HomeMy WebLinkAboutAcquisition of Encyclopedia Lots - Huntington Central Park - REQUEP FOR CITY COUNQL_ ACTION
Date July 10, 1981
Submitted to: The Honorable Mayor and City Council
Submitted by: Charles W . Thompson, City Administrator V� A
Prepared by: Vincent G . Moorhouse, Director, Community Services
Subject: Acquisition of Encyclopedia Lots �P y CITY COUNCIL k
o2 d &
Statement of Issue, Recommendation,Analysis, Funding Sou ce,Alternative Actio meet :
STATEMENT OF ISSUE
In order for twenty-five acres of land within the designated bound-
aries of Huntington Central Park to be properly utilized in the
future , the city needs to acquire through eminent domain one hundred
seventy-nine encyclopedia lots to be consolidated with the ninety-
five lots presently owned and the twenty-two lots proposed to be
acquired by trade .
RECOMMENDATION
Authorize acquisition through eminent domain of one hundred seventy-
nine encyclopedia lots (25 ' x 1121 ) located north of Ellis Avenue
between Goldenwest and Edwards Streets for the purpose of expanding
the size of Huntington Central Park.
ANALYSIS
Council minute action on January 20, 1975 , established Huntington
Central Park boundary as 660 ' north of Ellis Avenue with the acreage
between the boundary and Ellis Avenue designated as open space .
In considering tax title acquisition of several encyclopedia lots
north of Ellis Avenue, City Council on November 14 , 1977, designated
all small lots north of Ellis as a future part of Huntington Central
Park .
Council Resolution No . 4853 extended the southerly boundary of
Central Park to Ellis Avenue for the sole purpose of conducting
planning and feasibility studies .
Within the subject 11 .56 acre site , there is a total of three hundred
encyclopedia lots . The city presently owns ninety-five . The State
of California owns four lots which may or may not be acquired at this
time due to the five-year redemption period on tax delinquent property
sales . When available for acquisition, the estimated cost per lot
would be $1 ,500 or a total of $6 ,000 .
There are one hundred seventy-nine lots which are privately owned .
Estimated acquisition cost for each lot is $6 , 000 or a total of
$130743000 .
PIO 4/81
There are twenty-two lots north of Ellis which are owned by
Mr. M. H. Morrow who has expressed an interest in trading said
lots for twenty-two lots south of Ellis which the city owns .
FUNDING SOURCE
The total estimated acquisition cost of the 183 encyclopedia lots
is $1,080,000 . Available funds are as follows :
1980 Park Bond Act . . . . . . . . . . . . . $ 6363436
Roberti-Z 'berg Program . . . . . . . . . . . 1283034
1974 Park Bond Act . . . . . . . . . . . . . 803044
Park Acquisition and Development Fund . . . 235 ,486
$1,0801000
ALTERNATIVE ACTIONS
1. Continue to acquire encyclopedia lots as they become available
through tax title sales .
2. Discontinue acquiring the lots and. let those that have been
acquired. revert to the State .
ATTACHMENTS
1 . Memo from Gail Hutton, Sub j_ : ___A_cquisition_ and _Eminent_ Domain
Procedures for Huntington Central Park
2. Excerpt of Council Minutes of 11/14/77
3 . Memo from Bill Holman, Subj : General Plan Conformance City-
Owned Encyclopedia Lots
4 . Notice of Determination
5 . Excerpt of Planning Commission Minutes of 5/20/80
6 . Map of area
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CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION
- -
N INGTON BEACH - - - - - ,:.;'' KaxA:';§.'.•.
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From ;.`_:,
Gail Hu
M "House':- a 1 tton'
- Vincent: G'' oor _ _ - - - _
CommunityServices Director 'City Attorney
y y
- s' VMorris-CommSery
cc: AJF.JG, C,Davis Public Works-
Date
Subject Acquisition and Eminent Domain July 9, 1981•. - -
Procedures for Huntington Central''Park • _
:.
Pursuant .,to. the request by Vick Morris; Senior Department Analyst,;acquisition by purchase-,;:,
and eminent domain procedures to acquire encyclopedia lots for H.C-.P. are as follows: .:, ,:..v;
d raisa epo litigatil.` Obtain inde enent ;fee"app ls and secu rts- on guarantee"
2.' Obtain-a".determination from the Planning Commission that` the-proposed acquisition
s in conformance .with`the general plan.
3.> :;Formal offer -acquire* must be `made-to7owners`at FMV`as'.`appraised:` `:Negotiation ';.
through a city land acquisition agent.
4. When and if efforts to acquire by purchase fail, the City Attorney's office sends
out required notices by first class mail to each owner of record whose property is
to be acquired and shall state all of the following information:
a. Intent of the governing body to adopt a itesolution of .Necessity.
b. Legal descriptions and diagrams of the property to be acquired.
c. The right of such person to appear and be heard on the matter at the
noticed hearing.
d. Make clear that the hearing must precede adoption of resolution.
5. Prepare a request to this office requesting the preparation of a Resolution
of Need and Necessity for Council approval and a copy of City Council procedures
for hearing on the resolution.
A public entity may not commence an eminent domain proceeding until its governing
body has adopted a Resolution of Necessity.
The governing body of the public entity may adopt a Resolution of Necessity only
after the governing body has given each person whose property is to be acquired
by eminent domain and whose name and address appears on the last Equalized County
Assessment Role Notice and a reasonable opportunity to appear and be heard on
the matter. Objections will only be heard on the "right to take;" objections to
the FMV offer to acquire will be the subject of later litigation.
6. The public hearing is held. Resolution shall be adopted by a vote of two-thirds
(five) of all the members of the governing body unless a greater vote is required
by statute, charter or ordinance.
7. Eminent domain proceedings commence.
8. Relocation assistance must be provided if necessary pursuant to Gant Code S7260
et. seq. (residents, businesses, etc. ).
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CITY OF HUNTINGTON BEACH
INTER-DEPARTMENT COMMUNICATION
HUNTINGTON BEACH
To Vick Morris From Bill Holman
Subject GENERAL PLAN CONFORMANCE Date July 9 , 1981
CITY-OWNED ENCYCLOPEDIA LOTS
On July 7 , 1981 the Planning Commission found your
request to declare ; as surplus . 23 City-owned
encyclopedia lots located south of Ellis Avenue
between Edwards and Goldenwest Streets to be in confor-
mance with the General Plan. This item may now be submitted,
with appropriate environmental documentation, to the City
Council for final approval.
�'BH:pj
.,,OTICE OF DETERMINATION
,
LEP,. DIWIW, Ccunty Clerk
NOTICE IS HEREBY GIVEN that a determination has;.; s �I _ n
been made with respect to the below descrq?bg epuly
project. A
APPLICA14T City of Huntington Beach/Community Services Department
ADDRESS P. O. Box 190 , 2000 Main Street, Iuntington Beach, CA. 9e248
PROJECT TITLE ND 81- 17
PROJECT DESCRIPTION To acquire 179 encyclopedia lots
LOCATION Goldenwest and Ellis Streets
The above described project was : APPROVED ON ��, � y
DISAPPROVED ON
BY:
Discretionary Body
The project will, will not, have a
significant effect on the environment.
If approved, having a significant effect, a statement of Overridding
Considerations is attached.
( ) An Environmental Impact Report was prepared for this project ,
pursuant to the provisions of CEQA . (EIR # ) .
