J. Wuellner, Ph.D., DIRECTOR OF HISTORIC RESOURCES Education Experience • Ph.D.,Art History,University of Historic Preservation and Cultural Resources Management: Dr. Wuellner has California,Los Angeles, California, extensive experience in the evaluation,management and treatment of historic 2005 properties for compliance with Sections 106 and 110 of the National Historic • M.A.,Architectural History, Preservation Act(NHPA), National Environmental Protection Act(NEPA), University of Virginia, Section 4(f) of the Department of Transportation Act, California Environmental Charlottesville,Virginia, 1991 Quality Act(CEQA), and local preservation ordinances.Dr. Wuellner is experienced in the assessment of projects for conformance with the Secretary of ■ Certificate of Historic Preservation, the Interior's Standards and frequently assists clients with city, state and federal University of Virginia, agency consultation. Dr. Wuellner has over 15 years of experience as a principal Charlottesville,Virginia, 1991 investigator,project manager, and technical lead for international,national and ■ B.A.,Art History, Oberlin College, regional firms, including EDAW,Inc. (now AECOM)and Parsons,Inc. She Oberlin, Ohio, 1983 gained her professional training and experience with the historic preservation Professional Affiliations firm John Milner Associates in Alexandria,Virginia, and the landscape • Santa Monica Conservancy preservation firm Land and Community Associates in Charlottesville,Virginia. She returned to Los Angeles in 1995 to begin her doctoral studies at UCLA and • Los Angeles Conservancy since then has established a strong regional historic preservation practice. She • California Preservation Foundation currently serves as the City of Santa Monica's historic preservation consultant, • Society of Architectural Historians and is also an on-call preservation consultant for the Los Angeles Redevelopment Agency. ■ National Trust for Historic Preservation Planning and Redevelopment: Dr. Wuellner has surveyed thousands of properties and conducted extensive research to document historic resources throughout the Expertise United States, and has conducted hundreds of projects in Southern California for Margarita J. Wuellner, n the has over public agencies and private clients.Redevelopment, urban design and master hi years of experience he practice of planning projects are of primary interest to Dr. Wuellner. She completed three historic preservation and cultural surveys under contract to the Community Redevelopment Agency of the City of resources management in California, Los Angeles to evaluate historic resources within the Wilshire Center/Koreatown the United States,and Europe. She has Recovery Redevelopment Project Area(2009),Adelante Eastside(2008), and the an extensive background t art and Normandie 5 Redevelopment Project Area(2010);the survey results are being architecture from the eighteenth incorporated into SurveyLA. through twenty-first century,and is a specialist in the study of visual culture, Her experience with educational resources includes the recent district-wide Modernism, urbanism, and cultural historic resources survey for the Santa Monica Unified School District landscape. She has training and (SMMUSD)as well as preservation consultation for renovations and additions to substantial experience in the evaluation selected school sites. As part of the larger USC Master Plan Project she prepared and conservation of art and a historic resources analysis for the USC Student Union Project IS/MND architecture,and her qualifications and evaluating the Formalist Modern Norman Topping Center and potential impacts experience meet and exceed the to the adjacent Commons Building and surrounding historic district; and a HABS Secretary of the Interior's Professional report for the Modern Constructivist Schoenburg Institute. She also completed Qualification Standards in History, HABS reports for the Gymnasium at the University of La Verne and the Archaeology, and Architectural History. Administration Building at Harvard-Westlake Academy. Dr. Wuellner has received numerous Dr. Wuellner has authored hundreds of technical reports for incorporation into awards and fellowships for her work CEQA/NEPA environmental review documents(EIRs/EAs/EISs), and she is including: Samuel H. Kress Foundation experienced in documenting and implementing mitigation measures to reduce Fellowship,Art History;American potential impacts to historic resources. Dr. Wuellner presently provides Council of Learned Societies preservation consultation for rehabilitation/adaptive reuse projects, such as the Fellowship, East European Studies; San Bernardino Santa Fe Depot,the Santa Monica City Hall, and the Dunbar Edward A. Dickson Graduate Hotel which are listed in the National Register. Her notable recent conservation Fellowship,Art History,UCLA; work includes the Survey of Fine and Decorative Arts aboard the RMS Queen Thomas Jefferson Fellow,Dupont Mary(2008), and the recently completed Conservation Management Plan for the Fellow,Governor's State Graduate RMS Queen Mary (2010)for the City of Long Beach. Fellow, UVA School of Architecture. xB -339- Nk PCR SERVICES CORPORA Item 7. - 268 Amanda Kainer, ASSISTANT ARCHITECTURAL HISTORIAN Education Experience • M.S., Historic Preservation Historic Preservation Documentation and Research: Ms. Kainer has conducted (Emphasis: Conservation), extensive archival research, field observation, and recordation for numerous Columbia University,New York, historic documentation projects. She provided database management for the New York, 2008 Adelante Eastside Redevelopment Project and the Wilshire Center/Koreatown • B.S.,Design,(Emphasis: Historic Resources Survey and served as the Survey Team Leader for the survey Interior Architecture), of fine and decorative arts aboard the RMS Queen Mary in Long Beach. Ms. University of California,Davis, Kainer assisted with the management of the survey database and research for the California,2002 Normandie 5 Survey in Los Angeles. B.A.,Art History,University of Ms. Kainer has completed character-defining features reports, and assistance with California, Davis, California, investment tax credit applications and Historic American Building Survey 2002 (NABS)documentation. She has contributed to Historic Resource Assessments Professional Affiliations for residential properties in Laguna Beach and Redondo Beach, as well as a ® American Society of Interior bowling alley in Chatsworth. Ms.Kainer has prepared Conditions Assessments Designers and provided recommendations for two projects in New York, including the East and West Parlors of the Van Cortlandt House Museum in the Bronx and the • National Trust for Historic Orange County and Government Center in Goshen. She has assisted with the Preservation HABS documentation of the Schoebnerg Institute and the Santa Monica City Jail. ■ Association for Preservation Ms.Kainer has contributed to character-defining features reports for All Saints Technology Church and Polytechnic Elementary School in Pasadena. • Los Angeles Conservancy Santa Monica: Ms. Kainer has served as a research assistant and co-author for • Santa Monica Conservancy numerous reports for the City of Santa Monica as part of PCR's on-call contract with the City. She has experience providing research assistance, critical analysis, Summary and writing for City Landmark Assessment and Evaluation reports, Preliminary Amanda Kanner has over seven years Assessment Memoranda, and Structure of Merit Evaluations. The reports of professional and academic evaluated a variety of commercial,residential and institutional properties, experience in the practice of historic including the Bay Builders Exchange(1503-1509 4`h Street),the Keller Block preservation and architectural history (1456-1460 3rd Street/227 Broadway),the Santa Monica Doctor's Building(2125 throughout the United States. Arizona Avenue),the Shangri-La Hotel (1301 Ocean Avenue), and a residential Ms. Kainer's qualifications and property (142 Hollister Avenue). experience meet and exceed the Secretary of the Interior's Professional Qualification Standards in History and Historic Preservation Planning. She has a wide-ranging knowledge of nineteenth-and twentieth-century American Architecture and Interior Design. Ms.Kainer has advanced skills in researching and documenting residential interior design, and analyzing preservation easements. She also specialized in conservation with knowledge of analytical methods, and materials such as stone, metal, mortar, bricks and finishes. Item 7. - 269 11B -340 it PCR SERVICES CORPORATION Appendix C PROPOSED PROJECT PLANS IJB -341- Item 7. - 270 RETAL 0FRICE RESEDENTEAL 122 -124 MAIN STREET, HUNTINGTON BEACH, CALIFORNIA ZONING; MATRIX ITEM CODE REQUIRED PROP NET LOT R O.W. SECTION PARKING D,T.S'R 26 SPACES 26 EP GRO55 LOT DENSITY -DU/ACRE a u 4'- '66 QED. SETBACK SIDE a. 1,11 o' I ............ SHBACK 3,3.1.13 31 REAR BET-100 A 1 FRONT 3,I.10 HEIGHT 3.3.T,a 35 FT. 85 ADJACENT COMMERCIAL N 1 O�E -6% C, 1 15 3% 3 x6" SHEET INDEX kx x �yX ARCHITECTURAL Ao SITE PLAN,VICNI—MAP,STATISTICS x Al FIRST LEVEL FILOOR PLAN << x, X A2 SECOND LEVEL FLOOR PLAN 'x A3 TWIRD LEVEL FLOOR PLAN X"" -LAN I A4 ROOF DECK Id 6 w �X' A5 BUILDING SECTION A& ELEVATION MI X E D - U S E B U I L D I N G' o' a Al ELEVATION x x./' x �,RETAIL OFFICE RESIDENTIAL As ELEVATION \< x Al ELEVAlION -, x x Y X, X, 'x X Z :8 l ADJACENT I TAURANT OWNER j DEVELOP MORNING JADE C 206 PULUMN ST. DED_ DEDICATION SWA ANA, CA 92706 t CENTER LINE e PROPERTY LINE SR RELOCATE EXISTING FACADE MR BRACING DRAWIWG STORAGE GUEST PARKING UNIT 3 E T A I L GARAGE UNITS 101 102 ._.: 2,660 SF -' FOeSIBLE DEM51NI G WALL ' � -- _----,_____...___.__. --_______ . .._.._..---___._....._..._._._------____._ . .__.__..___.__. .._..._.......----_-.__...__.. ----------__---------------------------- ------- ------------------------------- UNIT 2 d A E J J UNIT 1 GA E HALLWAY ELEVATOR ELECTRICAL STQ. UP -0 '- -�' FI UNITS 1 204 4,SM$F UFO - ELEVATOR 7-T--7 t.�1�1. y" }. n Lit . 104'-0' A —.... ............................... BEDROOM DEN #2 y IT - 02 1,214SF ( Z w - - ---- - DE ;� U BEDROOM i #1 _. COURT f T UNIT _ 303 OPEN SPAPE . ; �x� � 1<249SF 420 SF - Lu 1F-==L IT 301 917 SF - ____ ___-- BEDROOM !i f #3 BEDROOM #2 - t�P`. _ Up --- i ELEVATOR - T Del. STORAGE Ja i, i i4d ✓�' � �� �� w� n ,� G 11 -4 -"'fi ✓' - 1� 41 ,__..._.