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HomeMy WebLinkAboutFile 1 of 3 - HOLLY-SEACLIFF MASTER PLAN - Huntington Beach PU"'. I�N�E f PTI C NOTICE Mum NOTICE PUBLIC NOTI PUBLIC NOTICE r NOTICE OF PUBLIC H-F ?I_ NNt'. HOLLY-SEACLIFF MASTER PLAN & ENVIRONMENTAL IMPACT REPORT NO. 89-1 NOTICE I.S HEREBY GIVEN that the Huntington Beach City Council will ' hold a public hearing in the Council Chamber at the Huntington Beach Civic Center, 2000 Main Street , Huntington Beach, California, on the date and at the time indicated below to receive and consider the statements of all persons who wish to• be heard relative to the application described below. DATE/TIME: Monday, January 8 , 1990 , 7 : 00 PM I APPLICATION NUMBER: HOLLY-SEACLIFF `;MASTER PLAN & ENVIRONMENTAL IMMPACT REPORT NO. 89-1 { SUBJECT: The Holly-Seacliff Master Plan and EIR 89-1 analyze #' amendments and policy adds tions to the Huntington Beach Land Use Element, Ci ' ula:ion Element , Community Facilities Element, Open Spac :/Conservation Element , Recreation Element, Housing Element , Seismic/Safety >.E Element:, Noise Element and Coastal Element . Issues addressed include land uses, street alignments , �o�graphy, trails, parks , archaeology, sewers and other items . APPLICANT: :City of Huntington Beach (Initiated by Huntington ;Beach Cotipany) ' he Holl LOCATION: .� i-Seacliff Master Plan is a 768 acre area geWxgI81ly bounded by Ellis Avenue to the north, Huntington and Main Streets to the east , Yorktown and Clay Avenues to the south and the bluff edge west of Edwards Street to the west . . F ENVIRONMENTAL STATUS: The proposed project is covered by Environmental Impact Report No. 89-1 . COASTAL ZONE: A portion of the subject property is within the jurisdiction of the Coastal Commission, therefore, that portion will be forwarded to the Coastal Commission for final approval . Portions of the property are located within both the Appealable and Non-appealable portions of the Coastal Zone. N FILE: A co of the proposed request is on file in' the 0 copy P P q Community Development Department , 2000 Main Street, TM; Huntington Beach, California 92648 , for inspection by the public ALL INTERESTED PERSONS are invited to attend said hearing and express ' opinions or submit evidence for or against the application as outlined above. If there are any further questions please call Hal Simmons, Senior Planner at 536-5271 . Connie Brockway, City Clerk City of Huntington Beach 536-5227 Dated: 12/12/89 - ±•_�r t�•n .,, . �-v . , .. ri;: .---7*^r^�', C IRS „' ;`"///,, i .I._�•, : /lam:J/ I CF.R4 • ♦ f Y`' - —t, w I t .. .. .. �WA t _ '1Y �' —1 I�• I i fir. ' t ,CLAYk= 22 - - l - X ma t I- tIt•- �'. fir•' a A CF-C - w, statements of all persons who wish to- be heard relative zQ Lne application described below. DATE/TIME: Monday," January 8, 1990 , 7 : 00 PM APPLICATION NUMBER: HOLLY-SEACLIFF 'MASTER PLAN & ENVIRONMENTAL IFiMPACT REPORT NO. 89-1 i SUBJECT: The Holy-Seacliff Master Plan and EIR 89-1 analyze amendments and policy adds ions to the Huntington Beach Lcind Use Element, Ci ula-ion Element , Community Facilities Element, Open Spa /,Conservation Element, Recreation Element, Housing Element, Seismic/Safety Element,1 Noise Element and Coastal Element . Issues address4d include land uses, street alignments, *opagra hy, trails, parks, archaeology, sewers and other items . APPLICANT: City of .Huntington Beach (Initiated by Huntington Beach Company) LOCATION: The Holly-Seacliff Master Plan is a 768 acre area generally bounded by Ellis Avenue to the north, Huntington and Main Streets to the east, Yorktown and Clay Avenues to the south and the bluff edge west of Edwards Street to the west . ENVIRONMENTAL STATUS: The proposed project is covered by Environmental Impact Report No. 89-1 . COASTAL ZONE: A portion of the subject property is within the jurisdiction of the Coastal Commission, therefore, that portion will be forwarded to the Coastal Commission for final approval . Portions of the proporty are located within both the Appealable and Non-appealable portions of the Coastal Zone. ON FILE: A copy of the proposed request is on file in the Community Development Department, 2000 Main Street, Huntington Beach, California 92648 , for inspection by the public. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If there are any further questions please call Hal Simmons , Senior Planner at 536-5271 . Connie Brockway, City Clerk City of Huntington Beach Cf 536-5227 ) I. Dated: 12/12/89 -.-• I 1 '-1 CF, - .�. - y .�- _iJlf/.-..- y�"�[(ry�_^.I I ��.r CF-R _ I�� 1� _-__.'.1•-._-`_ y� CF-R r r--_"^—' ��i�=-mac• ,------------r� r--.----- _ r; CF.R CF_R_ t .fir • J r _ CF ��,•��-� .-��, ifs ��� �. � � �� -�-�i_I _.,�., .-. _ I i� r 71 a ! r_a t- 3 —, 1 / I -y� .CLA I ;- r = - . i _1 t 1-t - •t. -- i r r t - •f .�- ' `C •�� ? �•` C ter-•+ r< .A CF_C - - — E CF-E _ At HOLLY-SEACLIFF MASTER PLAN AREA huntington beach planning division r t -t:ec, t r C twilo-'s kw-t:,r a.`1 a astso t9 seplomtW.. 11641. ee►C A-7453 t astod 11 Jww its STATE OF CALIFORNIA County of Orange NOW Rome .......r �....opt an to ttAra0 • W w 10w" .w M P""M~mom I am a Citizen of the United States and a resident of the County aforesaid. I am over the age Of eighteen years. and not a party to or interested in the below entitled matter I am a principal clerk of the Orange Coast DAILY PILOT. with which is combined the NEWS-PRESS, a newspaper of general circulation. printed and published in the City of Costa Mesa. County of Orange. State of California. and that a Notice of Public Hearing of which copy attached hereto is a true and complete copy. was printed and published to the Costa Mesa. Newport Beach. Huntington Beach. Fountain Valley. Irvine. the South Coast communities and Laguna Beach issues of said newspaper for 1 time consecutive weeks to wit the issuers, or December 15 t9E. 9 198 196 198 19l I declare. under penalty of perjury, that the foregoing is true and correct. i Executed on December 15 198 9 i at Costa Mesa, California. Signature • I PROOF OF PUBLICATION REQUEST FOR CITY COUNCIL ACTION '—A° 5 Date .T„n a 17 1 A 91 Submitted to: Honorable Mayor and City Council Submitted by: Michael T. Uberuaga, City Administra Prepared by: Ron Hagan, Director, Community Services Mike Adams, Director, Community Develop t Subject: ELLIS/GOLDEN WEST NEIGHBORHOOD PARK ZUSIN APPROVED BY CITY COUNCIL Consistent with Council Policy? [ ] Yes [ ] New Policy or Excepi ii3f1 6 - / 7 19-V Statement of Issue, Recommendation,Analysis, Funding