QC) A Negative Declaration was prepared for this project pursuant
to the provisions of CEQA. A copy of the Negative Declaration
(Environmental Clearance Report) is attached .
The EIR is available for review at the City of Huntington Beach
Department of Development Services Environmental Resources Section.
DATE MAILED: SIGNED:
TITLE : �.� ll; `_> ,C?C 1 ACT= iJl.nrJ�.at �
1ova 1 Date :
I J Ll I I C'
HUNTINGTON BE'ACII PLANNING COMMISSION
Council Chambers Civic Center
2000 Main Street
Huntington Beach , California
TUESDAY, MAY 20 , 1980 7 : 00 Pt•-'L
COMMISSIONERS _PRE'S&ENT: Winchell , Kenefick, Bazil , Greer
COMI-IISSIONERS ABSELNT: Porter, Bauer
CONSENT CALENDAR:
The minutes of the meeting of May 6 , 1980 , were pulled from the
consent agenda for separate action .
ON MOTION BY WINCHELT, AND SECOND BY KENEFICK T111" MINUTES OF MAY
6 , 1980 , WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTr-. :
AYES : Winchell , Kenefick, Bazil
Porter , Bauer
A 12.S'17 IN: Greer
In .response to questioning from Commissioner. Kenefick as to the
cl'ifference betwec-n the conformance pre.scnLly before the Comm.'Lssion
rOr. 11-110 i.S DJ.011 Of S111-111 loLs north (.-)f Lllis Avenue and the
J. L
requr. st which WISE LFIbled at a prior meeting , Lbgal Counsel Jim
Georges explained the differences in present zoning, General Plan
designations , and purpose of the proposed acquisitions which make
it possible for the Commission to act on the present request but
not on the prior one .
ON 1,10TION BY 'WENCH ELL AND SECOND BY GREER THE REMAINING CONSENT
CALENDAR, CONSIS'PING OF A FINDING OF CONFORMANCE' FOR ACQUISITION
OF St.17\1,T, LOTS NOW111 OF ELLIS AVENUE (CGP 80-7) , RESOLUTION 1260 ,
AND RESOLUTION 1257 , WAS APPROVED BY TIIE FOLLOWING VOTE:
AYES : Winchell , Bazil , Greer
�'n C f j C k
i U3sr-:NT: Porter, Bauer
ABSTAIN: None
ORAL COM1,1UNICATIONS :
None
SCCTIONAL DISTRICT MAP 34- 5-II
LEGEND
1-I U NTING-l'ON BEACH
ORIANGE COUNTY, CALIFORNIA
USE OF PROPERTY MAP
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GARFIFLD AVE
CITY OF HUNTINGTOPJ c EACH
P.O. BOX 190 DEPARTMENT OF DEVELOPMENT SERVICES / RNIAy92648
BUILDING DIVISION(714)536-5241 PLANNING 4 I,4ON 7i4)536.5271
August 27 , 1980
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To Whom It May Concern:
The enclosed draft Environmental Impact Report has been prepared by
the City of Huntington Beach Department of Development Services and
is being distributed for a 30-day public review period ending September
29 , 1980 . The EIR is incorporated into the analysis of General Plan
Amendment 80- 1 , which includes the following changes to the Open Space
Conservation Element;
1) Redesignate 65 . 3 acres located north of Ellis Avenue and east of
Edwards Street from Planned Open Space development to Recreation
Area;
2) Redesignate 10 acres at the northwest corner of Ellis Avenue and
Goldenwest Street from General Industrial to Recreation Area.
The intent of the proposed amendment is to expand the boundaries of
Huntington Central Park to allow for public acquisition of the subject
property.
In order to determine all possible environmental impacts associated
with this project , we are soliciting your comments in writing no later
than September 29 , 1980 . If your comments have not been received by
this date , we will assume that you concur with the adequacy of the
draft EIR.
Sincerely,
W`2., 9,
ames R. Barnes
Associate Planner
JRB/dc CITY OF HUNTINGTON BEACH
Office of -the City Clerk
P. 0. Box 1.90
Huntington j3cach, Calif. 92648
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OPEN SPACE/ .
CONSERVATION
ELEMENT
AMENDMENT 80- 1
AUGUST 1980
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Environmental Impact Report 80-�
huntington beach planning division
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OPEN SPACE AND CONSERVATION ELEMENT
AMENDMENT 80-1
TABLE OF CONTENTS
1.0 INTRODUCTION I
1.1 Environmental Status 3
2.0 AREAS OF CONCERN 5
2.1 Central Park Expansion 7
2.1.1 Background 7
2.1.2 Central Park Planning History 8
2.1.3 Huntington Central Park Conceptual Master Plan I I
2.1.4 Open Space and Conservation Policies 15
2.1.5 -Bolsa Chico Regional Linear Park - 18
2.1.6 Ellis Avenue Realignment 18
2.1.7 Economic Considerations 20
2.1.8 Recommendation 24
2.2 Miscellaneous.Changes 24
2.2.1 Trinidad Island Parks 24
2.2.2 Gibbs Park Site 24
2.2.3 Carr Park 26
2.2.4 McCallen Park Site 26
2.2.5 Manning Park Site 26
2.2.6 Westmont Park Site 26
2.2.7 Old Civic Center Site 26
2.2.8 Edison Right-of-Way, east of Brookhurst Street 26
2.2.9 Peterson School Park Site 27
2.2.10 Goldenwest/Palm Park Sites 27
3.0 ENVIRONMENTAL IMPACTS 29
3.1 Physical Features 30
3.1.1 Topography/Soils 30
3.1.2 Geology/Seismicity 30
3.1.3 Hydrology/Drainage 30
3.1.4 Vegetation/Wildlife/Habitat 31
3.2 Land Use and Zoning 31
3.3 Traffic and Circulation 31
3.4 Air (duality 31
3.5 Noise 31
3.6 Archaeology 31
3.7 Public Services 32
3.8 Economics 32
3.9 Alternatives 32
3.10 Relationship Between Local Short Term Uses of 33
Man's Environment and the Maintenance and
Enhancement of Long Term Productivity
3.11 Irreversible or Unavoidable Environmental Changes 33
3.12 Growth Inducing Impacts
1.0 INTRODUCTION
This report represents Amendment 80-1 to the Open Space and Conservation
Element of the Huntington Beach General Plan. The Open Space and
Conservation Element was adopted as a mandated element of the General Plan
in December, 1973; this is the third amendment to the element since its
original adoption. The amendment proposes a number of changes to the Open
Space and Conservation Plan, which is shown in Figure I-I.
The primary area addressed in this amendment is the area south of Huntington
Central Park between Edwards and Gothard Streets. Within this area, 65.3
acres are proposed to be redesignated from planned open space development to
recreation, either of which is consistent with the Land Use Element open space
designation for the area. In addition, the recreation designation is also
proposed for a 10-acre industrial area at the northwest corner of Ellis Avenue
and Gothard Street. An amendment to the Land Use Element proposing
redesignation of the industrial area to open space is concurrently being
processed for the Ellis-Gothard site.
The intent of the proposed Open Space and Conservation Element amendment
is to expand Huntington Central Park by 75.3 acres to reflect the area included
in the schematic master plan for Central Park now being prepared by the
Community Services Department. Adoption of this amendment would enlarge
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LEGEND
MQ HUN'lNGTON BFACH.OILIFORNIA
PLANNING DEPARTMENT Resource Presene Resource Production OPEN SPACE AND
Scenic Corridor Open Space Development
CONSERVATION PLAN
Recreation Area Open Space Plan.Area
# NeizhhorhoI Part. (No.Indicates Priority)
Rater Area ....... Sphere of Influence
the Central Park area designated for public acquisition in the General Plan,
and in so doing would increase the range of funding sources available to the
City for additional park land acquisition. Redesignation of the area of concern
to recreation would also prohibit residential construction, which is allowed
under the planned open space development designation.