__._. ......... r ....... ._..__....._.. .. ....... ......__ ....... .......... ROOF TO------------ - _ __.__ _._.. .. _,........ . ........_-----------_..__..................... _ ROOF _ . ... _ ............---- ----.... ._._ .W .- _ -- __. __ ................... I --Jl SATE t I i : VEST. PENTHOUSE ELEVATORare, ...................... _-- -- - ---- __. -----_.------- '� i.... ....... ROOF F ROOF DECK UNIT 303 �� � � COURT YA; RD � � UNIT 302 Imo _ ' FFNCES GAP-AGE 3 HAL.I P E T A ( L. 1 CJ KEYNOTE - ExlsnN »,--ii�azrmc:p,7rrriiir'rmiaii�vaopet'aiv'vo= armor-r 'riiar•iaoc,o�,e-nro-r�`�iiaus'iiai:raii-iam'*via,min..�iio riii�-rr>,vr�»mi.,iov`�io�i//c< ._.. __ _ PRESERVE (E FLU NO.� pf l REPLACE CAST PU �f REPLACE HISTORIC a - r vLL .c....._.. -ter , _.._,..,,,,..__ _ cc __. _-..� ___ ______ __ 3R � �- REPLACE HISTORIC (ENTRY ADA CON r ` RENOVATE OR REF - e r � f ryw f F A (( REPLACE HUNGiPd'� 12 CE TC?MATCH ORIGIN .. .._.. ......... / 7 REPLACE PLASTER : GLASS GUARDRAII SUN SCREEN-WO :..: �. a ............. u 1 Q NEW SMOOTH PLA a�L 41 2 4 it 25'-0' A'i;� -01 FEi NORTH LEATI MAIN STREET FACADE KEYNOTES ............ -------....... NEW MATERIAL SMOOTH STUCCO 40 STONE 2'X2' ............... ACCENT PANEL F"/, ------ 2�N STOREFRONT GLASS/ALUM. SUNSHADE 111-0 f Ill"Im RS;-4rlw ......... ..... SHT.MTL,COPING WINDOW DOOR ........... GUARD RAIL kv\- Sj W/ M.RAIL PANEL DOOR 3 ........... < TRASH GATE Qd mmmmmm\ SOUTH ELEVATION A L L E Y it € i 0.� t �P. j t �99 1.H I I E E LU i I PA . _d i JIJJ+.:Y ;M 6 Uj LJ lll c�) 1 I i f i Ld t E E f j E€€� E E t E i jk-,,y m t r-., FLOOR J015T5 EXISTING PLA5TER TO 5E SAVED IN PLACE --------EXI6TING: WALL LOCATION STRAP TIE TUBULAR BRACES TO GIRT6 EXISTING FACADE FRAMING TO 5E SAVED IN PLACE N—-------- E WALLS WITH CONTINUOUS......................... 5RAC 4 X 10 GIRT5 EACH 50E WITH 3/4" 1-15 V' O/C T1'F. 3 LEVELS FOR 122 AND 2 LEVELS FOR 124 < MOVE .............. FACADE .........W,4LL 'o 0 EX16TING HEADERS TO REMAIN FAC STEEL TUBULAR BRACING SCAFFOLD FACA 122 - IA' HUNTIN ..................................... ........... 5/5' EXP. 501 T AT EACH LEG ROLLING SURFACE � ;. .=' :. � � ,•��,.,�\yam �� a x.� " \E N _ •,.f,„• 'yam.\�.�a;�� \a�?.�;:�"*\\`�,�'.iy:^\`:..:.,;: ,.ec`'-_..,s,;; ;: , " • :�P" gam' , z � k ` r HB -3153- Item 7. - 282 r+ • ,s.: ", / ....,,� ,,,p.:a :-.��•cs„a as -;;�.,,", `� .,i�\`', �,•�.''° ��.,>,,,,;;"�e"i, �; <� „a�,'.;.� ^-'�¢ ,,,r\\. :��''. ���� s5,:,`;;y�, ���7.. `Z:.:cam�">,r, //i,.�, �j,",.:`a:�"•,�:•� .� :.t� , ;ss 00 "... r Y r,� Project Location V- P g; -122 and 12 Main Street -SP -CZ Downtown Specific Plan District , ffi - . rs Coastal Zone) Aft s -Surrounded by retail, restaurant, and office SUBJECT SITE uses ':•� ..�,,, , ���:��:. „„ ,p,•„ ;,' � '•�.,, 'it ,$ ,.:,„• "'; >,"/;...<„ e "•�: �� ^.F ,yyy. .� r,;4,• � t �� as it. � a➢ ^f Request rf MND : To analyze the potential environmental impacts associated with'h the project CUD CUP: To partially demolish two existing historical buildings (2,100 sq. ft.), rehabilitate and relocate historic storefront facades, construct a 9,500 sq. ft. three-story mixed use building, and participate in parking in-lieu fee program to offset 17 commercial parking spaces , it CDP: To develop.a three-story, mixed use boil in "and participate in parking in-lieu fee' pro gram,within : Coastal, Z6 ne , CD cc -P, W11 Z. ft 00 -=% nptioG. P roj' e ct 3-story mixed use building COmmercial(lst fl) - 2,600 sq. ft. Office (end fl) - 4,500 sq. ft. Residential (3rd fl) - 3 units 7 Parking spaces oi-1site 3 car garagesW/ 2tandem spaces each; 1 guest space) ' 17 commercial spaces proposed with in-lieu fees Existing buildings located within ultimate public right-of- way Dedicate2.5 ft. off Main Street; 4.5 ft. off rear alley Retain, rehabilitate and relocate historic storefro' nt' facades Relocate,faqades 6 ft. back / p " �.. ':.pia;•r v� i H„ t' a, 1 31 Ar%, alysis BaLkground and Evolution of project (i.e., complete demolition to partial demolition) o initial" Study for partial demolition, relocation, and v, new Construction Environmental Assessment Committee Design review Board recommendations Street and alley improvements CD 00 CD ;,;; c ,,,. .•N .,/,�.�° i�54 �gip'.:t ?��'•� f..../, WHO :: "a f., „G EXISTING CONDITIONS , " it � " '•�' `.�;" !.., 127 Main 126 Main 123 Main 1 124 Main 37.5` 37.5 19 121 Main 12 122 Main' 119 Main 12' 120 Mai 117 Main tW 118 Main Existing Curb Existing building walls 111 Main �.. 300 PC 101 Main 1 s ! "I.. ........... AMYfg i H- 127 Main 126 Main 37 5' 123 Main 124 Main 37.5' Project wl 121 Main 1'22 &A in setprbacoposed 3.5' P 4 -k for g reate r 71. public open space 120 Main 119 Main 117 Main 118 Main ill Main 30OPCH 101 Main 00 00 AMMI� of 00 S y 0 Compatibility with. surrounding uses o M N D overview , ® Historic resources evaluation by PCR e Incorporation of mitigation measures e Retain, rehabilitate and relocate historic facades -Reduce impacts to less than significant Parkin g On-site'residential In-lieu fees fees for commercial and office 1. F G9-r F 3�< 4 a 'rrf, �q"? � ;,tAR�{�/.. :ftilUU� �, �.. 1 :�/-v,-, '•\, „//�� :,... ��:� ,,.�e,.r nay; ,ice,� ��.�� ,�� � ;,� ,�:� `:,,/ /% � �� �•. �,, �,.,;�:. !iH M• s'/.`.:: ,ice ''\\.'' •�, �� ._,�_,rr,,,,.�,.. .....,.,,,,tea PC Publa� c Hearing December 9, 2014 Four speakers opposed Retention of the historical buildings to the maximum extent feasible Photo depicted site as "Pacific City, Hall" at 122 fain St. , N O i • • . . " M IN ran .I Mv- Z -C4 Oil k 2p r•�� ��;� �� P r � 5 ��� � Est Y:i T'.'1°'F ,zbk?�y`�'Y��j,( f3'd° � lk's SrX �" �. �. l L t rrk r b c°}S3a1 � n 1� ' '��'P'� �� - �. " _ '. aE % §'•�d!`-";� �'"�;r�.,;v.1 x Mk,�,�z ? ['`� a d, a[ a�� ��' �.��"� � a : ,•,3P . r* f --�'ar�� �� dr�us�;i1, � ��uAi* ;� '4t- „ ' '1 R 51 d iv, 'z �SXM�k f ; Z �Ry'F an, t �• . .��1 r� C �s;' "�Aal' r} � vk `'bt, �%��� R e . 1 u q°s ' .Zx.. z,�. y ` x�r y ? �'�t� ,La 4 Er.�' 'h j #t A � .a 4;'YFY$. , ' - ' �rY �a!''�i. ; f '4 �J �"6 •L dt'r�. 3 'd• d'` rygF i Tit {` � 1 �t t. ] ro a!"' z r '° p i..r "'gKr t .rr r•anr`r r?; 4a;, =t ° '�.{ �s s:- r+rfk 7 u�h � r`z;�•�i 'fit �J�rrs rw S t��}`t..� ti: al C � „Y'E' rptpp '7 `' L �• a �3yfrAR,'�7 - r. °�` cdf b ^�psl M, ... iy r _., - ''"fin js• rc •i�'' -a raz' `'3 r: I y s_ - `"', t�` r�`-s�y'�` ' +pl. r s t r" "' 1 .x,ti � r a....�R �rvr "�",yi i ^'' y Y'•!e. .G. s a - �a r a � ::`! 13 q W- m-ma OF P u b 110 (:0 H e a ri3 n g PC discussion e Shared parking ® CEQA impacts and mitigation measures ® Property dedication requirements for widening the sidewalk o Motion to forward to City Council without PC recommendation o PC sent Minute Action requesting Council to direct staff to, exempt historic structures from dedication requirements in Dist. i Requires Zoning Text Amendment and Local Coastal Program Amendment to exempt from dedication and retain building , ,, INO tIj CD w. Staff Reu,0-4ommer*-Idation e Approve MND, CUP, CDP based upon following: e Incorporation of mitigation measures reduce impacts to less than significant o Consistent with General Plan and Coastal Element o Complies with DTSP including public sidewalk dedications and building setback along Main St. 9 Compatible with surrounding uses and urban environment of Downtown e Involves right-of-way dedication for greater sidewalk width while retaining historical significance of structures 0 :Improves public pedestrian access to coastal resources and coastal views o Adequate parking provided onsite for residential, and commercial With 'participation in in-lieu fee parking program e Preserve's historic building storefronts by rehabilitating and relocating them 6 ft. front public sidewalk 04 OFFICE OF THE CITY CLERK �ne CITY OF HUNTINGTON EACH HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION TO: Honorable Mayor, City Council Members FROM: Jerry Person, City Historian and Archivist SUBJECT: 122 and 124 Main Street DATE: 01/14/2015 1 wish to submit photos and a copy of the Sanborn map of 1912 showing the first block of Main Street and the two buildings affected by the new developers. I would recommend that the buildings not be demolished or the fagades changed in any way from what they are today. The two buildings date back to 1902, the Pacific City days. We have tried taking facades from the old Golden Bear and other buildings to save them, and after a few years they disappear. They are not taken care of. People need to know our history. As the country knows its history, our city should as well. Having the facades changed is not an answer. It's like taking the White House and using the fagade for a Costco, where is the history? I request that these buildings remain as they are in their entirety. The building at 120 Main Street is our old City Hall. The buildings complement each other. Please consider turning down any request to demolish or change these buildings. Sincerely, Jerry Person HB -365- Item 7. - 294 r+ CD 10.1f I � m�-.... "i x ;,_ =„��tt ,� :, - c`-� 1 .- r.•i ,•c., ".I. .-,--�--."--T�n i e" JII- � �_._'_,.� � ��.�____ � i �' ,�� � o��.�s'�sp.��� ,� � •�arr�i Q (� I�'i��� 1 l �� ----_.__�--._.____. _.._ s � @ '}re"�.I n � - 1 a s��sMx>�e r� �����i>w ���� . ; ��4a�� +• 1 e � �r:da � CMF'I'1 1 yz T,t.> 3ueWAL oa��c�� c`3 ��4r! i Sc6le of rat. - 1�!�...t A g A,':I + �,'•�r'Jt'c�, I I ,. - ,'.;-,lyp L'rnryrrlhf�L�;26yfl�e�'bnbon 'op, 10 T'rL7,"1 OMF i� '�{'' wsv' r�' �&.•fcf:�n$I N h i �,�.G - >I � � � 4N/7 � � ' 111 7 A f t___._-i; .N ' t tzuJ� � zo 3� } '.IS !� '��1 I h-rE:i%'R!/R✓:K z' 1 y..^ir, (I � (e � - � I i ee �I i k. � _ 1. c•;W n - c. _5crd1Mt'� � � � � � cx "St Lam. N6d1T WOF'.�Ci7Y� I7. . ' , � I R a ur,r A Aur rJxr zz •t O t p ..' '�_,m IQ FTcF.'- _ �`•t' ij ._—__' _'�'t y0 r.._ ,....-.•�,: ..��_.—.�•��law'� �'���.. �•.gc ', �., �.�sa.�.�.-...:�.........�.-...,s. _�..G__. �..�....�...,�.�.�'-.�v.w,...._...._. —.. :W_-,�e -� ��.�....�,.�'��_•-:.—�.-.,.,� �—._•r 4 �h, ....._.._.�__.�._ ili 1 � '„ 1}_' T Y'.._......f...w—. _..... Td-_- - 'r --�'�' �G"Hyp 'T j T"(-' �N�,%rl�ant4.1 � !. � i�i '•�6�>�if raj. �; i� 'YP LEA�� � �; ._._..,f 1 5r recta 7' Y y+l t � "T...... f �! I i h_ f112' LD. � ' Sb' =1-d ZJCB r I f i P i tj �, FT $ 16" �\'� R 7/0. s� �e ss 6 a� ii i : eve zsu l ubB �61x_' �so6i� JY Zia .46' ;"IC - i `� 1 Nil OCEANY. k 3 � 1 Was Al # JAW will v _ t j Y a - " S' Or Wig x ' TomWho- ------------------------ I � I f y✓iiY' t v � x � 4 < HB -367- Item 7. - 296 . aw I L - V 0 „ u ' . s y — i p ON ; x , z o>. a nt. IOR+k i.C. 0,9 k VT r.Wv Ys 1 ,� r.