Source,Alternati e c 1 s, c mee STATEMENT OF ISSUE There is a need to initiate the proper zoning to designate a park in the quartersection southwest of Ellis and Golden West. RECOMMENDATION Direct staff to initiate the proper zone change to designate a neighborhood park site in the quartersection southwest of Ellis and Golden West; said location to be Alternative A, the most centrally located site. ANALYSIS At its January 8, 1990 meeting, City Council adopted the Holly/Seacliff Master Plan which established four parks, minimum four acres each, within the 768 acre area. One park is within the quartersection (160 acres) bounded by Ellis Avenue, Golden West Street, Garfield Avenue and Edwards Street, known as the Ellis-Golden West Specific Plan (EGSP) area. The Community Development and Community Services Departments have evaluated three possible locations for the EGSP park. On April 22, 1990, the Community Services Commission chose Alternative A because it is centrally located within the quartersection and has the best overall terrain for a neighborhood park. The commission recommended a four to five acre size park. The specific size and amenities would be determined during the design stage. On June 4, 1990, City Council directed Community Development, with input from Community Services, to reevaluate park locations in the Holly/Seacliff Master Plan area. Attached is the report. It reconfirms the original recommendation made by staff and the Community Services Commission that centrally located Alternative A is the best site for the neighborhood park in the Ellis/Golden West quartersection. f t PIO 5/85 REQUEST FOR CITY COUNCIL ACTION Page two To move forward with the process, City Council direction is necessary for staff initiation of a zone change to put a recreation overlay designation on the property. The current zoning is "Ellis/Golden West Specific Plan. " The matter would then be referred to the Planning Commission and then back to City Council . The process will entail public hearings at both the Planning Commission and Council levels. The zone change is necessary to enable staff to begin acquiring the property for park purposes . FUNDING SOURCE Not applicable ALTERNATIVES 1 . Select another park location. 2 . Do not designate a park within subject quartersection. ATTACHMENTS Site plan Mike Adams' s June 21 , 1990 memo Re: Planned Parks in Holly/Seacliff area FI.LiS AVENUE , L rift/tltltlf//IIt/fft tll/Il/ll ftll Bell Iloilo//flifl: H H r r r ' . ffl/tttlIt r _ �Qt1cr/i�itl� w Vi- cc LLJ f-1T I w Q. = ♦ r 1.0 r F LLJ " I � r r r !! r t111/fI1fIlIt/f//tlltt r - r r � r r r r r r r , - r r r r r r r r r r r - r - r r. r r r r r � r It//Iif/11l Eggs eggs l/I t/Itl IIIIt I/itlll"rII;III/fltllltltll Ittl ago lf/I1I1/1/t11501 t i GARFiELD AVENUE T� '~P Open Space nu1111 Equestrian Trail Open Space Corridors and Trail System 101B CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH Michael T. Uberuaga From Mike Adams, Director To City Administrator ti Community Development Subject PLANNED- PARKS IN THE HOLLY- Date June 21, 1990 SEACLIFF AREA (STUDY SESSION) The following is a discussion of the neighborhood park sites adopted as part of the Holly-Seacliff General Plan Amendment in January, 1990. In addition, information is provided relative to sidewalks in the Ellis-Goldenwest Specific Plan area. Holly-Seacliff Neighborhood Parks : The Recreation Element of the General Plan includes a goal to provide for adequate neighborhood recreation facilities for all areas of the City. To achieve that goal, the following general policy statements are included: a. Provide neighborhood parks that are generally 2 . 