The proposed amendment will be analyzed in terms of its impacts on: land
uses and zoning in the area, the conceptual master plan for Huntington Central
Park, the alignment of Ellis Avenue, the Balsa Chica regional linear park, the
City's open space and conservation policies, and fiscal and environmental
concerns.
A number of miscellaneous changes to the plan are also proposed. These
changes, which include the addition, relocation, and deletion of several
neighborhood parks, are summarized in Section 2.2.
I.l Environmental Status
Section 15148 of the California Environmental Impact Report Guidelines states
that "the requirements for an EIR on a local general plan element or
amendment thereof will be satisfied by the general plan or element document
and no separate EIR will be required if: 1) The general plan addresses all the
points required to be in an EIR by Article 9 of the State EIR Guidelines, and 2)
The document contains a special section or cover sheet identifying where the
general plan document addresses each of the points required."
In conformance with these guidelines, this document will constitute the
environmental impact report for Open Space and Conservation Element
Admendment 80-1. The environmental setting and significant impacts
associated with the various issue areas are addressed in the analysis of
amendment items in Section 2, as are alternatives and feasible mitigation
measures to minimize significant effects. Section 3 addresses the overall
environmental changes related to 1) the relationship between local short-term
uses of man's environment and the maintenance and enhancement of long term
productivity, 2) irreversible or unavoidable environmental changes, and 3)
growth inducing impacts.
3
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2.0 AREAS OF CONCERN
The primary area of concern encompases 75.3 gross acres of land located north
of Ellis Avenue between Edwards and Gothard Streets (Figure 2-1). The
proposed amendment was initiated by the City Council as a result of a joint
meeting with the Community Services Commission to review the conceptual
master plan for the development of Huntington Central Park. At that
meeting, the Director of Community Services indicated that a distinct
planning area needed to be established in order to prepare a comprehensive
park plan. On March 3, 1980, the City Council adopted Resolution 4853,
establishing Ellis Avenue between Edwards and Gothard Streets as the southern
park boundary for the sole purpose of conducting planning and feasibility
studies. The resolution also directed staff to initiate amendments to the Land
Use and Open Space and Conservation Elements of the General Plan to
consider a permanent expansion of Huntington Central Park. The following
sections analyze the various planning issues surrounding the proposed boundary
change.
5
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�DR Central Park
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2.1 Central Park Expansion
2.1.1 Background
The Open Space and Conservation Element contains a statement of the City's
goals and policies concerning the conservation and management of natural
resources and the preservation of open space for recreational and other
compatible uses. These policies are reflected graphically in the Open Space
and Conservation Plan diagram, which designates seven categories of open
space and conservation areas: resource preserves, scenic corridors, recreation
areas, neighborhood parks, water areas, resource production areas, and planned
open space development areas. This amendment request involves redesignating
some 65.3 acres from a planned open space development area to a recreation
area as well as adding 10 acres of recreation area to the Plan.
The recreation area designation applies to all public and private park and
recreation areas that are community-wide or regional in nature. Neighborhood
parks are not included under this designation, which is intended to reflect large
open areas and active recreation facilities such as the beach, regional and
community parks, recreation centers, and golf courses. Huntington Central
Park is depicted on the Open Space and Conservation Plan as a 297.3-acre
recreation area. The City currently owns all property within the existing park
boundary with the exception of a number of encyclopedia lots. Approximately
180 acres of Huntington Central Park have been developed, leaving 55 acres
west of Goldenwest and 62 acres east of Goldenwest undeveloped. Within the
amendment area of concern, the City currently owns a five-acre parcel and
about 100 scattered encyclopedia lots totaling just over six acres. The
remaining 85 percent of property in the area of concern is privately owned.
The planned open space development designation applies to special resource
areas and permits open space and other kinds of uses, including residential,
which maximize open space benefits by incorporating natural resources into
development plans. The 65.3 acres being considered for amendment from
planned open space development are separated into two areas. A 40-acre area
immediately north of Ellis Avenue between Edwards and Goldenwest Streets is
predominantly vacant with the exception of a private, stables at the corner of
Ellis and Goldenwest, two mobile homes and several abandoned buildings. Nine
active oil wells are scattered throughout this 40-acre area. A 25.3-acre area
northeast of Ellis and Goldenwest now includes a mushroom farm, an
automotive repair shop, three dwelling units, and a farm labor camp. Both of
these areas are proposed to be redesignated for recreational use.
The 10-acre site located at the northwest corner of Ellis Avenue and Gothard
Street is not presently shown on the Open Space and Conservation Plan
diagram. This area is designated for industrial use in the Land Use Element
and is currently used for compost spreading and rock crushing operations. This
amendment considers designation of this site as a recreation area
7
for inclusion into Huntington Central Park. An amendment to the Land Use
Element has also been initiated to consider redesignating this site from
industrial to open space, consistent with the remaining Central Park area.
The proposed amendment raises several important issues concerning present
and future uses and ownership of property within the area of concern.
Redesignation of the area from planned open space development to recreation
would limit the range of allowable uses on public and private property within
the area of concern by eliminating the possibility of residential and other
non-recreational uses. The recreation area designation would allow the City to
use local, state, and federal park acquisition and development funds to acquire
additional property for inclusion into Huntington Central Park, Without the
recreation area designation, the City can still buy property, however, general
fund monies must be used.
Another issue to be resolved in considering the proposed amendment involves
the importance of Huntington Central Park within the context of the City's
overall open space, parks, and recreation plan. The expenditure of park funds
to enlarge Huntington Central Park may affect the acquisition and
development of planned neighborhood parks. At the present time, the Open
Space and Conservation Element calls for the City to acquire 10 additional
three-acre neighborhood parks as well as developing 17 neighborhood sites and
one community park site that have already been acquired or are under. joint
powers agreement. Maintenance costs are also a critical concern, and are
discussed further in Section 2.1.7. In order to better understand the nature and
role of Huntington Central Park in the context of the City's open space and
recreation plan, a brief history of park planning efforts follows.
2.1.2 Huntington Central Park Planning History
Planning for the acquisition and development of land for a central city park
surrounding Huntington Lake began in the mid-1960's. Over the years, the
ultimate size of the park and the nature of uses and activities within the park
have been the subject of much public interest and debate. The 1966 Parks,
Open Spaces, Schools, and Recreation Element to the Master Plan of Land Use
called for a central city lake and natural area of 65 acres, to include a natural
history museum, a wildlife center, and possibly an adjacent public golf course.
This plan further recommended that should the opportunity arise to acquire
property in the area at a reasonable rate, the City should consider additional
acquisition. Active recreational uses were to be located at at least three
community parks and recreation centers, one of which was proposed for the
southeast corner of Talbert Avenue and Goldenwest Street.
8
In 1969, a special bond election was held, in which the voters of Huntington
Beach ovewrwhelmingly approved the use of general obligation bonds to
finance the acquisition and development of the City's park program. The
ultimate park system proposed at that time consisted of 32 neighborhood
parks, six larger community parks, and a central city park covering 147 acres -
a regional facility to offer multi-use recreational opportunities. The 1969
conceptual plan for Huntington Central Park is shown in Figure 2-2.