+ awa.S- - � ,�~F'a�x.#». y�tt`k'.�"���sr. "'1j�"`, a5.�•';, '�^'X*s�w��w-e'� 9� � ,� �,� Y i ..� c" III'., I � _� �_ s ��' _ -�. � �?`.,•, u eA �. �. + _ V; MEW - All 6 it t, �` III lfliI��z ➢ ^� lill`I �� �� _l t � s wmm '-._'' .'i . ' i y '' u u �9, °sue►' ' mad . — TIMM ir X e y _M Tg ft i ;ys 4 WM M �• s� A t e, IRF �S d r --�, .� �� cam �- t4� .� � - •�� �� __- � .r` t �- "�" 1-1B -369 Item 7. - 298 u.. m ri �I u f. l- ri IL x E Y r. zp y gl �� rp• .. M .rr osw w ca ,, a a t u Item 7. - 299 ARM �� s MCAY g # NOW • � _ � --- .. - - � -_ �`�'G.s .._,.,psi,k -'_a<c� -- -x=- _ Alt t �b c1m OR � �Srn 74 _ _ y , 'l l F F gp 4 34, gg i HB -371- _ Item 7. - 300 Planning Commission Meeting date:November 25, 2014 City of Huntington Beach RE:Agenda item A-1 Mitigated Negative Declaration No. 14-004/Conditional Use Permit No. 12-011/ Coastal Development Permit No. 12-007(Ocean Side Properties Mixed Use Building) Chair Erik Peterson and Members of the Planning Commission, I urge you to deny the recommended staff approach for this project,which requires a setback and effectively mandates demolition and destruction of a rare historic resource on Main Street. I suggest instead that you consider waiving the setback for this project and request the applicant provide a plan for historic preservation with adaptive reuse. This is a long-noted historic property and should be grandfathered as exempt from the setback. This applicant also has the opportunity to apply for the Mills Act or other preservation incentives if they include a historic preservation approach. Forcing the applicant to comply with a setback intended for new construction results in more expense for the applicant, reduces their usable square footage,and denies them the opportunity to save a rare historic resource. The setback creates what can be called a Potemkin approach to historic preservation, and not an actual effort to preserve one of the City's first buildings. In this case, historic preservation is a more reasonable and economically viable approach for the applicant,while meeting a stated General Plan goal to preserve the community's historic resources. Both 122 and 124 Main Street were included in the historic district recommended by the California State Office of Historic Preservation in 1988*and the Johnson Heumann Research Associates report in 1989 as contributors to a district that qualified for the National Register of Historic Places. 122 Main Street Listed on the 1986 survey as an"early commercial building"and contributor to a historic district. With the loss of half of the identified historic resources on the 1986 survey,this property is now a very rare pre incorporation structure. The 122 Main Street building is the oldest commercial building on Main Street, predating the incorporation of Huntington Beach. The historical consultant cites the Sanborn map indicating the building was present in 1902,while the City's historic resources survey in 1986 dates it to 1905. It has been noted in the community memory of oral histories and news reports as being used as an early"city hall" or town hall during the Pacific City era. Attached is a Los Angeles Times article from 1989 that provides more of the building's history. 124 Main Street 124 Main Street is the Tripp Market Building, dating to 1910 just after incorporation. It was the first location for O'Barr's Drugstore in 1914 (100 years ago this year), and after that the U.S. Restaurant, Huntington Beach Stock Exchange, a paint store,in the 1930s the Buckhorn Cafe(Frederick and Loy) and in the 1940s the 20/30 Cafe. SUPPLEMENTAL Cu" UNICAT1 Meeting Date: / 6 Agenda Item No. v - In the 1986 form prepared for the California State Dept. of Parks and Recreation for the state inventory of historic resources, it states this building"is significant for its contributions to the broad patterns of the City's history and association with businessmen who contributed much to the City's economy." Huntington Beach advocates a green approach, e.g.the"HB Goes Green" program.There are less impacts to infrastructure,traffic, parking, and less resource waste(e.g.water, building materials)when there is a modern preservation approach. Communities that incorporate preservation result in higher property values and attract a younger, more affluent demographic,while spurring economic vitality (Older,Smaller, Better. May 2014. http://www.preservationnation.org/information-center/sustainable- communities/green-lab/oldersmallerbetter/report/NTHP PGL OlderSmallerBetter ReportOnly.pdf) urge the Planning Commission to not allow the complete destruction of one of the community's oldest commercial structures and to embrace a more creative approach that allows historic preservation with adaptive reuse. It is the history of Huntington Beach that makes this community unique. Mary Adams Urashima Huntington Beach,CA Map sent to the city council by the California State Office of Historic Preservation in 1988,showing the area they felt was a historic district that would qualify for the National Register of Historic Places. 122 and 124 Main Street are in the district. fixTE Or'C utecxi4-ixO MadixCH nn•x�v 6EONUE OEIJNMEI4k,ds.•xkr QFFfCEOF 14=0RICPRMRYATtLM ORPxQTItEYTOY fMRC AliO QWCQHWTNWk idifoACc m'Ixwx �CxwVExtQ,cxrnaxuE0xly. POTENTIAL NATIONAL RESISTER DISTRICT HUNTINGTON BEACH, CAL. f�LJ N LJL.:J`av`L L ®� OLIVE L UE} 22 a in 223 6 �2,224� $l m 22O ne All O Z18 214 2W5 Q an 2A 3• "y0 2Qf s do t01 Ly �-2QS 4 5206 WALNUT X O Q It6 • - i22 124 - (' 119 fl 171 ILLLCy�J7�1 t2JA Q l2Z WIT ..n w3 lu.. .181 1� PACWC COAST HWY. KEY 5 w e - TEpTATJYE OICTOCT BOMAR%$ . ® COMMUTORC p WIpUGFRTAIR pO RUTOQC r, } RTFIN = a L Survey of historic resources for Main Street, 1986. Note: 122 is oldest commercial structure. CITY OF WINSTON EFACNl WSTORIal RRNEY STREET SME ALTERATIONS RATE RATIM t0I-I09-V2 IN STREET 20'S COMERCtµ NINE MTE I1t5 ] ttI-II3 MIN STREET 20.3 COMERLIAL MODERATE I925 B I12-111 MIX STREET BRICK COfENCINE MOOEBRTE 1fE] M lt0 NN MEET 20.1 BRICK CON MINOR 19td B - IShlI4 112 MIN STREET PICK COMERCML MOOFMTE NMI] C ll7 MIN STREET 2p'6 COIERCIµ MOOERNT TIN C t 19-E21 MM STREET 20'!CI MERCIAL MINOR 1120 1. In NRW STREET BRICK Cow"MAL MODERATE ..-j91] C In MIN STREET EARLY COMOCIAL MODERATE 190] A Z] Mt.STREET WLT COMERCI.IL S103TATIAL I920 1- )24 MIN STREET MDERI! MODERATE 19I0 S I36 MIN STREET 21BIAD XOPEOE IA _E 193] II! MIN STREET -MWERNE _MODEONTE 1130 C 28I-2D3 MAIN STREET 20'E COMERCtµ 910BTARIAL .1.3 C 100 MIN SWEET ZIS2A0 MDOUNE MINOR 1f]0 1 206 MIN MEET U'S COMFRCIAL MODERATE NMI] C .1 IN STREET TARLT TNFATIIE NDEMTE If10 1 ]Of MIN B111EET I'S CONORCIAL MODERATE :In 216-21D"I MIN STREET 2D'S COMERCIAL NODFMIE )113 C 211 M1N STREET W'!CCMERCIAL MOERATE 1930 C 212 MIN SWEET DO'S COMMERCIAL MOMBATE IM1S C 213 NA N STREET So"COMEIILIAL MODERATE R910 ilA MIN STREET 20'S COMMERCIAL MOOEMTE '"I C NO M. BEREFT 20'S COMERCIµ MODERATE 1920 B - ]17 MM STREET YESTEW AALAEFROR MODERATE 1MD4 S 21S MlN SEREST if'!CCMERCIAL MODERATE 1920 C- 22D MIN STREET 20'S CXMERLIOL MODERATE 1920 C 221 NIN STREET 2D•S CCMERCIµ MOEMW 1f20� C 222-222 I/2 MIN STREET 20'S COMMERCIAL MODERATE 1120 1 12] N(N MEET 209 COIGMAL MOEMTE 1729 C 224 MIN STREET n:S COMMERCIAL MODERATE .125 B .1 MIN SWEET DO'S OR!.CONK MINOR IIn R 22B MIN STREET 21',�0 CK COMER Him )f20 A nI MM MEETfi•5 MS STATION MOOERRTE If20 C I MIN STREET 30'1 COMRCIAL ryrNGT 1131 C DS7 MIN STREET FAALT COMERCIN. SUBSTANTIAL. 1106 1- .1 IN]MEET 30•]CMMIIAL MODERATE 1911 C- ]]4-]T2 MIN STREET .1.COMIERCIAL MODERATE ,no {(0 MIN STREET 20'S CO NERCIAL MODERATE i92e ! Q. MIN STREET 20'S COMERCIAL MINOR 1120 ! 42B MIN STREET 30'S COMMERCIAL ;NOR I934 C .5 MtN STREET —I.RA1CN MINOR If3M C' 607 M1N STREET Cµ1F SWOALN MINOR 1925 C- 69f MIN STREET COLONIAL REVIVAL MINOII 1903 B dI0 M1N STREET RICK COMERCIAL MINOR 1f20.3 C b17 MAIN MOST G01—IA SONDALM MINOR tft! C- b.. MIN STREET CRAFTSMAII._LW Kin— 111M C 621-423 MAIN STREET 3MMIN C IRE. StlRTANTIAL 19I, C I9 MIN STR STREET CMFT9AN N MII In C 627 Z. MEET YAI SN COLONIAL MINOR I13. 1 CITY DF HIRIT3NIBT04 B69CX X7 STCRTCOL SUINET, STREET 4TYLE ALTERATIONS 004E RAT1NO 71I MIN STREET APPNIBX,M1wCX NONE 1 1925 C 7IS MAIN STREET CRAFTSMW MNDRLOW NONE ,1919 C 7I7 MIN STREET CRAFTSMAN SONMLON NOW 197D B. 711 M1N STREET M'9 COLONIAL NONE 1740 C- 721 M1N STREET CRAF`TSMN/}NOALW MINOR 1905 C 722 MIN STREET COLONIAL REVIVAL_ MINOR 4910 .0 724 MIN STREET CALIF BWRAON L . HOME I9I7 C 726 MIN STREET CRAFTSMN SWOALM NOW 1910 B 727 MIN STREET CRAFTEMW BMALOR MINOR 1910 C- 11, MIN STREET CRAFTSMAN BORROW MINOR 1,10 C 7]I MIN STREET CRAFTSMAN 01NOALOY NOW 7flD 1 IE 7$4 MIN STREET 401,WNCN' MINOR 194D L- 735 MIN MEET- CRAFTSMAN BOCM O LOi NNE I'M 1 13, MIN STREET SP"W ONCN NONE 19H C 730-740 M1M STREET CMF 1M`N 01NOALOi MINOR )f00 1 1 741 MIN STREET CALIF BINRAL01 NOTE 19111 C 742 MIN bT m M' IV COLONIAL NO$ 192] C 752 MIN STREET 9FA1IW COLONIAL MINOR 19IS C 715 MIN MEET CMFTSHAN MEIOALON MINOR IV. C BOt MIN STREET CRAFTSMAN 81NML07 MODERATE 1915 0 104 MAIN COL IN STREET SPANISONIAL MINOR 1928 C, B06 MIN 6TREET COLONIAL MliiAL NONE 110] B 11S MIN STREET SPA419"COLONIAL NONE 1925 1 814-016 MIN STREET BINUALOK COURT NOW 1910 B I BS MIN STREET COLONIAL REVIWL MINN 19B] 0 B7 MIN STREET 40'5 COLONIAL NONE 1940 C. 221 MIN STREET 4215 NWCR NONE 194D C 633 NIN STREET SPANISK RANCX sum AYTIA I9M D W C9 IS MIN STREET COLONIAL NE 40 C 906 NIN STREET COLONIAL NONE iM40 G 9I2-914 MN STREET SP 1511 COLONIAL NONE iM$9 LI 9I MIN MN STREET 4019 RRNCM NONE1140 C- 930 MIN STREET 42'S COLONIAL MDERATE IV40 C- 924 MN STREET 40'S WNCN NONE ---j3!