5 to 5 acres in size. b. Centrally locate parks within neighborhoods . c. Design neighborhood parks to serve the area within a one-quarter mile radius . d. When possible, locate neighborhood parks adjacent to schools so that both facilities can provide more functional uses . e. Place a high priority on developing a neighborhood park to serve the Seacliff area. f . In new residential tracts, consideration should be given to providing and maintaining neighborhood recreation areas through a homeowner ' s maintenance association. To implement this goal in the Holly-Seacliff area, four neighborhood parks were designated in four distinct areas (see Attachment No. 1) . The General Plan Amendment proposed four neighborhood parks totalling a minimum of 13 acres. The parks would vary in size from 2 . 5 to 5 acres in accord with the Recreational Element policies . Size of each park would be further identified at the specific plan review for each area based upon resident park need. At the Council meeting on January 8, 1990, a minimum neighborhood park size of 4 acres was established for a total of 16 acres . 12� r 7` A- e9 mtNT �1 • liolly-Seacliff Study Session Page Two The following matrix contains a breakdown of the planning sub-areas of the Holly-Seacliff General Plan Amendment and park area calculations : PARK AREA (ACRES) SUB- ALLOWABLE HOLLY-SEACLIFF ADOPTED HOLLY- AREA UNITS POPULATION GPA PROPOSAL SEACLIFF GPA A 170 474 0 0 B 470 1537 3 4 C-1 310 1014 3 4 C-2 1225 2250 3 4 D 1450 2579 3 4 E 785 1570 0 0 TOTALS 4410 9424 12 16 Further analysis of population clusters in each quartersection indicates that the neighborhood park designated in sub-area C-1 would be better situated and serve a greater population density in sub-area E. In addition, a minimum park size before specific plans are developed may cause for disproportionate park sizes per population density. Thus, deleting reference to minimum park size in the General Plan and evaluate park size and needs during the Specific Plan rezones would be recommended. If the City Council feels changes to the planned parks in the Holly-Seacliff area are warranted, it is recommended that staff be directed to initiate a General Plan Amendment . Sidewalks The Ellis-Goldenwest Specific Plan does not require sidewalks to be constructed. The absence of sidewalks create an estate theme and rural atmosphere extablished by Country View Estates and Central Park Estates. Existing easements and provisions for private easements contained in the Specific Plan require that space be set aside for pedestrian use along the sides of the streets . The City Attorney has determined that the absence of paved sidewalks does not create a future liablility for the City. If sidewalks are desired in the future, there is adequate space for them. Holly-Seacliff Study Session Page Three Although sidewalks are not required throughout the quater section, one side of the internal collector street will include a sidewalk. The internal collector would then have a pedestrian orientation on one side and equestrian orientation on the other. ATTACHMENTS 1. Holly-Seacliff Open Space Element Map. 2 . Sub-Area Map 3 . Existing and Proposed Recreation Facilities Map. MA:SH: kjl (6175d) L EGEND q. A•**�w�e ♦ ; - `. i ll •.0-• CUSS I BIKE TRAIL '�4 '?