In 1970, the City Council authorized the issuance of $6 million in bonds and
hired the firm of Eckbo, Dean, Austin, and Williams: Landscape Architects to
design Central Park. The EDAW design plan incorporated both natural and
manmade features to create. a diversity of recreational opportunities including
hiking, fishing, camping, canoeing, picniking, tennis, basketball, and golf.
Additionally, a central city library, multi-use recreation building, parking
structure, indoor-outdoor restaurant, tea house, and ampitheater were also
.proposed in the EDAW plan to integrate cultural opportunities within Central
Park to complement the recreational activities.
In the early 1970's, a citywide Policy Plan was developed -to establish goals and
principles to guide the city's growth and development. This plan called for a
central city park of 200-400 acres that had qualities of a regional park by
nature of its large, open natural areas, trees, and lakes, but also of a
community park to serve the local community's recreational needs. With the
1971 EDAW Design Plan as a guide, a three-phase acquisition program was
proposed, expanding Huntington Central Park to 450 acres at ultimate
development and including areas both south of Ellis Avenue and west of
Edwards Street.
Concerns about the costs of acquiring, developing, and maintaining such a
large park area prompted a financing study in 1973, which indicated
alternative configurations of an expanded park, proposed realignments of
Talbert and Ellis Avenues, and recommended several strategies for financing
acquisitions. While the majority of the existing park area was designated for
passive use, plans for the area immediately north of Ellis Avenue included an
18-hole golf course, equestrian trails, and an equestrian center.
Park planning efforts were also influenced by the adoption of the Phase I Land
Use Element of the General Plan in December, 1973 and subsequent
amendments. On this plan, the area north of Ellis was shown as the proposed
expansion of Huntington Central Park. The area south of Ellis was designated
a planning reserve, indicating that additional planning was necessary to
determine the most desirable land uses for the area, which had been industrial
prior to the deletion of the proposed Route I Freeway. The entire area south
of Huntington Central Park was analyzed in the March, 1975 amendment to the
Land Use Element. The recommended land use plan showed Ellis Avenue
realigned 660 feet south of its existing alignment and the area north of the
realigned highway designated for the possible future expansion of Huntington
Central Park or other open space uses to buffer the park from estate density
residential uses to the south. However, at a study session on
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LEGEND `Y
1 MIGRATORY BIRDS 10 PICNIC AREA
2 CAMPING 11 FISHING
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3 COMMUNITY CENTER 12 BOATS J K •\ t0 O�
4 RUSTIC VILLAGE 13 RECREATION BUILDING
5 LIBRARY 14 NATURE AREA
6 MULTI-PURPOSE FIELD 15 ARCHERY RANGE :
7 BASKETBALL 16 MARKSMANSHIP RANGE O 1 3
is
8 VOLLEY BALL 17 THEME PLAY AREA f
9 TENNIS 18 GARDENS 17
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Design concept of the proposed 147-acre Huntington Central Park, to be financed by the bonds described in this
official statement.The three areas outlined in black are presently owned by fhe city.
1969 Conceptual Plan
A!Wk
10 1 Hi Figure 2-2
January 20, 1975, the City Council directed that the park boundary be fixed
660 feet north of the existing Ellis Avenue alignment. The area between the
park boundary and Ellis was subsequently designated for open space uses,
allowing public and private agriculture, recreation facilities, parks, single
family homes on one-acre parcels, and resource production. The Open Space
and Conservation Element adopted in December, 1976, reflects the park
boundary as established by the City Council in 1975.
After the passage of Proposition 13 in 1978, the City Council directed staff to
pursue alternative funding sources to finance development and maintenance of
City parks. In response, staff proposed that Central Park be divided into
passive, non-revenue producing active, and revenue producing active sections
(Figure 2-3). The prospect of developing revenue producing uses within the
park in addition to passive areas makes a larger park area more viable, and the
City Council agreed to include an additional 75 acres within the Huntington
Central Park planning area for the purpose of developing a master plan and
studying the feasibility and compatibility of more active recreational uses.
The master plan as it presently exists is shown in Figure 24.
The proposed conceptual master plan for Central Park and amendment to the
Open Space and Conservation Element raise several important issues. The
inclusion of restaurants, shops, and other commercial uses within Huntington
Central Park may be considered somewhat of a departure from the character
of the park originally proposed and may not be feasible given potential
restrictions on state and federal monies originally used to acquire the park.
The compatibility between active and passive areas of the park and the park's
orientation (community vs. regional) are important concerns to consider in
developing the conceptual master plan for Huntington Central Park, but are
not significant issues with the proposed amendment for two reasons: the
recreation area designation is flexible so as to allow either active or passive
recreation, and the conceptual plan is preliminary; both and location and mix
of uses proposed may change as a result of economic feasibility analysis.
If, in developing the conceptual plan, it is determined that active recreational
uses are not compatible with the natural setting and unique topography of the
amendment area, a reasonable alternative would be to designate an additional
community park site elsewhere in the city to support the desired intensity of
recreational uses.
2.1.3 Huntington Central Park Conceptual Master Plan
The conceptual master plan now being prepared by the Community Services
Department proposes a variety of uses for the area of concern. This section
discusses relates the conceptual plan in relation to existing conditions and uses
within the area of concern. The 15+ acre area located northeast of Ellis
Avenue and Edwards Street is characterized by rolling topography and a
natural draw which runs generally toward Huntington Lake. The five-acre area
adjacent to Edwards Street is owned by the Huntington Pacific Corporation
and has five oil wells and two tank enclosures on the site. The remaining 10
11
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acres are comprised of encyclopedia lots, and while there are no active wells
in this area, several old buildings remain on the site. The schematic master
plan for Huntington Central Park proposes that this 15-acre area be utilized
for equestrian stables and an arena for exhibitions. On either side of the draw,
the land rises to an elevation of nearly 70 feet above sea level; both of these
high points afford commanding views of Huntington Lake, the Library and
Huntington Central Park, as well as the city and San Gabriel Mountains in the
distance.
The schematic master plan shown in Figure 2-4 illustrates the proposed
realignment of Ellis Avenue to connect with Talbert Avenue at Edwards
Street. One of the advantages of the proposed alignment is the use of the
natural draw to provide a grade separation to allow a trail to pass under the
roadway, thereby eliminating the need for an at-grade trail crossing. The Ellis
realignment is discussed further in Section 2.1.6.
The City owns the seven-acre parcel immediately east of the encyclopedia lots
mentioned above. This parcel slopes up gently from the north and south to a
summit of 65 feet, and like the previous area, offers scenic views to the north
and east. One active oil well and a tank enclosure are located on this parcel:
The schematic master plan proposes that this area remain open for either a
frisbee golf area or a small pitch and putt golf course.
Immediately east of the City-owned parcel is another 10-acre area comprised
of encyclopedia lots. Much of this area is a ravine which runs between
elevated areas to the northwest and southeast. Two active oil wells and two
tank enclosures are located in this area. The southeast corner of this area is
flat and elevated, and currently supports part of a stables operation. The
schematic master plan proposes to. develop this corner as a kiddie playland
with soft sculpture and play apparatus for children aged 1-8 years. A giant
waters lide is also proposed to be built into the hillside of the ravine.
The 10-acre parcel at the northwest corner of Ellis and Goldenwest is owned
by A. C. Marion, who operates a stables on the southern portion of the site.