-4@ C-___ _ IO1B IN STREET iD'S IME"T10WL MINOR 1942 S f024 WIN STREET VER31D REVIVAL MINOR I93D C. ]830 MIN STREET 4D'S WNCX 'MR 1141 C- '704 MIN STREET 40'S RANCH ryINOR 1V48 C- I129 MIN STREET CQLHNIµ— , NOTE_ —I9{0 -C I2D0 BLOCK M[N STREET NONE I300 BLOCK M1N STREET NOTE — -- I4DS BLOCK MIN 971EET "ONE 1500 BLOCK M1N STREET NOTE ',DO BLOCK MA STREET NONE toot MIN STREET 9PANISN COLONIAL NONE 1927 C I.I" MINIM EET COLONIAL.REVIVAL M1NDR 1105 S 1.14 MAIN STREET 40.9 WNCX MINOR 1942 C- 1016 NAM STREET CRAFTSMAN NNBALOI MINOR I919 C 1909 MIN STREET MEDITERRANEAN NOW 1924 A 27¢nge C';+nasty Facers HUNTINGTON MAMI : "Shnn+e'a Target for Condemnation Dk Lm1x.aS,t9&a 1 TC+£Y MN2 ER. Trr lc cal]1ist,zria s,it's the city's Spit city bnU-To presitm at oni+-te,it's sne of the oldest buildinp is the ej ',T?resievelopment officials,it`s an absn=ete building that must bf-mMerna mi or replaced. But to 78-year-cad Ctuuies Sra+rraberc,it's a family shrine—the place where his 1~rench immigrant father sLMU-•d business in 1}16. "I was practical]),raised there;"said Sairrabere,wha took rw er hls father's d*} cleaning business in 198.E and ran it until he retired in iqL 81. The smug shop at iw Maim St.,now kmmwn as Diamond Lane dotiuug shop_is one of Svc dt715mEnwn buildings awned lay the Sarraiicre ramify.Three ai c targeted for cundcrnnatitan as part of the city's LNtain-Pier Redevelopment Project. "I guess you can't stop progress,"Saarabere said,"?motel downtowm is,getting pretty old." Sarrnbenp's father used his prc*_r,to buy Huntingmn Beach real e t te.Noav his descendants—Charles Sarraberea his sister Blanche ai cot and their niece,Helene f*rdman--moon the buildirgs!twm-tin Main Street'and ana at Pat it Caaast Highway and 5th Street,site of the family's old home. Pre.servatiunists are interested in the rld dry-dcanieg store.It nut only is among the city s nldest remainin borlrF,,gs,beult about 19m,but it a_iginally was Litz Il fur Pad&City,as Hu tingtt n Benc i was known from 1901 laa:9n,5. "That building wos one or the very first on Main Street,"said Teas I„tngevin,a desLmow'n bu messman and bisttcwio-preservat'xr® activist."It's one of very few+.f the origin-al wood strt envs left in the city....In my slew,that t,the Mrst ktportant(of the old woux- - buikmpl,gtvea its histesry with the..city." The face of the two-story building wms remodeled decades agm,but the structure's walls are ariknnal,according to historical studies. Under the redevelopment plan,owners may retain their butlydngss during_emudeling if they help[ray for flu upgrade in advamee,Advam e payntetds average Ss milhou per buiilxkug,and tiic family aay s it has rim kderest in making such an invesit ineuL Sh"WA witirrw Offh--Rorer FUTitt_rtgtor Bearb Ccry€ouncuma r llerbertWorid,said she dismissed having the..hlildkg registered as a his<<,r:xal landrnaxk,which wrnld block ccattdettlisann,"hart l didn't rpaily knmvvrhat;t do,s wRtisk,tired,well.whatever)s hest," lzngerin said that as a last resort he may y-y to buv the building and,restnre it liva the htmily says it may,sell the city A three p=+opertim and let redevelopment run its vourse. "It's a stnt ueutai thing."Sa_rabere said."It's cart of r:1}'Ere,and hate to part with it" 47tt the creher band,he said "I tee]We sbrn,ld'he paid fear what the bu�Idittg will be w orth four or five years Lram now_We're goiter trro sett it Cantu a developer will.make all the monev W,it,and yr u're,out_" Wand added that after refusing to sell her Eatliers prone-tics for so many years,it pains her to do so now. "Ve've always stuck together and held onto totem,"she said.'I k aw this is a new era,and we have to rir ve om The thing is,its not because we want to,but because we have to.` AWkS UM C.pl'ri0i trot^5seAngdl Tbm. L d,&by ay"yord I rt d% q 7W,I Pt➢va y 1.1,i+1 Ta-tue+Y 5et+•Lrs+ % f NO— th", MOl SE. ils rJ� Fs y, - .......... IN A- t8g%l p "A'fz, Ile, a. ml gx\ K� Wo la f-f s J "k A�- �,f, Di<' vj ON pme "a A� it 1-s�r 7N ,? o 8A �a� ? ., n3 bt �i �d M✓C 7 d$r �"'�d ��Y 'kY�" � Jr�Y A*3 fjee`1 tl + d'{Eytt� ji{�TxRazS f ) rr �r fwi ° � ` '+. .,`r'e ^« 'a,�+ r �"9'"'•,a 2 #' 1 „t-F' •e„� 'per?9 F-IV f tpp,., a k "' t ' f '. a s r • ir.IP I ,kw, + y � �4���t �t 3 fr aka r, trlrP.� Ye;�,F �S '��, a , sri rY f CJC,pc i!< t g ') wC 1de. `+ r ,s rXps d i� 51 ''f€� �fz.� Tfx g� "!t k ��3Ar #� k �" pE #' fezy "a " raj E 1� �;}. 5'd :, a. d� exauR d� ,r a��r �� �'rA is � r'� �t�!a d �z� t « t s -b gz- s �#' �� a� - *f¢ ga }�,3 X}�'t•� �3� d't � x �'�#£J -ca r s a�g ��� r etc is 3 ,� Y- g t K S 1 UA �p�Vrl i " a A� U 7 ^ #kid any (( g 'fir„ •�...d *Y v iA ya } - " t7 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, January 20, 2015, at 6:00 p.m. in the City Council Chambers, 2000 Main Street, Huntington Beach, the City Council will hold a public hearing on the following planning and zoning item: ❑ 1. MITIGATED NEGATIVE DECLARATION NO. 14-004/ CONDITIONAL USE PERMIT NO. 12-011/ COASTAL DEVELOPMENT PERMIT NO. 12- 007 (OCEANSIDE PROPERTIES MIXED USE BUILDING — REFERRED TO CITY COUNCIL FROM THE PLANNING COMMISSION) Applicant: Jeff Bergsma, Team Design Property Owner: Oceanside Properties LLC Request: MND: To analyze the potential environmental impacts associated with the project. CUP/CDP: To partially demolish existing historical buildings, rehabilitate and relocate historic storefront facades, construct a three-story mixed use building consisting of retail, office, and three residential units, and participate in the parking in-lieu fee program to offset the commercial parking spaces not provided onsite. Location: 122- 124 Main St., 92648 (east side of Main Street, between Pacific Coast Highway and Walnut Avenue) City Contact: Jill Arabe NOTICE IS HEREBY GIVEN that Item #1 is located in the non-appealable jurisdiction of the Coastal Zone and includes Coastal Development Permit No. 12-007, filed on May 17, 2012, in conjunction with the above request. The Coastal Development Permit hearing consists of a staff report, public hearing, City Council discussion and action. Item #1 is not appealable to the California Coastal Commission. NOTICE IS HEREBY GIVEN that the initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act. It was determined that Item #1, with mitigation, would not have any significant environmental effects and that a mitigated negative declaration is warranted. The mitigated negative declaration (No. 14-004) is on file at the City of Huntington Beach Planning and Building Department, 2000 Main Street, and is available for public inspection and comment by contacting the Planning and Building Department, or by telephoning (714) 536-5271. C:\Users\esparzap\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\BGU3Z50B\1-20-15 MND 14-004_CUP 12-011_CDP 12-007 (Oceanside Properties Mixed Use Building).docx NOTICE OF PUBLIC HEARING (Continued) ON FILE: A copy of the proposed request is on file in the Planning and Building Department, 2000 Main Street, Huntington Beach, California 92648, for inspection by the public. A copy of the staff report will be available to interested parties at the City Clerk's Office or on line at http://www.huntingtonbeachca.gov on Thursday, January 15, 2015. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Planning and Building Department at (714) 536-5271 and refer to the above items. Direct your written communications to the City Clerk. Joan L. Flynn, City Clerk City of Huntington Beach 2000 Main Street, 2Id Floor Huntington Beach, California 92648 714-536-5227 http://huntingtonbeachca.gov/HBPublicComments/ C:\Users\esparzap\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\BGU3Z50B\1-20-15 MND 14-004_CUP 12-011_CDP 12-007 (Oceanside Properties Mixed Use Building).docx Esparza, Patty From: David Ward [DWard@ocregister.com] Sent: Friday, December 26, 2014 11:15 AM To: Esparza, Patty Subject: Legal ad for the HB Wave Proof Good morning Patty. Here is the proof below. I hope you had a Merry Christmas. Have a great weekendM Ad#10003983 Run Date 1/8/15 Cost$138.60 PROOF ._... r _ — M OMIS OF PUBLIC HEARINQ BEFORE THE Mff COUNCIL Of THE CITY OF NTI TON Jar-Aellill NOTCE is HERt,BY CIVI N that on Monday, JartuM 20. 2015, at 6.130 p,m, in the ,r Council Chambers, 2CCO Main Street,hturltington ch,the City Council will h d a public hearing on the fn1lowLhq planning and zoning iterti. D 1. 1111111TI"TED NEGATIVE DECLARATION No.111 CONDITIONAL USE PERMIT Nli. 112.011 COASTAL D117VELOPMENT PERMIT 111140� 124 7 (OCEANSIDE PROP USE SWLNNG-REF ED TO=TV COUNCIL FROM THE P PLANNING COMmUoul ApIgUmM Jeff,Bergsirria. Team Design PvapeM Chwnfrm Oceanside Properties LLL Aeqtneat 111111111II1111W.To analyze t p-otential envirmMeat l irn.aacts associated with the mlect. CUPICENft To partially derncailish existing tms rival Wtdings. rehabilitate and relo- cate historic storefront farms.construct a three-gtory rani use building n - inq -of se ,office, and threw resa�ntial units, and.participate in the parking in-lieu tee pr' rare to offset t# ranralercial panting spaces neat provided onsite. L - I,n.11 2-124 Main at., 2648 least Side of Matra Street, . Paci C St High- way and Walnut Avenue)MY Contseft Aff Arnie. NOTICE IS iwEFlt:BY GFVE1J that Itern#i:s located in the non-appealable jurisdiction of the Coastai Zcnei and incluclies Coaasial Development Permit No. 12-40o7,Fib can May 17,2012, in confunction with the above request, The Coastal Development Permit hearing cinsi.— Of a staff report. oublic hearing, CAV Council discussion and action. lWm #1 is not aP e-alabla to,tIhe C'alitcarnis Coastal Do rnmis ion. NOTICE IS HEREBY GIVEN that the In tia. environmental assiassment for the Vier iteran was processed andcornpleted in accordance wiilih the California Envirioninniantal Cuality Act- It was determined ttaat Item 01.vAth mifiigation.would not have any sr nAcant envi- ronrmen l e'�s and that a mitigat nr ative d Wn'n ara is v €raAed. rnetigated ne�t eve declaration f o. 14*00 ) is on file at the Cly of Hunt Corr Beach Planning and Building pa.'trnent,.2r�Main S+,r .and Is available for public inspection and cornmegi by contacting the Planning and Bu ding Detaa merit.cr by telephoning i714)w -E,2, 1_ ON FILE: A copy of the proposed regL t is on Rain the Planning and Builtdinq Depart- r;tent,2000 Main Strom Hurltingtor Beach, lifomfi t:92W, for inspection by the public, A copy of the stal re cart w4l be avvailable to Interest parties at' City Ctr 's Office car on line at fmttp.}�twv r,''. a antingtcnbeachca. ov on Thursday.Jantrary 15,,2015. ,ALL INTEIRF:STED PERSON; are invited to attend said hearing and ex"ss muinions or subrrriz evidence for or against the ataiplicavcn as a;utline d above. Ifyouchallent3ethecify C uncil''s bran 6 court„you rr%to lirwit to raising only those ,r ca e issues y r sorr:e ne of raised at the i blic hear ascribed in this notes, or in wthten ccarrespan de- livered to the City at, or prior tCa, the public heerin ,. if therm ere any further questions r_16asa call 1-+be Pfsnrtiing and e3uildinq Department at(7141' 62 5271 and refer to the above it r s— Drect your wft cornmunications to the Clark. Joan L_Flynn,,City Clerk City of Huntington Beach 20M Wn Strew,2nd Floor H'untincgon Beach.Uifornia,W4'648 71 :3 5227 http:�lhuntingtart hr�,.gavf`H't3Fy�t�i�:nr�tsf Published: Tt*H ntmPt n.Beach Wave Janjery S,2015 t 1 OCREGISTER LEGAL ADVERTISING ! ` F 1! 