�"`�+.z�g y.•t •fibs..-.��.. �`s p i, pl•. �$� �� --f •' a ff�E=.',I p ���� �"""�"' CUSS II BIKE iRAII ��iN •u P _ Euhs Avenue�. EQUESTRIAN TRAIL 10X. �C� j3I �✓° E Nb1 I; I17 i DUAC : i L _ • i 60 AUCI�_ k RECREATION AREA k I •i•.• ; i ; - f .acnE:PK 29 AC W,. i j"rw.r� i'�• .'..�,:.•.:.- SCENIC CORRI OR I36 AC \ __ TRANSPORTATION\4p W !k 24 W,AC �- as AC `•.{\ TRAIL CORRIDOR -'• -_��If - --- -- - - /" ��F a POTENTIAL SCHOOL SITE PARK SITE AS IDENTIFIED IN <` ...... r.1H r= J dE •'•••'• _ � M E REATION ELEMENT sOS?;> \\ i •N62 E _. 20 Aa 4 61 RC zn a s4ygac 33 AC E -•: ane E 56 AC i I• 'r.E v iy ::1 ®ten gym..Uw a«r.a""ir�.a ur iw ' 6AC C Erom AC ;*",IA Avenue IS AC•••`e" a!W 7 Ac M 1 MH g I 1I AC r y� 760Ac Ir'22sA� ou 22AC I +:Wnu ,eo fr 23 AC AC W M e.s cEn c % �.' nC ,.• 9 AC • • 8 A 14 C �- :a Ave. Clay Avenue MD f 53 AC l 9 83 AC WNt$kh a i / r •n � f�V rk town Avenua-- •"L .• CITY OF HUNTINGTON BEACH OPEN SPACE ELEMENT dP j_, HOLLY SEACLIFF GENERAL PLAN AMENDMENT ------------------- os 40 AC ow A- -• ems.--• _ _ AC FA jf Rpm 1 V� a4C I_ 30 Pw 39 AC v Ac -•\ sz Ac i t 'r cfuF� 32 AC •_ ,SAC t MH ` w. t I 6AC to:c� I CN .M ltdH1�• 1.1 AAc Iw o 1 I i6 AC 7AC xx AC I A c 111 23 AC s.r d• . r:w•.: w.K 3]�� i t • ----- II;t u ACs AC L :' M l• M W. J•I J/• CbY Aenue � C.+a Clay Avenue -'� 53 AC ]AC i• ouw>c yo..brn Avenw �• ��WtbV1P.1/1 Mb i f M - Mini Parks f4i4 00°+ �fy °` '4cti N - Neighborhood Parks .v '� 'q,� poi �♦ + A q4� C - Community Parks ro ool 4 ♦'i .�.f y'+off• ♦ j ��� ♦♦ °?'`` 54Q a G — Golf Courses 4'q '� •�1 ♦♦• * 1 o�°`t ----- Regional Facility Outside City Limits a11bo GrPA� o ti •Octfq G ti1,' ��* 'K� • *'� ,yak ♦ �•, � ak.� -k .j �� O� 4� 'yip i • p O 4 04 M. Cp -IN SJ 44 0 � � � m � � ► - ti %i ....::::::.... OIIANGf !1.:...A.-?�^ .ram I I .:::ir::...�'''�'�� • - HUNTINGTON i rAciric coAsf Nwr HABOUR BOLSA CHICA BOLSA CHICA PROPOSED BLUFFTOP HUNTINGTON BEACH HUNTINGTON HUNTINGTON 1 R HUgINGTON MACH,OILIFORNIA STATE BEACH ECOLOGICAL BOLSA CHICA LANDSCAPED AREA PIER CITY BEACH STATE BEACH PLANNING DEPARTMEq PARK RESERVE LINEAR PARK PARK PARK Figure 2-13 EXISTING AND PROPOSED -h�� � �- �� �a��� RECREATION FACILITIES Huntington Beach Planning Commission P.O. BOX 190 CALIFORNIA 92648 June 21, 1990 D Honorable Mayor Tom Mays CITY OFHUNTINGTOif! BEACF( City Hall CITY COUNCIL OFFICE 2000 Main Street Huntington Beach, CA 92648 SUBJECT: ELLIS/GOLDENWEST QUARTERSECTION PARK SITE Dear Tom: The Ellis/Goldenwest Planning Commission Sub-committee met last week to discuss the park site proposed in the quartersection bounded by Ellis Avenue, Goldenwest Street, Garfield Avenue, and Edwards Street. After review of the adopted Holly-Seacliff Master Plan and the three alternative site locations within the quartersection, the sub-committee voted to recommend to