Two mobile homes, one active oil well, and a tank enclosure are also located
on the site. This area is relatively flat, sloping gently to the north. The
conceptual master plan proposes to place a small restaurant and
sports-oriented shops on this site and parking for 250 cars.
The 25.3-acre area just east of Goldenwest Street proposed for inclusion into
Huntington Central Park is dominated by the Ocean View Mushroom Growers
Farm, one of the last remaining agricultural operations in the city. A small
automotive repair shop, a single family home, and a farm labor camp are
located on Ellis Avenue, along with three active oil wells and two tank
enclosures. This large area slopes gradually from an elevation of 60 feet at
Ellis Avenue to 40 feet at the north end. Along the eastern edge of this
property, the land drops off steeply into Sully-Miller Lake, which has a water
elevation of minus two feet. The schematic master plan proposes
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Figure 2-4
14
to cut and terrace this area to provide camping spaces for 570 recreational.
vehicles oriented to the lake. This area, which is also proposed to
accommodate weekend swap meets from September to May, is to be the major
revenue-producing element of the park. A batting cage is proposed to be
located just north of the RV campground.
The 10-acre area located at the northwest corner of Ellis Avenue and Gothard
Street is privately owned and is currently used for a rock crushing operation
and a composting area for the mushroom farm. This area is relatively flat,
dropping off sharply into Sully-Miller Lake. This area is proposed to be
developed as a second recreational vehicle campground with 230 spaces, also
terraced back from and oriented to the lake.
The conceptual master plan of Huntington Central Park assumes that all
properties within the park boundary will be acquired by the City of Huntington
Beach within a 10-year period. Once acquired, the property is to be developed
by the City and the majority of activities operated by private concessionaires.
Revenues from active recreational uses will help defray the City's
maintenance and operating costs. The economics of the proposed amendment
are discussed in more detail in Section 2.1.7.
2.1.4 Open Space and Conservation Policies
The previous sections have attempted to provide some background concerning
the history of open space planning in the city and a familiarity with the
proposed amendment. This section analyzes the request in relation to the
stated goals, policies, and objectives of the City's adopted General Plan.
Briefly stated, approval of the requested amendment to the Open Space and
Conservation Element would enlarge the ultimate area of Huntington Central
Park from 297 to 373 gross acres. All but 10 acres of the area in question are
currently designated for planned open space development, which allows private
nonrecreational uses, including residential.
Approval of the requested amendment would. restrict allowable uses in the area
of concern, and would also allow the City to use park acquisition and
development funds, as well as state and federal funding sources, to acquire
property in the area. The amendment is being considered concurrently with
the approval of a schematic master plan.of uses for Huntington Central Park.
As such, the uses and activities proposed .in the master plan may be used as a
basis for analyzing the amendment request but should be considered
illustrative only. The recreation designation is sufficiently flexible to allow a
range of uses, and the schematic master plan is subject to change. Because
uses proposed in the schematic master plan may change, the key issues to be
resolved with this amendment are the balance of public and private ownership
within the area of concern and the restriction of residential and industrial uses.
jam
15
s � • I
The Open Space and Conservation Element states the following goals and
policies for the city's land resources:
Goal: To conserve land resources which enhance the physical, social, and
economic life style of the area by:
I. preserving and protecting outstanding geographical and topographical
features;
2. encouraging beautification of oil-producing areas and restoration of
nonproductive o i I land;
3. maximizing the outdoor and environmental potential of the City by
providing comprehensive, coordinated recreation, parks, and open space
programs that fulfill the needs of all segments of the community; and
4. seeking joint participation, in all resource categories, among all levels of
government, private citizens, and involved agencies and organizations.
Goal: To create a productive harmony between man and his environment by:
I. preserving and protecting areas of significant historic, scenic, and
archaeological value; and
2. developing and ' maintaining high standards of visual beauty within all
areas of the city.
The area of concern, with its rolling topography, bluffs, and scenic vista
potential, is a unique resource in the city and is worthy of preservation. As oil
uses phase out of this area and other vacant land in the city is developed,
pressures to develop this area will mount. The Open Space and Conservation
Element outlines a program of preservation that relies on a combination of
public ownership and regulation of private development to achieve the above
goals and policies.
While the City owns a total of approximately I I acres within the area of
concern, the primary means of regulating development to preserve open space
resources is through restrictive RA (Residential Agricultural) and LU (Limited
Use) zoning, which covers most of the area. (see Figure 2-5) The intent of the
RA district is to prohibit land subdivision and/or development until the
property is rezoned to conform with the Land Use Element of the General
Plan. Residential uses are allowed at a density of one unit per acre, providing
no more than five units are located on any one parcel of land. Residential uses
on lots loss than one acre in size are prohibited unless the lots abut a dedicated
street or vehicular easement. The LU district is more restrictive, prohibiting
any residential use and subdivision and requiring a 10-acre minimum site area.
Both the RA and LU zones are further intended to be temporary or transitional
in nature for the purpose of further planning and for zoning or environmental
issues. While the majority of the area of concern is protected by restrictive
zoning, the approximately 12 acres zoned MI-CD are not as protected.
16
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Figure 2-5 17
The proposed redesignation of the area of concern to a recreation area and
subsequent acquisition by the City of Huntington Beach would not guarantee
any greater degree of open space preservation. In fact, City acquisition and
implementation of the conceptual park master plan as presently proposed could
result in a lesser degree of preservation of resources, given the planned
restaurants, terraced recreational vehicle campgrounds, and other active
revenue-producing uses. Because the recreation area designation allows both
large natural open areas and active recreation facilities, the current regulation
of privately-owned property through zoning may be more in keeping with the
goals and policies of the Open Space and Conservation Element.
On the other hand, the policy of maximizing the outdoor and environmental
potential of the City by providing comprehensive, coordinated recreation,
parks and open space programs may be furthered by expanding Central Park to
include active recreational facilities. Again, the balance of public and private
recreation and open space opportunities is the key issue to be resolved.
2.1.5 Bolsa Chica Regional Linear Park
The County of Orange is currently preparing plans for the acquisition and
development of a regional park located around the periphery of the Bolsa
Chica lowlands. The linear park is intended to act as a buffer between
developed areas of Huntington Beach and environmentally sensitive wetlands in
the Balsa Chica. The eastern reach of the park will incorporate and preserve
the bluffs of the Huntington Beach Mesa, offering scenic views of the lowlands
from atop the mesa. Passive in nature, the linear park will provide trails to
link Bolso Chica State Beach with Huntington Central Park. Both the City and
County will acquire land for the linear park, and negotiations are underway for
the parcels shown in Figure 2-6.
The transition between Huntington Central Park and the linear park and the
provision of a continuous trail system linking the two would be facilitated by
expanding the park to the south in the vicinity of Edwards Street due to the
area's topography. Much of the land now owned or planned to be acquired by
the City near Edwards is on a slope; only a small bluff top area is included in
Central Park on the east side of the street.
2.1.6 Ellis Avenue Realignment
The City Council has directed staff to investigate the feasibility of realigning
a portion of Ellis Avenue between Edwards and Goldenwest Streets. The
alignment being considered would curve northward about halfway between
Goldenwest and Edwards, bridge the draw and then curve around and descend
the bluff to tie into Talbert Avenue at Edwards Street. This alignment is being
analyzed along with a total circulation system for the linear park area as part
of Amendment 80-1 to the Circulation Element of the General Plan.