914.7116.6714 F. 914.247,2924;. Tglr' From: Esparza, Patty [mailto:PEsparza(a)surfcit --hb.org] Sent: Tuesday, December 23, 2014 2:00 PM To: David Ward Subject: Legal ad for the HB Wave Importance: High Hi David — Here is another legal ad for the HB Wave that needs to be published January 8, 2015, so we have a little bit of time. Just wanted to get it to you early because of the holidays. Thanks! Patty Esyarza, C-MC Senior Deputy City Clerk City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 (714) 536-5260 2 �i � 7cp��t1 �+ I; d7b��1 � ��4MOO" rI � .1 is S 1 N�A 2 3 HB Chamber of Commerce Orange County Assoc. of Realtors Amigos De Bolsa Chica President Dave Stefanides President 2134 Main St. Ste. 100 25552 La Paz Road P.O. Box 1563 Huntington Beach, CA 9 264 8. Laguna Hills, CA 92653 Huntington Beach, CA 92647 5 7 9 Huntington Beach Tomorrow SCAG Environmental Board Chair President Richard Spicer Kim Nicolson PO Box 865 818 West 7th, 12th Floor 918 Palm Ave, Apt. A Huntington Beach, CA 92648 Los Angeles, CA 90017 Huntington Beach, CA 92648 10 11 13 Huntington Harbor POA Matrix Enviromnental Newland House Museum 16899 Algonquin St, Suite C Attn: Shawn Gauer, Senior Planner Pres., H.B. Historical Society Huntington Beach, CA 92649 6701 Center Drive West#900 19820 Beach Blvd. Los Angeles, CA 90045 Huntington Beach, CA 92648 14 17 25 Historic Resources Board Chair Kirsten Berg California Coastal Commission Duane Wentworth 18870 Kithira Circle Teresa Henry, South Coast Area Office 7172 Bluesails Dr Huntington Beach, CA 92648 200 Oceangate, 1 Oth Floor Huntington Beach, CA 92647 Long Beach, CA 92802-4302 25 26 28 California Coastal Commission Department of Transportation,Dist. 12 Huntington Beach Post Office South Coast Area Office Maureen El Harake, Branch Chief New Growth Coordinator 200 Oceangate, 10th Floor 3347 Michelson Dr. Suite 100 6771 Warner Ave. Long Beach, CA 92802-4302 Irvine, CA 92612-8894 Huntington Beach, CA 92647 29 29 30 Fountain Valley Elem. School Dist. Fountain Valley Elem. School Dist. HB City Elementary School Dist. Marc Ecker Rina Lucchese, Executive Assistant Gregg Haulk, Superintendent 10055 Slater Avenue 10055 Slater Avenue 20451 Craimer Lane Fountain Valley, CA 92708 Fountain Valley, CA 92708 Huntington Beach, CA 92648 30 31 40 HB City Elementary School Dist. Ocean View School Dist. Hearthside Homes John Archiald Attic: Cindy Pulfer, Adrnin. Services 27285 Las Ramblas, Suite 210 20451 Craimer Lane 17200 Pinehurst Lane Mission Viejo, CA 92691 Huntington Beach, CA 92648 Huntington Beach, CA 92647 31 32 32 Ocean View School Dist. Westminster School District Westminster School District Gustavo Balderas, Superintendent Christine Fullerton Richard Tauer, Superintendent 17200 Pinehurst Lane 14121 Cedarwood Avenue 14121 Cedarwood Avenue Huntington Beach, CA 92647 Westminster, CA 92683 Westminster, CA 92683 33 33 34 HB Union High School District HB Union High School District Cannery Hamilton Properties, LLC Stephen Ritter Greg Plutko, Superintendent Ascon Landfill Site c/o Tamara Zeier 5832 Bolsa Avenue 5832 Bolsa Avenue One Pointe Drive, Suite 320 Huntington Beach, CA 92649 Huntington Beach, CA 92649 Brea, CA 92821 41 44 45 Bolsa Chica Land Trust Downtown Business Association HB Downtown Residents 5200 Warner Avenue, Ste. 108 Mr. Steve Daniels Association Huntington Beach, CA 92649 200 Main Street#106 412 Olive Ave 9493 Huntington Beach, CA 92648 Huntington Beach, CA 92648 Lc �I 46 49 54 Gabrieleno/Tongva Tribal Council Coastkeepers Karen Cadavona Gary Chairperson G Brown Southern California Edison P �' Third Party Environmental Review PO Box 693 3151 Airway Ave. Suite F-110 2244 Walnut Grove Ave,Quad 4C 472A San Gabriel, CA 91778 Costa Mesa, CA 92663 Rosemead,CA 91770 54 57 7enelle Godges,Region Manager Kathleen Belohovek Local Public Affairs Southern California Edison 18849 Lister Lane 7333 BolsaAvenue Huntington Beach, CA. 92646 Westminster,CA 92683 TY l 024-146-06 024-146-09 024-146-20 Charles Briggs Dtm Enterprises Lic Andrew Stupin 1275 Fairway Dr 19681 Quiet Bay Ln 215 5Th St Elko, Nv 89801-2517 Huntington Beach, Ca 92648-2613 Huntington Beach, Ca 92648-8101 024-147-03 024-147-05 024-147-09 Donald Galitzen Doire Corp Wise S E Sequoia Tr Po Box 151 428 Main St 202 414 Walnut Ave Huntington Beach, Ca 92648-0151 Huntington Beach, Ca 92648-8143 Huntington Beach, Ca 92648-5158 024-147-14 024-147-15 024-147-23 Douglas M Langevin Cdb Land & Framing Lic Turner Timothy P Tr 1997 Turne 13711 Yellowstone Dr 215 Main St 18052 Freshwater Cir Santa Ana, Ca 92705-2683 Huntington Beach, Ca 92648-5127 Huntington.Beach, Ca 92648-1122 024-147-25 024-147-28 024-147-30 Richard Harlow Robert Koury Lic Doire Corp 1742 Main St 200 Main St 206 210 5Th St Huntington Beach, Ca 92648-2723 Huntington Beach, Ca 92648-8123 Huntington Beach, Ca 92648-5118 024-147-35 024-147-36 024-147-37 Taylor - Orange Coast Specialties Jeffery Fisher 220 Via San Remo 633 E Chapman Ave 23901 Calabasas Rd 1065 Newport Beach, Ca 92663-5512 Orange, Ca 92866-1604 Calabasas, Ca 91302-1560 024-147-38 024-147-39 024-147-40 John Gallagher 221 N Main Street Beach Proper Thomas Caverly 208 5Th St .Po Box 629 553 Temple Hills Dr Huntington Beach, Ca 92648-5118 Carmel Valley, Ca 93924-0629 Laguna Beach, Ca 92651-2629 024-147-41 024-150-16 024-153-04 214 5Th Street Llc State Of California Dept James Lane 200 Main St 206 650 Howe Ave 637 Frankfort Ave Huntington Beach, Ca 92648-8123 Sacramento, Ca 95825-4731 Huntington Beach, Ca 92648-4902 024-153-05 024-153-07 024-153-11 Ronald Mase 117 Main Hb Llc Bagstad Group Two 16642 Intrepid Ln 117 Main St 901 Catalina Ave Huntington Beach, Ca 92649-2826 Huntington Beach, Ca 92648-8168 Seal Beach, Ca 90740-5851 024-153-17 024-153-18 024-153-23 George Draper Frank Alfonso Abdelmuti Development Company 1210 Pecan Ave 6630 Vickiview Dr 16350 Gothard St 101 Huntington Beach, Ca 92648-4533 West Hills, Ca 91307-2749 Huntington Beach, Ca 92647-8682 024-153-25 024-153-26 024-154-01 Shirley Worthy Cim/Huntington Lic Cim/Hunting Mohammed Zeidar, 801 13Th St Po Box 131237 1215 Citrus PI Huntington Beach, Ca 92648-3434 Carlsbad, Ca 92013-1237 Costa Mesa, Ca 92626-4147 024-154-02 024-154-03 024-154-04 Sang Lim Morning Jade Corp Linda Diane Biggs 3810 Wilshire Blvd 911 2855 Pullman St 125 Manhattan Beach Blvd Los Angeles, Ca 90010-3218 Santa Ana, Ca 92705-5713 Manhattan Beach, Ca 90266-5431 024-154-17 024-165-02 024-165-03 Pierside Pavilion Llc Richard Jacobs Kathryn Calvillo 2633 Riviera Dr Po Box 13639 215 2Nd St Laguna Beach, Ca 92651-1027 Arlington,Tx 76094-0639 Huntington Beach, Ca 92648-5103 024-165-07 024-165-08 024-165-09 Anthony Pearson Robert Allen 3 H Construction Inc 217 Olive Ave 327 Crest Ave 26941 Fort Apache Cir Huntington Beach, Ca 92648-5137 Huntington Beach, Ca 92648-3465 Lake Forest, Ca 92630-5713 024-165-12 024-165-14 024-165-15 H B Pierside Lit Khanh Vu Kim Thi Vu 212 S Palm Ave 200 21326 Thomas Dr 11210 Lavender Ave Alhambra, Ca 91801-3105 Carson, Ca 90745-1600 Fountain Valley, Ca 92708-2428 024-165-18 024-165-19 024-165-20 Dewey Davide Robert Reider Jeffrey Hansler 209 2Nd St 211 2Nd St 213 2Nd St Huntington Beach, Ca 92648-5103 Huntington Beach, Ca 92648-5103 Huntington Beach, Ca 92648-5103 024-165-21 024-165-25 024-165-29 Richard Berry Stephen Zajicek Dewey Davide 219 2Nd St 221 2Nd St Po Box. 911 Huntington Beach, Ca 92648-5103 Huntington Beach, Ca 92648-5103 Huntington Beach, Ca 92648-0499 024-165-30 024-281-15 937-192-33 William Vogt Huntington Beach Co 200 Main Street Lit 2108 Pacific Coast Hwy Po Box 285 200 Main St 206 Huntington Beach, Ca 92648-3955 Houston,Tx 77001-0285 Huntington Beach, Ca 92648-8123 939-505-10 939-505-11 939-505-12 Mark Canavan Derek Fuller Michael Ming-Ping Tsai 16329 Sierra Trail Ct 6676 Beachview Dr 17546 Edgewood Ln Hacienda Heights, Ca 91745-5526 Huntington Beach, Ca 92648-2666 Yorba Linda, Ca 92886-1950 939-505-13 939-505-14 939-505-16 Louis Nemeth . Frank Mamone Rudolph Sanchez 19801 Gloucester Ln 200 Pacific Coast Hwy 105 1036 La Cresta PI Huntington Beach, Ca 92646-4043 Huntington Beach, Ca 92648-8126 Fullerton, Ca 92835-4037 939-505-17 939-505-18 939-505-19 Francisco Fabregas John Crews Guy Dominguez 18401 Hampton Ct 13653 Beach St 4264 Pepperwood Ave Northridge, Ca 91326-3601 Cerritos, Ca 90703-1433 Long Beach, Ca 90808-1534 s �` ! I ;T 939-505-20 939-505-21 939-505-23 Christine Nguyen Gorgen Youssefian Michael Johnson 200 Pacific Coast Hwy 111 40 Willowbrook Ln 8065 Thoroughbred St Huntington Beach, Ca 92648-5124 Pomona, Ca 91766-4852 Alta Loma, Ca 91701-2541 939-505-24 939-505-25 939-505-26 Ernest Hwang David Stump Saranath Krishnamurthy 200 Pacific Coast Hwy Unit 115 200 Pacific Coast Hwy 116 469 Magnolia Ave 102 Huntington Beach, Ca 92648-5123 Huntington Beach, Ca 92648-5167 Corona, Ca 92879-3303 939-505-27 939-505-28 939-505-29 Laila Morcos Sasha Victorine Briana Miller 3665 Norwich PI 200 Pacific Coast Hwy 119 8892 Bainford Dr Rowland Heights, Ca 91748-5133 Huntington Beach, Ca 92648-5167 Huntington Beach, Ca 92646-5114 939-505-30 939-505-31 939-505-32 Mariano Cruz Kimberly Meggison William Garrisi 12641 Misty PI 200 Pacific Coast Hwy 122 200 Pacific Coast Hwy 123 Cerritos, Ca 90703-6070 Huntington Beach, Ca 92648-5178 Huntington Beach, Ca 92648-5178 939-505-33 939-505-34 939-505-35 Copeland W &B 2014 Family Tru Vidal Espeleta Rozemarie Sweet 2024 9Th St 2746 N Vista Heights Ave 20071'Big Bend Ln La Verne, Ca 91750-4003 Orange, Ca 92867-1757 Huntington Beach, Ca 92646-4811 939-505-36 939-505-37 939-505-38 Armando Enriquez Paul Byrne Khanh Tran 1932 Pine St 5571Ocean Terrace Dr 2406 Camino Leada Huntington Beach, Ca 92648-2761 Huntington Beach, Ca 92648-7513 San Clemente, Ca 92673 939-505-39 939-505-40 939-505-41 John Douglas Parrish Robert Higa Marian Grant Po Box 5670 6111 Canyon Estates Ct 200 Pacific Coast Hwy 132 Huntington Beach, Ca 92615-5670 Riverside, Ca 92506-4063 Huntington Beach, Ca 92648-5184 939-505-42 939-505-43 939-505-44 Joanne Bohnke Randolph Payne Robert Starr 630 Webster Pointe Dr 6201 Morningside Dr Po Box 486 Chapin, Sc 29036-7624 Huntington Beach, Ca 92648-6103 Surfside, Ca 90743-0486 939-505-45 939-505-46 939-505-47 Steven Chidester Heather Shannon Michael Womack 30 Sidra Cv 10724 Le Conte Ave 7205 Sherwood Dr Newport Coast, Ca 92657-2115 Los Angeles, Ca 90024-3112 Huntington Beach, Ca 92648-7031 939-505-48 939-505-49 939-505-52 Robert Stookey Rodney Albright Ronald Leroy Kimbrouth 200 Pacific Coast Hwy 140 200 Pacific Coast Hwy 141 200 Pacific Coast Hwy 144 Huntington Beach, Ca 92648-5185 Huntington Beach, Ca 92648-5185 Huntington Beach, Ca 92648-5186 939-505-53 939-505-54 939-505-55 Shu Mei Tsai Mina Properties Llc Blue Moon Trust 200 Pacific Coast Hwy 145 315 Arlington Ave 1601 8 Ghiberti Huntington Beach, Ca 92648-5186 Charlotte, Nc 28203-4283 Irvine, Ca 92606-8870 939-505-56 939-505-57 939-505-58 Richard Theil John Thompson Todd Rynearson 628 Main St 2206 Saddleback Dr 200 Pacific Coast Hwy 150 Huntington Beach, Ca 92648-4670 Castle Rock, Co 80104-7685 Huntington Beach, Ca 92648-5186 939-505-59 939-505-60 939-505-61 David Degrazio Jack Fryer Robert Edward Manciaci 200 Pacific Coast Hwy 206 200 Pacific Coast Hwy 208 200 Pacific Coast Hwy 209 Huntington Beach, Ca 92648-5187 Huntington Beach, Ca 92648-5188 Huntington Beach, Ca 92648-5188 939-505-62 939-505-63 939-505-64 Beryl Amspoker Ting-Li Chen Elbert Chang 7 Ivyhill 200 Pacific Coast Hwy 216 200 Pacific Coast Hwy 217 Irvine, Ca 92604-4661 Huntington Beach, Ca 92648-5188 Huntington Beach, Ca 92648-5188 939-505-65 939-505-66 939-505-67 Mitchell Blackburn John Niznik EricYao 200 Pacific Coast Hwy 218 18551 San Marcos St Po Box 17196 Huntington Beach, Ca 92648-5188 Fountain Valley, Ca 92708-6715 Irvine, Ca 92623-7196 939-505-68 939-505-69 939-505-70 Maria Sim ' Tbf Properties Llc Alfonso Ragus Llacuna 710 S ood Ave 2935 Bluebell Ave 50 Shooting Star ora, Ca 91740-6320 Brea, Ca 92821-4702 Irvine, Ca 92604-3361 939-505-71 939-505-72 939-505-73 Adel Albadawi Mario Ricciardi Lena Bedikian 2408 Santiago 8004 Haven Ave 200 200 Pacific Coast Hwy Unit 240 La Verne, Ca 91750-1154 Rancho Cucamonga, Ca 91730-3065 Huntington Beach, Ca 92648-5123 939-505-74 939-505-75 939-505-76 Theodore Carl Frankiewicz Castro Javier Living Trust Hazem Sabry 200 Pacific Coast Hwy 245 200 Pacific Coast Hwy 250 200 Pacific Coast Hwy 300 Huntington Beach, Ca 92648-5190 Huntington Beach, Ca 92648-5190 Huntington Beach, Ca 92648-5190 939-505-77 939-505-78 939-505-79 Richard Miller Jane C Lim Doris Warner 7956 Painter Ave 1762 Sombrero Dr 200 Pacific Coast Hwy 303 Whittier, Ca 90602-2413 Monterey Park, Ca 91754-2264 Huntington Beach, Ca 92648-5190 939-505-80 939-505-81 939-505-82 Top Gun Invest Au ' Pty L Kathy Atkins Maha Madkour 200 Pac' ' oast Hwy 304 555 Concord St K 15939 Maidstone St Hu on Beach, Ca 92648-5190 Havre De Grace, Md 21078-3565 Fountain Valley, Ca 92708-1005 939-505-83 939-505-84 939-505-85 Kelly Ditmore Michael Muscarella Gary Willison 200 Pacific Coast Hwy 309 200 Pacific Coast Hwy 311 200 Pacific Coast Hwy 312 Huntington Beach, Ca 92648-5191 Huntington Beach, Ca 92648-5191 Huntington Beach, Ca 92648-5191 939-505-86 939-505-87 939-505-88 Donald Hardy Edward Hahn Anna Straus 1484 S Johnson St 2904 E Echo Hill Way 200 Pacific Coast Hwy 315 Lakewood, Co 80232-5026 Orange, Ca 92867-1904 Huntington Beach, Ca 92648-5192 939-505-89 939-505-90 939-505-91 Michael Difiori Mark Anthony Miller Edmund Salgado Evangelista 110 W Sycamore Ave 617 Sandpiper Dr 200 Pacific Coast Hwy 319 Arcadia, Ca 91006-2356 Seal Beach, Ca 90740-5741 Huntington Beach, Ca 92648-5192 939-505-92 939-505-93 939-505-94 Jeffrey Smith Michael William Barsom Gail Pickart 200 Pacific Coast Hwy 320 3900 Chevy Chase Dr 7 San Mateo Way Huntington Beach, Ca 92648-5192 La Canada Flintridge, Ca 91011-3901 Corona Del Mar, Ca 92625-1034 939-505-95 939-505-96 939-505-97 Ebtesam Khaled Irwin Ting Wayne Rylski 200 Pacific Coast Hwy 324 200 Pacific Coast Hwy 325 730 13Th St Huntington Beach, Ca 92648-5193 Huntington Beach, Ca 92648-5193 Huntington Beach, Ca 92648-3433 939-505-98 939-505-99 939-506-00 Turner Tech Grp Inc James Patrick Davidson Michael Scott Metko 12180 Ridgecrest Rd 420 1343 Cadence St 200 Pacific Coast Hwy 332 Victorville, Ca 92.395-5902 Henderson, Nv 89052-6478 Huntington Beach, Ca 92648-5193 939-506-01 939-506-03 939-506-04 Eileen Callahan Feld Ernest Family Tr David Makasjian 200 Pacific Coast Hwy 334 10490 Wilshire Blvd 306 200 Pacific Coast Hwy 337 Huntington Beach, Ca 92648-5193 Los Angeles, Ca 90024-4647 Huntington Beach, Ca 92648-5194 939-506-05 939-506-06 939-506-07 Okachi Shoji Co Ltd Jack Parks Atul Patel 363 San Miguel Dr 250 42524 Sherry Ln 200 Pacific Coast Hwy 342 Newport Beach, Ca 92660-7839 Murrieta, Ca 92562-5311 Huntington Beach, Ca 92648-5194 939-506-08 939-506-09 939-506-10 Rosenberg Richard A Living Tru Wildcat Properties Llc John Deguide 200 Pacific Coast Hwy 343 4800 College Blvd 204 3847 Gray Fox Run Huntington Beach, Ca 92648-5194 Farmington, Nm 87402-4710 Rockford, II 61114-5717 939-506-11 939-506-12 939-506-13 Patrick Nixon Robert Bryant Paul Strain Po Box 237 200 Pacific Coast Hwy 348 9112 Mahalo Dr Monrovia, Ca 91017-0237 Huntington Beach, Ca 92648-5195 Huntington Beach, Ca 92646-7841 TT VV (7LC e asae�tw �apR+is�ig45 � ?� i �c9 �t3 939-506-14 939-506-15 939-506-16 99 Properties Llc Lucas Dustin Gerard Adam Loucks 6363 Katella Ave 935 Nw Valley View Dr 200 Pacific Coast Hwy 404 Cypress, Ca 90630-5205 Grants Pass, Or 97526-6330 Huntington Beach, Ca 92648-5196 939-506-17 939-506-18 939-506-18 Joseph Sanders David Abu David Bartlett 200 Pacific Coast Hwy 406 200 Pacific Coast Hwy 408 607 7Th St Huntington Beach, Ca 92648-5196 Huntington Beach, Ca 92648-5196 Huntington Beach, Ca 92648-4612 939-506-19 939-506-20 939-506-21 Chavez Living Trust Eugene lansiti Scott Linda M Lms Tr 1267 W Kildare St 200 Pacific Coast Hwy 413 18608 Santa Isadora St Lancaster, Ca 93534-2232 Huntington Beach, Ca 92648-5196 Fountain Valley, Ca 92708-6215 939-506-22 939-506-23 939-506-24 Rodolfo Nonato Jeff Sanderson Connolly Thomas F T F Living T 200 Pacific Coast Hwy 416 1 Bobby Jones Ln 19744 Beach Blvd 209 Huntington Beach, Ca 92648-5196 Coto De Caza, Ca 92679-5009 Huntington Beach, Ca 92648-2988 939-506-25 939-506-27 939-506-28 Sonny Rubin Cann Thomas Edward Mc Mary Self 200 Pacific Coast Hwy 422 200 Pacific Coast Hwy 426 1200 Imperial Dr Huntington Beach, Ca 92648-5197 Huntington Beach, Ca 92648-5197 Glendale, Ca 91207-1526 939-506-29 939-506-30 939-506-31 Perri Sofian Putrasahan Adel Mustafa Zeidan Leslie Pinchuk 700 E Redlands Blvd 145 30021 Tomas 300 11425 Dona Evita Dr Redlands, Ca 92373-6109 Rancho Santa Margarita, Ca 92688- Studio City, Ca 91604-4253 2128 939-506-32 939-506-33 939-506-34 Robert Lan Sonny Rubin Gaston Villalba 16346 Brookstone Cir 200 Pacific Coast Hwy Unit 449 200 Pacific Coast Hwy M9 La Mirada, Ca 90638-6530 Huntington Beach, Ca 92648-5123 Huntington Beach, Ca 92648-5187 939-506-35 939-506-36 939-506-37 Santiago Ortiz Destry Lucas Janet Delaney 200 Pacific Coast Hwy M17 200 Pacific Coast Hwy M29 200 Pacific Coast Hwy M30 Huntington Beach, Ca 92648-5187 Huntington Beach, Ca 92648-8134 Huntington Beach, Ca 92648-8146 939-506-38 939-506-39 988-011-01 Gary Baker Jerald Carpenter Pier Plaza Group Llc 200 Pacific Coast Hwy M40 22580 Green Mount PI 225 W Plaza St 300 Huntington Beach, Ca 92648-8134 Yorba Linda, Ca 92887-2740 Solana Beach, Ca 92075-1164 Qa q-sue- t0S �.1 �2 --0 i 1 tm F- MU*fF\(e---*- 2-1) )l C-AeN ,c-A gi"�91 26,:3 o � ��w �€i 9 a�� l� my, Yua�qm J i d� 9AE Mal Nw lilt 024-146-06 024-146-06 024-146-09 Occupant Occupant Occupant 217 5th St 225 5th St 2015th St Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-5117 024-146-09 024-146-09 024-146-09 Occupant Occupant Occupant-*- ~' 502 Walnut Ave 506 Walnut Ave 510Vr 61nut Ave Huntington Beach, Ca 92648-5014 Huntington Beach, Ca 92648-5014 HLqfltjpgto Beach, Ca 92648-5014 024-146-09 024-146-09 024-146-10 Occupant Occupant Occupant 512 Walnut Ave 205 5th St 207 5th St Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-5117 024-146-14 " ,,i1^ • 024-146-15 024-146-15 Occupaan ---i -t Occupant Occupant 2-9•-5- h St 211 5th St Unit A 211 5th St Unit B �Ion each, Ca 92648-5117 Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-5117 024-146-15 024-146-20 024-146-20 Occupant Occupant Occupant 211 5th St Unit C 213 5th St 213 5th St Unit B Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-8187 Huntington Beach, Ca 92648-8187 024-146-20 024-146-21 024-1.46-21 Occupant Occupant Occupant 213 5th St Unit A 215 5th St Unit A 215 5th St Unit B Huntington Beach, Ca 92648-8187 Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-5117 024-146-21 024-146-21 024-146-21 Occupant Occupant Occupant 215 5th St Unit C 215 5th St Unit D 215 5th St Unit E Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-5117 Huntington Beach, Ca 92648-5117 024-147-03 024-147-03 024-147-03 Occupant Occupant Occupant 218 5th St 218 5th St Unit 1/2 220 5th St Unit A Huntington Beach, Ca 92648-5118 Huntington Beach,-Ca 92648-5118 Huntington Beach, Ca 92648-5118 024-147-09 024-147-14 024-147-15 Occupant Occupant Occupant 412 Walnut Ave 217 Main St 215 Main St Unit Huntington Beach, Ca 92648-5158 Huntington Beach, Ca 92648-5127 Huntington Beach, Ca 92648-5127 024-147-15 024-147-23 024-147-25 Occupant Occupant Occupant 215 Main St Unit 1/2 213 Plain St 211 Main St Huntington Beach, Ca 92648-5127 Huntington Beach, Ca 92648-5127 Huntington Beach, Ca 92648-8136 i'T :I 1p,0//S, a o �� �� � 3 024-147-25 024-147-28 024-147-28 Occupant Occupant Occupant 211 Main St Unit B 205 Main St 205 Main St Unit 1/2 Huntington Beach, Ca 92648-8137 Huntington Beach, Ca 92648-5127 Huntington Beach, Ca 92648-5127 024-147-30 024-147-30 024-147-35 Occupant Occupant Occupant 208 5th St Unit B 208 5th St Unit A 224 5th St Unit 200 Huntington Beach, Ca 92648-5118 Huntington Beach, Ca 92648-5118 Huntington Beach, Ca 92648-5118 024-147-3 5 024-147-3 5 024-147-3 6 Occupant Occupant Occupant 224 5th St Unit 202 224 5th St Unit 100 222 5th St Unit 100 Huntington Beach, Ca 92648-5118 Huntington Beach, Ca 92648-5118 Huntington Beach, Ca 92648-5179 024-147-36 024-147-36 024-147-36 Occupant Occupant Occupant 222 5th St Unit 102 222 5th St Unit 200 222 5th St Unit 202 Huntington Beach, Ca 92648-5179 Huntington Beach, Ca 92648-5179 Huntington Beach, Ca 92648-5179 024-147-37 024-147-38 024-147-39 Occupant Occupant Occupant 207 Main St 209 Main St 221 Main St Unit A Huntington Beach, Ca 92648-5127 Huntington Beach, Ca 92648-5127 Huntington Beach, Ca 92648-8112 024-147-39 024-147-39 024-147-39 Occupant Occupant Occupant 221 Main St Unit B 221 Main St Unit C 221 Main St Unit D Huntington Beach, Ca 92648-8112 Huntington Beach, Ca 92648-8112 Huntington Beach, Ca 92648-8112 024-147-39 024-147-39 024-147-39 Occupant Occupant Occupant 221 Main St Unit E 221 Main St Unit F 221 Main St Unit G Huntington Beach, Ca 92648-8113 Huntington Beach, Ca 92648-8113 Huntington Beach, Ca 92648-8113 024-147-39 024-147-39 024-147-39 Occupant Occupant Occupant 221 Main St Unit H 221 Main St Unit 1 221 Main St Unit Huntington Beach, Ca 92648-8113 Huntington Beach, Ca 92648-8114 Huntington Beach, Ca 92648-8114 024-147-40 024-147-40 024-147-40 ~- Occupant Occupant Occu pan 201 Main St Unit A 201 Main St Unit B201 M,airfiSt Unit C Huntington Beach, Ca 92648-8109 Huntington Beach, Ca 92648-8109 Hu, i.ngfon Beach, Ca 92648-8109 024-147-40 024-147-40 024-147-41 " %°` Occupant Occupant Occupy'"' 201 Main St Unit D 201 Main St Unit E 231545 S Unit 102 Huntington Beach, Ca 92648-8110 Huntington Beach, Ca 92648-8110 Hu�ntt�gton Beach, Ca 92648-5118 (�I �� 1 �� @ §m b � TT I Rmw 024-147-41 024-147-41 024-147-41 Occupant Occupant Occupant 214 5th St Unit 103 214 5th St Unit 205 214 5th St Unit 101 Huntington Beach, Ca 92648-5118 Huntington Beach, Ca 92648-5118 Huntington Beach, Ca 92648-5118 024-147-41 024-147-41 i� .