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19
The proposed Ellis Avenue realignment would bisect Huntington Centr7Parkboth in its current configuration and if the park boundary were extende
to the existing Ellis alignment, creating a situation similar to that which the
City Council attempted to avoid by deleting Talbert Avenue,through. Central
Park in 1976. However, with the advent of the linear park concept and
expanded open space areas, it would be difficult to maintain a contiguous park
area and at the same time provide adequate access and circulation to and
around the park.
If the proposed realignment of Ellis Avenue is approved, the southerly
expansion of Central Park would facilitate the provision of an uninterrupted
system of trails from Central Park to the linear park and beach area. This
could be achieved by using the natural topography of the encyclopedia lot area
to provide a grade separation. (See Figure 2-7) The construction of a bridge
across the existing draw would allow trails to pass underneath the roadway,
eliminating the need for an at-grade trail crossing at Ellis Avenue.
Both the existing and proposed alignments of Ellis Avenue are shown on the
schematic master plan for Central Park. The realigned Ellis Avenue would
separate the equestrian and picnic areas along Edwards Street from the
frisbee/pitch and putt golf course area to the east. The effects of realigning
Ellis Avenue on activities planned for Central Park and other issues are
analyzed in the Circulation Element Amendment 80-1 document.
2.1.7 Economic Considerations
One of the most important issues to consider in analyzing the proposed
amendment to the Open Space and Conservation Element involves the cost to
the City, and its taxpayers, of acquiring, developing, operating and maintaining
an expanded Central Park area.
This is a difficult task; while most of the cost factors of supporting a 297-acre
Central Park are relatively easy to identify in economic terms, the benefits to
the City and the general public are not. This section attempts to quantify and
compare the costs and benefits of the proposed expansion of Huntington
Centra I Park.
The City of Huntington Beach currently owns a five-acre parcel and just over
six acres of scattered encyclopedia lots within the amendment area of
concern. In addition, nearly six acres of streets have been or will be dedicated
to the City. A total of 58.6 net acres are to be acquired by the City if the
amendment is approved, which includes 194 encyclopedia lots. The Community
Services Department estimates that it would cost approximately $7.5 million
to acquire the remaining land, using average estimates of $220,000 per acre of
land zoned MI-CD, $ 120,000 per acre of RA-O-CD land, and $4,000 per
encyclopedia lot. Possible sources of funding for acquisition include local park
acquisition and development funds, state and federal grants, local park. revenue
bonds (must be approved by voters), revenues from the sale of surplus
City-owned property (the 10-acre Terry Park site has been proposed),
dedication by property owners, and profits from revenue-producing activities
proposed for the park (R.V. campground). Amendment of the Open Space
20
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Figure 2-7
22
1 • ,
and Conservation Element to reflect the expanded Park area is a necessJYe
prerequisite to the City using park acquisition and development funds and st
and federal grants. Without the amendment, only general funds may be used.
Once acquired, it is estimated that it would cost the City $30,000 to $35,
per, acre to develop the park into a useable recreation area, while retainingnatural. terrain and features. Development of buildings, tennis and basketcourts, and other more active uses would cost even more; however, reven
derived from user fees would offset some of the initial development costs for i
these kinds of uses.
Using the above figures, development of the 65 acres (assumes 10 acres lost to
streets) would cost between $1.95 million and $2.275 million. Possible sources
of funding for development include local park acquisition and development
funds and state and federal grants.
Once the park area is acquired and developed, additional monies will be needed
for operation and maintenance of the park. According to figures prepared in
February 1979, maintenance of Central Park costs approximately $2,000 per
acre per year, compared to an average of $2,500 per acre for neighborhood i
parks, $2,700 per acre for community parks, and $4,156 per acre for the City
beach (based on 1980-81 budget). Annual operating and maintenance costs for j
the area proposed to be added to Central Park would be approximately
$130,000, although this figure could probably be reduced taking the entire
contiguous park area into account. '
' _ I
The above cost figures on development, operation and maintenance of Central
Park are based on the assumption that the area proposed to be added to
Central Park would be developed in much the same fashion as the existing park
area - predominantly large natural open areas with some trees and low brush.
Development of the park according to the conceptual master plan would no
doubt cost a great deal more, given the proposed restaurants, active
recreational uses, and parking areas. While the initial development costs
would be higher, successful patronage of the proposed uses would help offset
operational and maintenance costs and possibly help finance phased new
development. The projected costs and benefits of a more active park area will j
be easier to estimate once a master plan is adopted and will probably play an
important role in shaping the master plan. The City Council has authorized
the hiring of a consultant to prepare an economic analysis of the schematic
mater plan.
In addition to the costs outlined above, other cost factors involved with !
designating the area of concern for park purposes include the potential loss of
property taxes on land purchased by the City, the cost of lost development
opportunities to private owners of affected parcels, and a potential increase in
police.service.
i
While it is relatively easy to project the anticipated economic cost factors
associated with the proposed amendment, the benefits of a larger Central Park
area are not as easily quantified, especially in terms of dollars. While the
23
park may have some beneficial effect on property values in the immediate
area, most of the benefits derived from recreational open space affect the
environmental,, social, and psychological well-being of the community by
protecting valuable resources and providing passive areas and relief from
intensive urban development. The conceptual master plan being prepared by
the Community Services Department divides Central Park into
non-revenue-producing and revenue-producing sections; as a result, economic
benefits may be more accurately estimated using the master plan as a basis.
Because a master plan has not yet been adopted, only a very general analysis
of the balance of costs to benefits can be performed for the proposed
amendment.
2.1.8 Recommendation
2.2 Miscellaneous Changes
Since the Open Space and Conservation Element was adopted in 1976, a
number of changes have taken place regarding the system of neighborhood
parks. Five new parks have been added and two relocated. In addition, six
undeveloped park sites have been recommended for relocation or deletion. The
recommended changes to the Open Space and Conservation Plan are
summarized below and are shown in Figure 2-9 at the end of this section.
2.2.1 Trinidad Island Parks
In April 1976, the Planning Commission approved Tentative Tract 8636, a
subdivision of 338 single family residential lots. In approving the tract, the
City required the dedication of four park areas and a public walkway around
half of the manmade island, shown in Figure 2-8. These neighborhood parks
were named and dedicated in March 1979, and should be designated on the
Open Space and Conservation Plan.
Name Size
I. Conrad Park 2.7 acres
2. Trinidad Beach Park 0.7 acres
3. French Park 0.3 acres
4. Prince Park 0.2 acres
2.2.2 Gibbs Park Site
Gibbs Park site, formerly called Sims Grove, is a 4.3-acre site located south of
Heil Avenue and west of Graham Street acquired by the City in 1975 along
with Meadowlark Golf Course. This site, a portion of which is covered with a
significant grove of eucalyptus trees, is planned for development as a
neighborhood park within five years, and should be designated as such on the
Open Space and Conservation Plan.
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Figure 2-8
25
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2.2.3 Carr Park
Carr Park (#790), located at the southeast corner of Heil Avenue and
Springdale Street, is currently not designated as a neighborhood park on the
Plan, although it has been developed for many years. The neighborhood park
designation should be added to the water area designation on the Open Space
and Conservation Plan.
2.2.4 McCallen Park Site
McCallen Park Site (#973) is incorrectly shown on the Plan as being located
generally southeast of Yorktown Avenue and Delaware Street. The City has
acquired 5.8 acres between Huntington and Delaware Streets at Wichita
Avenue for the development of a neighborhood park. The Open Space and
Conservation Plan should reflect the actual location of the proposed park.