` 024-147-41 Occupant Occupant..- Occupant 214 5th St Unit 202 21.4.5th-St Unit 203 214 5th St Unit 204 Huntington Beach, Ca 92648-5118 ,Hun6ington Beach, Ca 92648-5118 Huntington Beach, Ca 92648-5118 024-147-41 024-147-41 , 024-147-41, Occupant Occupy Occupant 214 5th St Unit 201 214.- St Unit 301 �2121_4-5th St Unit 302 Huntington Beach, Ca 92648-5118 �.n ' on Beach, Ca 92648-5118 JHHu.ntington Beach, Ca 92648-5118 024-150-06 024-150-16 024-153-04 Occupant Occupant Occupant 1 Main St 405 Pacific Coast Hwy 127 Main St Huntington Beach, Ca 92648 Huntington Beach, Ca 92648-8117 Huntington Beach, Ca 92648-5125 024-153-05 024-153-05 ' `'`� 024-153-05 e;-i Occupant Occ nt Ofcc�upa-nt"�� 123 Main St Unit 101 ain St Unit 205 `123-Main St Unit 209 Huntington Beach, Ca 92648-7102 ntington Beach, Ca 92648-7103 ;.Hu•ntington Beach, Ca 92648-7103 A 024-153-05 -`i__ 024-153-05 024-153-07 Occu Occupant Occupant 123 in St Unit 213 123 Main St Unit 201 117 Main St Unit 101 H;ypti gton Beach, Ca 92648-7103 Huntington Beach, Ca 92648-7104 Huntington Beach, Ca 92648-8170 024-153-07 024-153-07 " ` 024-153-07 Occupant Occcuup.a�nt Occupant 117 Main St Unit 201 11 Main St Unit 202 117 Main St Unit 203 Huntington Beach, Ca 92648-8171 ngton Beach, Ca 92648-8171 Huntington Beach, Ca 92648-8171 024-153-07 024-153-07 024-153-07 Oc - nt Occupant Occupant 1. bin St Unit 204 117—Mai-6-St Unit 205 117 Main St Unit 206 _H ington Beach, Ca 92648-8171 iHu-6fington Beach, Ca 92648-8172 Huntington Beach, Ca 92648-8172 024-153-07 024-153-07 024-153-07 Occupant Occupant Occupant 117 Main St Unit 207 117 Main St Unit 208 117 Main St Unit 209 Huntington Beach, Ca 92648-8172 Huntington Beach, Ca 92648-8172 Huntington Beach, Ca 92648-8172 " (�=-- 024-153-11 024-153-11 '�x Occupant.----- Occupant OCCU, 414 Pacific Coast Hwy 416 Pacific Coast Hwy 470 Pa ' Coast Hwy Unit 1 Hu t-ington BBeach, Ca 92648-5163 Huntington Beach, Ca 92648-5163 ___H gton Beach Ca 92648-8195 | | || | �p�<��~ | er'~~e~ . �^v�xm "r"u�*`"y°��/�=u~�w ^�~m �+p*e* wp*�- '-- O24'IS3'�� - [~' ~^- ^'~ ^^ \/f\ ' -- --- -- ^° O o �n�---^- Occupant _� '" ' ^ Ooougant-~ wyUnit2 a~t--H�~ Unit 3 470 fi~nboast Hwy Unit 4 on8eaoh, Ca92648-819S on Beach, Ca92648-819S >u.ntington Beach, Ca92648'8196 024'153-11 024'153-11 024'153-11 Oocupant_-~'` Occupant Occupant itHwyUnitS 470 Pacific Coast Hwy Unit 6 470 Pacific Coast Hwy Unit 7 n8eaoh, Ca92648'8196 Huntington Beach, Ca92648'8I96 Huntington Beach, Ca92648'8196 024-153'11 024-153-17 024-153'18 Occupant Occupant Occupant 470 Pacific Coast Hwy Unit 8 121 Main 3t 119 Main St Huntington Beach, Ca9264O-8196 Huntington Beach, Ca92648'S12S Huntington Beach,Ca92648'S12S O24-�S3'23 �24'1S3-23 Occupant Occupant 101-M-arin St Unit2SS 101 Main StUnit 101 101 Main St Unit 109 on8eaoh, Ca92648-81S1 Huntington Beach, Ca92648'8127 Huntington Beach, Ca92648'8127 024'153-23 024'153'23 024'153-23 Occupant Occupant Occupant 101 Main St Unit 111 101 Main St Unit 112 101 Main St Unit 230 Huntington Beach, Ca 92648'8127 Huntington Beach, Ca92648-81S9 Huntington Beach, Ca92648'8127 024-153-23 � /f���'' 024'1S3'23024-153-23 Occupant Occupant 02-K�*inStUnit200 IOI Main 5t Unit 22O 101,MaKSt Uno24u ,H,~6'tngton Beach, Ca 92648-8I27 Huntington Beach, Ca9264O-8127 Hun-tineton Beach, Ca92648-81S6 024-153-23 �24'�S3-23 �24'�S3-23 - Oo ant--"-` Occupant Oooupan�- m-61' St UnitZS0 101K8ain 5t Unit260 lO�-K4din St Unit27S -�m-~~ on Beach, Ca92648'81S8 Huntington Beach, Ca92648'81S3 -,Huntington Beach, Ca92648-8169 -~_ - 024-153'23 024-15 (�~-'- 024'1S3-23 Occupant O a-nt-~"- O ^~- 1O1 Main 5t Unit Z80 ~ain� St Unit 28S O i-rf-StUnit29� Huntington Beach, Ca92648'81S4 8ton8eaoh, Ca92648'8160 Hun���ton8eaoh, Ca92648-8161 ~~ 024'I53-23 024'153-23 024'153'23 ,!~/ Oooupan�~ ^-�' Occupant-- Occupant 101ln-5t -~Unit300 ^' nSt Unit 330 ln zUnit' S 34O H "~- Beach, Ca92648'8107 in8ton Beach, Ca 92648'8148 Hu,nti6gton Beach, Ca92648-8162 024'153'23 024'153-23 024-153'23 Oooup-q-n.t�-~- Occupant Occupant =`i ^ Unit3SS IOI Main St Unit]60 I01 Main 5t Unit 38O l�-~~''^'''a�� ~ �ton8eaoh, Cu92O48-81SO Huntington Beach, Ca92648'8IO7 Huntington Beach, Ca92O48-8I49 dMW ���O 024-153-23 024-153-25 024-153-25 Occupant Occupant Occupant 101 Main St Unit 400 122 6th St 122 6th St Unit 1/2 Huntington Beach, Ca 92648-8145 Huntington Beach, Ca 92648-5002 Huntington Beach, Ca 92648-5002 024-153-25 024-153-25 024-153-25 Occupant Occupant Occupant 124 6th St 124 6th St Unit 1/2 128 6th St Huntington Beach, Ca 92648-5002 Huntington Beach, Ca 92648-5002 Huntington Beach, Ca 92648-5002 024-153-25 024-153-25 024-153-25 Occupant Occupant Occupant 513 Walnut Ave 513 Walnut Ave Unit 1/2 517 Walnut Ave Huntington Beach, Ca 92648-5013 Huntington Beach, Ca 92648-5013 Huntington Beach, Ca 92648-5013 024-153-25 024-153-25 024-153-25 Occupant Occupant Occupant 515 Walnut Ave Unit 1 515 Walnut Ave Unit 3 515 Walnut Ave Unit 4 Huntington Beach, Ca 92648-5050 Huntington Beach, Ca 92648-5050 Huntington Beach, Ca 92648-5050 024-153-25 024-153-26 024-153-26 Occupant Occupant Occupant 515 Walnut Ave Unit 5 120 5th St Unit 100 120 5th St Unit 110 Huntington Beach, Ca 92648-5050 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 120 5th St Unit 120 120 5th St Unit 200 120 5th St Unit 210 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 120 5th St Unit 220 180 5th St Unit 130 180 5th St Unit 100 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 180 5th St Unit 110 180 5th St Unit 120 180 5th St Unit 140 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 180 5th St Unit 200 180 5th St Unit 210 180 5th St Unit 220 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 180 5th St Unit 300 180 5th St Unit 310 180 5th St Unit 320 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 E� 16c,( to adds(Ppa3A 1/ // jdw2j,0 qAn -Cl/1 V7 vv 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 150 5th St Unit 100 150 5th St Unit 110 150 5th St Unit 120 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 150 5th St Unit 2C0 150 5th St Unit 210 150 5th St Unit 220 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 500 Pacific Coast Hwy 155 5th St Unit 121 155 5th St Unit 189 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 155 5th St Unit 127 155 5th St Unit 141 155 5th St Unit 101 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-153-26 024-153-26 024-153-26 Occupant Occupant Occupant 155 5th St Unit 175 155 5th St Unit 183 155 5th St Unit 111 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 Huntington Beach, Ca 92648-5115 024-154-01 024-154-01 024-154-01 Occupant Occupant Occupant 126 Main St Unit 101 126 Main St Unit 102 126 Main St Unit 103 Huntington Beach, Ca 92648-8131 Huntington Beach, Ca 92648-8131 Huntington Beach, Ca 92648-8131 024-154-01 024-15 4-02 024-154-02 Occupant Occupant Occupant 126 Main St Unit 201 122 Main St 124 Main St Huntington Beach, Ca 92648-8132 Huntington Beach, Ca 92648-5126 Huntington Beach, Ca 92648-5126 024-154-03 024-154-03 024-154-04 Occupant Occupant Occupant 120 Main St 120 Main St Unit 201 116 Main St Unit 1/2 Huntington Beach, Ca 92648-5126 Huntington Beach, Ca 92648-5126 Huntington Beach, Ca 92648-5126 024-154-04 024-154-04 024-154-17 Occupant Occupant Occupant 116 Main St 118 Main St 300 Pacific Coast Hwy Unit 100 Huntington Beach, Ca 92648-5126 Huntington Beach, Ca 92648-5126 Huntington Beach, Ca 92648-5107 024-154-17 024-154-17 _ 024-154-17 Occupant Occupa �°CI`�J Occupant 300 Pacific Coast Hwy Unit 303 300 Pacifi ast Hwy Unit 101 300 Pacific Coast Hwy Unit 106B Huntington Beach, Ca 92648-5114 Hu gton Beach, Ca 92648-5107 Huntington Beach, Ca 92648-5108 e i,t.r� q w � �3��tpTd��S9s�1a -- -` d i o! �p�p$9t9l1 024-154-17 024-154-17 024-154-177�� Occupant Occupant Occupy 300 Pacific Coast Hwy Unit 107A 300 Pacific Coast Hwy Unit 107E 300 Paci ' ast Hwy Unit 108 Huntington Beach, Ca 92648-5108 Huntington Beach, Ca 92648-5108 H gton Beach, Ca 92648-5108 024-154-17 024-154-17 024-154-17 Occupant Occupant Occupant 300 Pacific Coast Hwy Unit 109 300 Pacific Coast Hwy Unit 110 300 Pacific Coast Hwy Unit 111 Huntington Beach, Ca 92648-5108 Huntington Beach, Ca 92648-5121 Huntington Beach, Ca 92648-5121 024-154-17 024-154-17 024-154-17 Occupant Occupant Occupant 300 Pacific Coast Hwy Unit 112 300 Pacific Coast Hwy Unit 113 300 Pacific Coast Hwy Unit 114 Huntington Beach, Ca 92648-5121 Huntington Beach, Ca 92648-5121 Huntington Beach, Ca 92648-5121 024-154-17 024-154-17 024-154-17 Occu t— — Occupant Occupant 300 Pad ' oast Hwy Unit 126 300 Pacific oast Hwy Unit 118 300 Pacific Coast Hwy Unit 120 H ngton Beach, Ca 92648-8133ti�rngton Beach, Ca 92648-8133 Huntington Beach, Ca 92648-8133 024-154-17 024-154-17 024-154-17 Occupant Occupant Occupant 300 Pacific Coast Hwy Unit 200 300 Pacific Coast Hwy Unit 201 300 Pacific Coast Hwy Unit 202 Huntington Beach, Ca 92648-5113 Huntington Beach, Ca 92648-5113 Huntington Beach, Ca 92648-5113 024-154-17 _ 024-154-17 024-154-17 Occupant.--.,..'