2.2.5 Manning Park Site
Manning Park Site (#974) is shown on the Plan as being generally located
southeast of Indianapolis Avenue and Delaware Street. However, a 3.1-acre
park site was dedicated as a condition of approval of Tentative Tract 10248 in
1978. The actual site is located on the west side of Delaware Street, south of
Detroit Avenue and should be relocated on the Open Space and Conservation
Plan.
2.2.6 Westmont Park Site
Westmont Park (#965) is located north of Heil Avenue and east of Beach
Boulevard, outside the City limits. Originally, the City had planned to utilize
a portion of Westmont School or acquire an additional 2.5-acre site for a
neighborhood park to serve adjacent residential areas in Huntington Beach.
Subsequently, the Westminster School District developed a small nature center
of the school site, eliminating the possibility of a joint powers agreement for a
neighborhood park. The Community Services Department no longer
recommends acquiring park sites outside the City and has recommended that
the Westmont park site be deleted from the Open Space and Conservation Plan.
2.2.7 Old Civic Center Site
When the Civic Center was relocated in 1974, the 3.6-acre former site was
considered for a neighborhood park (#977). In September, 1978, the City
Council endorsed the use of this site for the construction of a senior citizen
housing project. As plans for the housing project are now being finalized, the
park designation should be deleted from the Open Space and Conservation Plan.
2.2.8 Edison Right-of-Way, east of Brookhurst Street
The Open Space and Conservation Plan designates a neighborhood park site
within the quarter section located south of Garfield Avenue and east of
Brookhurst Street. Because the City has not acquired any land within
Admah-
26
this quarter section, the park is proposed to be developed on the Edison
transmission right-of-way under a joint powers agreement. However, Edison
has for several years leased the right-of-way to Oda Nursery, and the site may
not be available to the City for years to come. A possible alternate location
for a neighborhood park is the Lamb School site, which is now leased to the
Huntington Beach Union High School District for its administrative offices.
The field is used for a soccer practice field and (3 portion of the site may be
feasible for a neighborhood park. Staff recommends that the Lamb School site
be considered for relocation of the proposed park site on the Open Space and
Conservation Plan for this quarter section.
2.2.9 Peterson School Park Site
Peterson School, located south of Indianapolis Avenue and east of Newland
Street, is designated as a neighborhood park site (#920). A three-acre portion
of the school's open area was proposed for development of a neighborhood park
under a joint powers agreement. However, the construction of Clapp School
for the handicapped on the northern part of the school site precludes the
possibility of developing a neighborhood park at this location. Staff
recommends that the designation on this site be deleted from the Open Space
and Conservation Plan.
2.2.10 Goldenwest/Palm Park Sites
The Open Space and Conservation Plan designates two three-acre neighborhood
park sites on either side of Goldenwest Street at Palm Avenue 0870 and 967).
These two park sites are recommended for deletion from the Plan due to
planned improvements to several other parks and park sites in the immediate
vicinity, including:
• addition of lighting for the athletic field and basketball courts at Dwyer
School
• installation of new facilities at the City Gym, including an offsite
parking lot
• development of Huntington Community Park
• possible future development of additional recreational facilities at the
17th and Orange site.
The emphasis on these other facilities is intended to eliminate the need for the
two unacquired park sites at Goldenwest and Palm.
27
�e delete
Westmont site
relocate
Edison ROW site
to Lamb School
A0
add
Carr Park
add
Gibbs Park
relocate
McCallen,.,Park
iF
add Trinidad
Island parks delete
Peterson site
relocate
Manning Park
delete delete Old Figure 2-9
AM& HUNI NGTON BFACH,(ALIFORNIA LEGEND park sites Civic Center site PROPOSED
jiPLANNING DEPARTMENT Resource Preserve Resource Production OPEN SPACE AND
Scenic Corridor Open Space Development CONSERVATION PLAN
Recreation Area � Open Space Plan Area
Neighborhood Park (No.Indicates Priority)
Water Area ....... Sphere of Influence
3.0 ENVIRONMENTAL IMPACTS
As mentioned in Section 1.1, this document constitutes the environmental
impact report for proposed Open Space and Conservation Element Amendment
80-I. The environmental setting of the area affected by the proposed
amendment is described throughout Section 2.1. Areas of potential significant
impacts and possible mitigation measures are discussed in this section. The
10-acre site at the corner of Ellis Avenue and Gothard Street is also the
subject Land Use Element Amendment 80-2 and EIR 80-4, which analyze the
relative impacts of development of the site under industrial and open space
land use designations. A separate EIR will be prepared to evaluate potential
impacts associated with the schematic master plan for Central Park.
Environmental impacts associated with the miscellaneious changes are
considered insignificant because the amendments are proposed to reflect
existing conditions or affect unacquired and undeveloped sites.
MW
3.1 Physical Features
3.1.1 Topography/Soils
As described in Section 2.1.3, the area of concern is characterized by small
hills and draws west of Goldenwest Street, and predominantly level areas with
steep cliffs surrounding Sully-Miller Lake to the east of Goldenwest. The
proposed amendment would restrict residential development and would allow
public acquisition, which generally could be expected to protect the area from
development and substantial alteration of the existing landform. If annexed to
Central Park, the area could be developed either as a passive, natural area or
with active commercial recreational uses, including recreational vehicle
camping, as indicated in the schematic master plan of Central Park. Any
alteration of existing topography and soils asociated with development of park
activities will be analyzed in a separate EIR.
3.1.2 Geology/Seismicity'
The amendment area is generally located within the Newport-Inglewood
Structural Fault Zone. Three active faults run through this zone - the north
and south branches of the Newport-Inglewood Fault and the Bolsa-Fairview
Fault. The amendment area lies just south of the Bolsa-Fairview to the west
of Goldenwest Street; however, the fault traverses the Marion property, the
mushroom farm site, and the southwest corner of Sully-Miller Lake. The
10-acre industrial site at the corner of Ellis and Gothard lies just north of the
fault.
The Newport-Inglewood Zone is a relatively young fault system comprised of
numerous short, discontinuous, and intertwined faults located deep in the
bedrock beneath the Orange County coastal plain. The Bolsa-Fairview Fault is
one of three known faults in Huntington Beach considered to be geologically
active and subject to possible future surface rupture. This potential is
considered to be greater in the northern portion of the City, and the area of
concern is not located within the Alquist-Priolo Geologic Hazard Special Study
Zone. Liquefaction potential within the area of concern is considered to be
low due to the site's elevation on the Huntington Beach mesa, lack of
near-surface groundwater, and soil with high clay content. Appropriate
structural requirements should be imposed by the City to minimize potential
earthquake damage, which could include limiting placement of structures
within 50 feet of the Balsa Fairview Fault.
3.1.3 Hydrology/Drainage
The majority of the amendment area drains into the three natural lakes in
Central Park. The eastern half of the 10-acre site at Ellis and Gothard drains
to Gothard and then south. Redesignation of the area to recreation is not
expected to have a significant impact on existing drainage patterns.
AM&
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3.1.4 Vegetation/Wildlife/Habitat
With the exception of the mushroom farm, stables, and industrial area, the
majority of the amendment area is vacant and characterized by low weedy
growth. Redesignation of the area for incorporation into Central Park would
most likely bring about replacement of existing vegetation with grass, trees,,,
and ground cover similar to the existing developed park area.
3.2 Land Use and Zoning
Impacts discussed in Section 2.1.4.