.. Occupant Occ nt 9�J 300 Pacific:Coast Hwy Unit 301 300 Pacific Coast Hwy Unit 305 300 P Coast Hwy Unit 308 Huntington Beach, Ca 92648-5144 Huntington Beach, Ca 92648-5114 ington Beach, Ca 92648-5114 024-154-17 024-154-17 F"f'; = 024-154-17 Occupant Occupant" Ocu.parit- 300 Pacific Coast Hwy Unit 310 300 Pacific-Coast Hwy Unit 401 300 Pacific Coast Hwy Unit 402 Huntington Beach, Ca 92648-5114 _..Huntington Beach, Ca 92648-5122 --H-unt ni gton Beach, Ca 92648-5122 024-154-17 024-154-17 024-154-17 Occupant Occupant Occupant 300 Pacific Coast Hwy Unit 405 300 Pacific Coast Hwy Unit 406 300 Pacific Coast Hwy Unit 408 Huntington Beach, Ca 92648-5122 Huntington Beach, Ca 92648-7100 Huntington Beach, Ca 92648-7100 024-1��n 1 024-165-07 024-165-08 Occ t Occupant Occupant 300 Pa c' ' oast Hwy Unit 104 211 Olive Ave 224 3rd St H�. ngton Beach, Ca 92648-5107 Huntington Beach, Ca 92648-5137 Huntington Beach, Ca 92648-5110 024-165-08 024-165-08 024-165-0.9,. Occupant Occupant Occupant 226 3rd St 228 3rd St �~'222 3rd St Unit A Huntington Beach, Ca 92648-5110 Huntington Beach, Ca 92648-5110 /Huntington Beach, Ca 92648-5176 o . I )")/ ' / -- -� 1 E t.EElx� 'E "F'�"aIb �`i�L'fR1�''F'�t,�'��'sAF� 024-165-09 024-165-09 024-165-09 Occupant Occupant-- Occupant 222 3rd St Unit B _222 3M St Unit C 222 3rd St Unit D Huntington Beach, Ca 92648-5176 �Hti'ngt,unon Beach, Ca 92648-5176 Huntington Beach, Ca 92648-5176 024-165-09 024-165-10 024-165-11 Occupant Occupant Occupant 222 3rd St Unit 1/2 218 3rd St 214 3rd St Huntington Beach, Ca 92648-5110 Huntington Beach, Ca 92648-5110 Huntington Beach, Ca 92648-5110 024-165-11 024-165-14 024-165-15 Occupant Occupant Occupant -216 3rd St 214 Walnut Ave 216 Walnut Ave jF.u-n•tington Beach, Ca 92648-5110 Huntington Beach, Ca 92648-5154 Huntington Beach, Ca 92648-5154 024-165-16 024-165-16 024-165-18 Occupant Occupant Occupant 218 Walnut Ave 220 Walnut Ave 209 2nd St Huntington Beach, Ca 92648-5154 Huntington Beach, Ca 92648-5154 Huntington Beach, Ca 92648-5103 024-281-14 024-281-14 937-192-33 Occ pant Occupant Occupant 20 cific Coast Hwy 317 Pacific Coast Hwy 200 Main St Unit 101 H ngton Beach, Ca 92648-5161 Huntington Beach, Ca 92648-5161 Huntington Beach, Ca 92648-8102 9:—in 7-192-33 937-192-33 937-192-33 ccu a Occupant Occupant 2 Pfl St Unit 102 200 Main St Unit 101A 200 ai Unit 104 ington Beach, Ca 92648-8102 Huntington Beach, Ca 92648-8102 Hu ' ton Beach, Ca 92648-8104 937-192-33 937-192-33 937-192-33 Occupant Occupant Occupant 200 Main St Unit 105 200 Main St Unit 106 200 Main St Unit 107 Huntington Beach, Ca 92648-8104 Huntington Beach, Ca 92648-8104 Huntington Beach, Ca 92648-8104 937-192-33 937-192-33 937-192-33 Occupant Occupant Occupant 200 Main St Unit 108 200 Main St Unit 109 200 Main St Unit 112 Huntington Beach, Ca 92648-8122 Huntington Beach, Ca 92648-8122 Huntington Beach, Ca 92648-8122 9�'n �UnitI13 \ 937-192-33 937-192-33 Occupant Occupant 200 St 200 Main St Unit 114 200 Main St Unit 115 Hu gton Beach, Ca 92648-8166 Huntington Beach, Ca 92648-8103 Huntington Beach, Ca 92648-8103 937-192-33 937-192-33 937-192-33 Occupant Occupant Occupant 200 Main St Unit 116 200 Main St Unit 117 200 Main St Unit 201 Huntington Beach, Ca 92648-8103 Huntington Beach, Ca 92648-8103 Huntington Beach, Ca 92648-8105 EE e E _MA Rftvog'� 937-192-33 937-192-33 937-192-33 Occupant Occupant Occupant 200 Main St Unit 204A 200 Main St Unit 204B 200 Main St Unit 205 Huntington Beach, Ca 92648-8105 Huntington Beach, Ca 92648-8105 Huntington Beach, Ca 92648-8135 937-192-33 937-192-33 937-192-33 Occupant Occupant Occupant 200 Main St Unit 206 200 Main St Unit 103A 200 Main St Unit 103B Huntington Beach, Ca 92648-8123 Huntington Beach, Ca 92648-8102 Huntington Beach, Ca 92648-8102 '�-F_ _... 939-505-12 939-505- 0 v�,'. --i }S 939-505-11 pant Occupant Occupant 200-pacific 0 Pa cific Coast Hwy Unit 101 200 Pacific Coast Hwy Unit 102 200 Pacific Coast Hwy Unit 103 Huntington Beach, Ca 92648 8126 Huntington Beach, Ca 92648 8126 Huntington Beach, Ca 92648-8126 939-505-13 939-505-15 939-505-16 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 104 200 Pacific Coast Hwy Unit 106 200 Pacific Coast Hwy Unit 107 Huntington Beach, Ca 92648-8126 Huntington Beach, Ca 92648-8126 Huntington Beach, Ca 92648-8126 939-505-17 939-505-18 939-505-19 Occupant Occupant Occ 200 Pacific Coast Hwy Unit 108 200 Pacific Coast Hwy Unit 109 200 c Coast Hwy Unit 110 Huntington Beach, Ca 92648-5124 Huntington Beach, Ca 92648-5124 ntington Beach, Ca 92648-5124 939-505-21 939-505-22 939-505-23 Occupant Occupant Occupant,-, " 200 Pacific Coast Hwy Unit 112 200 Pacific Coast Hwy Unit 113 200 Pacific—Cast Hwy Unit 114 Huntington Beach, Ca 92648-5124 Huntington Beach, Ca 92648-5124I wt7ting ont Beach, Ca 92648-5124 939-505-26 939-505-27 939-505-29 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 117 200 Pacific Coast Hwy Unit 118 200 Pacific Coast Hwy Unit 120 Huntington Beach, Ca 92648-5167 Huntington Beach, Ca 92648-5167 Huntington Beach, Ca 92648-5167 939-505-30 939-505-33 ,,, " ' 939-505-34 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 121 200 Pac.ifi toast Hwy Unit 124 200 Pacific Coast Hwy Unit 125 Huntington Beach, Ca 92648-5167 _1_,H.unf gton Beach, Ca 92648-5178 Huntington Beach, Ca 92648-5178 939-505-35 939-505-36 .Y, r - 939-505-37 cu Occupant 0c .pant­ Occupant 200 Pacific Coast Hwy Unit 126 200 Pa.cific"Coast Hwy Unit'127 200 Pacific Coast Hwy Unit 128 Huntington Beach, Ca 92648-5178 Huh"tington Beach, Ca 92648-5178 Huntington Beach, Ca 92648-5178 939-505-38 939-505-39 939-505-40 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 129 200 Pacific Coast Hwy Unit 130 200 Pacific Coast Hwy Unit 131 Huntington Beach, Ca 92648-5184 Huntington Beach, Ca 92648-5184 Huntington Beach, Ca 92648-5184 Tf 95� 61 i j6n��Ov;= 24�W- A LF 1 939-505-42 939-505-43 '"`�r 939-505-44 Occupant----- c�p J OccaWt --- Occupant 200 Pacific-Coast Hwy Unit 134 200 Pa ' i{Coast Hwy Unit 135 200 Pacific Coast Hwy Unit 136 -Huntington Beach, Ca 92648-5184 H ington Beach, Ca 92648-5184 Huntington Beach, Ca 92648-5184 939-505-45 939-505-46 939-505-47 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 137 200 Pacifi Hwy Unit 138 200 Pacific Coast Hwy Unit 139 Huntington Beach, Ca 92648-5185 gton Beach, Ca 92648-5185 Huntington Beach, Ca 92648-5185 939-505-50 939-505-51 939-505-54 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 142 200 Pacific Coast Hwy Unit 143 200 Pacific Coast Hwy Unit 146 Huntington Beach, Ca 92648-5185 Huntington Beach, Ca 92648-5185 Huntington Beach, Ca 92648-5186 939-505-55 939-505-56 939-505-57 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 147 200 Pacific Coast Hwy Unit 148 200 Pacific Coast Hwy Unit 149 Huntington Beach, Ca 92648-5186 Huntington Beach, Ca 92648-5186 Huntington Beach, Ca 92648-5186 939-505-62 939-505-66 j 939-505-67 Occupant Occupant �f '"� Occupant 200 Pacific Coast Hwy Unit 211 200 Pacifi o wy Unit 220 200 Pacific Coast Hwy Unit 226 Huntington Beach, Ca 92648-5188 ngton Beach,Ca 92648-5188 Huntington Beach, Ca 92648-5189 939-505-68 939-505-69 939-505-70 Occupant Y' Occupant Occupant 200 Pa_cif'ic�.0 s-t-H y Unit 229 200 Pacific Coast Hwy Unit 230 200 Pacific Coast Hwy Unit 231 _TNxr ' gttr oif n Beach, Ca 92648-5189 Huntington Beach,Ca 92648-5189 Huntington Beach, Ca 92648-5189 939-505-71 �' 939-505-72 939-505-77 Oc�a.n# Occupant Occupant 200UPPa ''fic-Coast Hwy Unit 233 200 Pacific Coast Hwy Unit 239 200 Pacific Coast Hwy Unit 301 �i tafi ington Beach, Ca 92648-5189 Huntington Beach, Ca 92648-5189 Huntington Beach, Ca 92648-5190 939-505-78 939-505-81 939-505-82�� y C .- Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 302 200 Pacific Coast Hwy Unit 306 200 Pacific Coast Hwy Unit 307 Huntington Beach, Ca 92648-5190 Huntington Beach, Ca 92648-5191 Huntington Beach, Ca 92648-5191 939-505-86 ��z; � . 939-505-87 939-505-89 Occupant .m Occupant Occupant 200 Pacifc-Coast Hwy Unit 313 200 Pacific Coast Hwy Unit 314 200 Pacific Coast Hwy Unit 316 ---Ku,ntington Beach, Ca 92648-5191 Huntington Beach, Ca 92648-5191 —.lI-u'n gton Beach, Ca 92648-5192 939-505-90 939-505-93 939-505-94 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 317 200 Pacific Coast Hwy Unit 322 200 Pacific Coast Hwy Unit 323 Huntington Beach, Ca 92648-5192 Huntington Beach, Ca 92648-5192 Huntington Beach, Ca 92648-5192 939-505-97 939-505-98 939-505-99 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 326 200 Pacific Coast Hwy Unit 328 200 Pacific Coast Hwy Unit 329 Huntington Beach, Ca 92648-5193 Huntington Beach, Ca 92648-5193 Huntington Beach, Ca 92648-5193 939-506-02 E ;.r 939-506-03 ,,; ..-' 939-506-05 Occupant _ Occu-pant Occupant 200�Pacific-Coast-Hwy Unit 335 200 Pacific-Coast Hwy Unit 336 200 Pacific Coast Hwy Unit 339 ---H-u-rl-tington Beach, Ca 92648-5194 Hunt ni gton Beach, Ca 92648-5194 Huntington Beach, Ca 92648-5194 939-506-06 939-506-09 939-506-10 r> Occupant Occupant 0ccup�a n 200 Pacific Coast Hwy Unit 341 200 Pacific Coast Hwy Unit 345 200 Pacifi -© s� t Hwy Unit 346 Huntington Beach, Ca 92648-5194 Huntington Beach, Ca 92648-5195 Beach, Ca 92648-51.95 939-506-11 '` 939-506-13 939-506-14 Occupant Occupant Occupant f.. 200 -a*ciffc Coast Hwy Unit 347 200 Pacific Coast Hwy Unit 349 200 Pacific Coast Hwy Unit 350 ,Il�intington Beach, Ca 92648-5195 Huntington Beach, Ca 92648-5195 Huntington Beach, Ca 92648-5195 939-506-15 939-506-19 939-506-21 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 402 200 Pacific Coast Hwy Unit 411' 200 Pacific Coast Hwy Unit 415 Huntington Beach, Ca 92648-5195 Huntington Beach, Ca 92648-5196 Huntington Beach, Ca 92648-5196 939-506-23 939-506-24 939-506-26 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 418 200 Pacific Coast Hwy Unit 420 200 Pacific Coast Hwy Unit 424 Huntington Beach, Ca 92648-5197 Huntington Beach, Ca 92648-5197 Huntington Beach, Ca 92648-5197 939-506-28 f{ Cl_ 939-506-29 fs��"f� A*' 939-506-30 Oc�_a.nt--'-- Occu,p.a•nt"" Occupant 2000PP Gific-Coast Hwy Unit436 200 Pacific'Coast Hwy Unit439 200 Pacific Coast Hwy Unit 443 H.,- tington Beach, Ca 92648-5197 Huntington Beach, Ca 92648-5197 Huntington Beach, Ca 92648-5198 939-506-31 939-506-32 988-011-01 Occupant Occupant Occupant 200 Pacific Coast Hwy Unit 445 200 Pac.ific•Coast Hwy Unit 447 315 Pacific Coast Hwy Huntington Beach, Ca 92648-5198 gi-u,rifington Beach, Ca 92648-5198 Huntington Beach, Ca 92648-5161 uLP Z Easy Peel@ Labels i A Bend along fine to � ® 5160� � Use Avery@ Template 5160® Feed Paper expose Pop-tip E�IgeT�' GAIL BROWN 1205 LAKE ST HUNTINGTON BEACH, CA 92648 Etieluettes faciles a peler ; A Repliez a lay hachure afln de ; www.avery.co Utilisez le gabarit AVERY@ 5160® A' cha gernent reveler le reborcl Pop-upllc 1-800-GO-AVERY