3.3 Traffic and Circulation
Traffic impacts associated with the proposed amendment are difficult to
assess with any specificity due to the range of uses allowed under the
recreation designation. Development of the area according to existing zoning
would generate approximately 1,000 trips per day. Open space uses in the area
would generate between 135 and 331 daily trips, based on observed traffic
from neighborhood and community parks. Development of active commercial
recreational uses could be expected to generate as much if not more traffic
than residential and industrial ues; however, a separate EIR is necessary to
evaluate impacts of development of specific park uses.
3.4 Air Quality
Air quality impacts are generally a function of vehicle emissions associated
with traffic generated by various land uses. The above section indicates that
traffic generated by passive open space uses is nearly two-thirds less than
traffic generated by development under existing zoning; therefore, the
proposed amendment could be expected to slightly improve air quality. Like
traffic impacts, air quality impacts associated with more active commercial
uses (including recreational vehicle camping) need to be addressed in greater
detail in a separate EIR.
3.5 Noise
Noise sources in and around to amendment area include traffic noise from
arterials, oil operations, the mushroom farm and fire training facility, Orange
County transfer station, Police heliport and pistol range, and the Southern
Pacific Railroad. The proposed amendment may have the long term effect of
reducing noise by designating additional areas for public acquisition and park
development, thereby phasing out the mushroom farm and industrial operations,
at Ellis and Gothard.
3.6 Archaeology
Portions of the amendment area are located near the bluffs of the Huntington
Deach'Mesa, and therefore may contain achaeological artifacts associated with
Indians that once inhabited this area. Designation of the area for
31
is
public acquisition would allow closer monitoring of conditions in the
amendment area and facilitate preservation and exploration of midden areas.
3.7 Public Services
Impacts discussed in Section 2.1.7.
3.8 Economics
Impacts discussed in Section 2.1.7.
3.9 Alternatives
Central Park Expansion
Partial Expansion - Existing land uses and economic considerations may lessen
the feasibility and/or desirability of the proposed 75-acre expansion of Central
Park at this time. Partial expansion to include certain portions of the
amendment area would allow the City to pursue acquisition while the
conceptual master plan is being prepared and refined. The encyclopedia lots
areas have previously been designated for City acquisition and could be
incorporated into Central Park on the Open Space and Conservation Plan.
Open Space Zo�nin� - 65 acres of the area of concern are already designated as
open space in the Land Use Element. This area could be rezoned to
Recreational Open Space (ROS) in order to restrict residential use and provide
for compatible activities and uses. Although ROS zoning is considered
consistent with an industrial land use designation, any change of zoning on the
property at the northwest corner of Ellis Avenue and Gothard Street should
await final consideration of Land Use Element Amendment 80-2. Rezoning
properties to ROS without amending the Open Space and Conservation Element
would not allow the City to take advantage of state and federal funding
sources for additional acquisitions.
Alternative Location - The conceptual park master plan proposes various
active recreational uses - tennis courts, sports fields, batting cage, roller
skating - that might feasibly be located elsewhere in the City, at existing or
additional community parks and/or schools. Recreational vehicle camping
facilities might take advantage of locations closer to beaches. Under this
alternative, additional recreational facilities would be provided and valuable
open space preserved at the same time.
No Project - The current boundaries of Central Park could be retained until a
master pan for the park area is adopted. If additional area is considered
necessary, the Open Space and Conservation Element could then be amended
to reflect the park master plan. Development of the remaining areas now
within the park boundaries could continue as well.
ASJMJL
32
A
Miscellaneous Changes
The five park sites recommended for deletion could be designated for
alternative locations or retained in the Open Space and Conservation Element.
3.10 Relationship between Local Short-term uses of Man's Environment and the
Maintenance and Enhancement of Long-term Productivity.
Amendment of the Open Space and Conservation Element as proposed would
have more long-term than short-term impacts by prohibiting residential and
other non-recreational uses and by improving the City's ability to acquire
property for the preservation and enjoyment of the open space. By preserving
the area as recreational open space, long term productivity is enhanced
through harmounious development and proper maintenance practices.
3.11 Irreversible or Unavoidable Environmental Changes
The irreversible or unavoidable environmental changes associated with the
proposed amendment are speculative at this time. While the amendment itself
would cause no changes, the implementation of a development plan could bring
about changes. These changes are to be addressed in a separate EIR to be
prepared in conjunction with a Central Park Master Plan.
3.12 Growth Inducing Impacts
The proposed amendment to the Open Space and Conservation Element will
have no significant growth inducing impacts, and may actually have the
opposite impact by restricting residential uses within the Central Park area of
concern. Under existing zoning, a maximum of 43 units could be developed in
areas zoned RA: these potential units would be prohibited under the
recreation designation. Of the miscellaneous changes proposed, the deletion of
three park sites may have long range growth inducing impacts. The Old Civic
Center site is proposed for construction of a 157-unit senior citizens housing
complex. The two unacquired neighborhood park sites in the vicinity of
,Goldenwest Street and Palm Avenue could potentially be developed as
residential areas if the park designations are deleted from the Open Space and
Conservation Element. The sites, which total six acres, could support a
maximum of 42 units if developed at low density.
33
I �
r.:
MINUTES
Council Chamber, Civic Center
Huntington Beach, ,Cali.foruia
Monday, January 20, 1975
Mayor Coen called the adjourned regular- meeting of the City Council of the City
of Huntington Beach to order at 5:30 P.M.
ROLL CALL
Present: Shipley, Bartlett; Gibbs, Wieder, Duke, Coen
Matney - (arrived at 5:40 P.M. )
Absent: None
RECESS
The Mayor called a recess of the Council at 5:35 P.M. to Room B-8.
RECONVENE
The meeting was reconvened in Room B-8 by the Mayor, with Councilman Matney
iii attendance.
AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN
Discussion was held between the Council, Planning Director and staff regarding
a' portion of an, amendment to the Land Use Element of the General Plan on which
public hearing had .been held January 6, 1975, with decision deferred to the
February 3, 1975 meeting pending legal analysis by the City Attorney. The por-
tion of the amendment discussed was as follows:
1. Planning Reserve South of Huntington Central Park. - generally located west
of Gothard Street to the city boundary line, north of Garfield Avenue to ,
the Huntington Central Park.
The Planning Director reported on the proposed amendment and presented graphs
of the area under consideration.
Following discussion, a motion was made by Councilman Matney, that Council
direct' the Planning Commission to consider their recommendation that the Central
City -Park boundary be fixed 660" feet north. of the center line of Ellis Avenue
between Edwards and Goldenwest Streets.
'rhe Recreation and Parks Director reported on the reasons for the recommendation
of the Recreation and Parks Commission that the area under consideration be
designated for park expansion.
The motion made by Councilman Matney was passed by the following roll call vote:
AYES: Bartlett, Matney, Wieder, Coen
NOES,: Shipley, Gibbs, Duke k..
ABSENT: None ��
ADJOURNMENT
On motion by Bartlett, the adjourned regular meeting of the City Council of
the City of Huntington Beach adjourned at 6:40 P.M. The motion was passed by
the following roll call vote:
AYES: Shipley, Bartlett, Gibbs, Matney, Wieder, Duke, Coen
NOES: None
ABSENT: None
City Clerk and ex-0 ficio Clerk
of the City Council of the City
of Huntington Beach, California
ATTEST:
Alicia M. Wentworth Alvin M. Coen
City Clerk Mayor