the City Council that Alternative "A" (see attachment) be the selected park site location. Sincerely, � Z*Wilb Geri Ortega, Chairwoman Planning Commission GO:SH:kj 1 Attachments: 1. Holly-Seacliff Land Use Map 2 . Ellis/Goldenwest Quartersection Specific Park Sites L_ r xc: City Council Members N Mike Uberuaga, City Administrator ': n Mike Adams, Director Community Development (6177d) rn E� LJ :r N qYF ^.. W 84 6N1 ItAMNINO IAND-YfI ACllf I DW[1UMo YMIos rt i 60 AC lEab A �d Ellif Avenue a iNSOiai�ANA ACN.w I "ANNINo LAN-use ACglf DWIWO N ;M.f 62 xs wuAc; �6 AC I C1 6o W/AC L 60 C2 c COS I ACi1W ANN 29 M 1: O Il l p M-01 ACI[f OW[lUNO YNlif],D W A2 /zEc 60W `�� :1/� u] AN wou 3 f DWAC �•• A C4 / C5 NCLYDtl fl ACtI IAK , '� ••A4•• •`�� /. 83 MH r M PLANNING IAND•YK ACRES DW[WMp UNXt OS \\ + E C7 +wa zsac w 6 N 23 AC �\ I 56 AC xo W/Ac zs W Bt I I .]nu �•.z Da'w +ACHE PAIN A3 ss Du•Ar. �. 32 AC E AC i i NF PAW D i D9 U e AC 56 5f D DU l i MH Is ou w OS` ]+MAC za ouwC l 6 AC s c 13 AC U ,I +ao ou l 16.1 W/AC ,qul4.wNAM KaAwI _ • U1 E1 C E6 GarOeld Avenue ` `NCWDU 6 ACK rut ' 18 AC , C DS , MH ES M 4AC IMNNINO IAND•WI ACRES DwnUNO L"nf i I 16 AC ydoo •`�` Izi osruAc 7 AC 22 ACi ]3 C 22 AC q.!DU//Ac Ao L NAN a5� I o \ ,z.DDu:.Ac I zo DUTAC - �- E E - u 02 ••`• 23 AC I 13 nc •� / 07 - --------E3I -- E',2 IDUA ':%DU •'oK•� ' L ' nW nUMWdssv.ro WNmradNMo6 nN lRtlsA.RT;.:DII:AD14 AC /.t DIYAD PAW •�\ tl0 DU � !'YOU e w ' Ywl w1w d O ptb b d wlsdnw. Y.I DUTAC tI MAC / D / �q�� � D..rgwNlwra Nsr,nw6omadvwrowdur. �`•• % �lut'�t �.�... nNltn Nw qn,Pldr.p AnD.uuq�tgrmm.6un vqw d D.rtilp uesaww W C«wd veal a.daq °Y Avenue Clay Avenue XgW1p UMgnd ec,IMCaW ubnpalM lDgrurO,r aO�,t�q lrwaoedwwna wnrq Anw6nd j It ow. 1 E4 sremnus fYMMA MD53 AC .. w o A � D3 63 AC O a� •/• . 101RIOWI Avenue of a � a WWN.wl.a wK a ry 6NI.cI°a casA.t Lrd Llw PI.n CITY OF HUNTINGTON BEACH LAND USE ELEMENT HOLLY-3Fp CUFF p F IIIIIIIIII I I I _ `� ELLIS AVENUE l L IIIII IBM IIIIIIIIIIA �Iltlttltlt1111t1/111+ G Ills ,. ,•. /resin nnulul - w ram. r _ r ti srrwc• W -- ��ictii5itr� w U) • r LLI U) ir r �R w V r - r r r w r �lll/ttt/Il/tr/ltlrltr w • r w w _ w w w r - w w w w r r . w - r w + w w - w- -r w r w w + tttrltt/ttt ttrttll/rrt Irtrt Irtrr tt�rrtrnr � •Irlrrtttttrtttttrr ittlttrt/tttrtl/IltrAi� . i GARFIELD AVENUE Open Space Hunt/. Equestrian Trail. rong JZ)CA,11PN6P Open.Space Corridors and Trail System .._..___ -�-....-"-�rw.--••.-_t..Vr-e�aa�Y-a�_.O?trv. s.�: r .:.:K:. ._.._... _ ..-:�aw±Fr.=.-_.r1-.ti _. By C "'ENAE E UEST FOR CITY COUNCIL ACTION By COLIN IL 6 Date June 4, 1990 The Honorable Mayor and City Council , Submitted by: Michael T. Uberuaga, City Administrator ��o �M N rt ,. <` N um Prepared by: Jim B. Engle, *,eng Director, Community Servic "� A Subject: HOLLY/SEACLIF PARK ZONING a Consistent with Council Policy? [ ] Yes [ New Policy or Exception Statement of Issue, Recommendation,Analysis, Funding Source, Alternative Actions, Attachments: STATEMENT OF ISSOE �- ZI-1- 5/7 v There is a need to initiate the proper zoning to designate a park in the quartersection southwest of Ellis and Golden West. RECOMMENDATION Direct staff to initiate the proper zone change to designate a neighborhood park site in the quartersection southwest of Ellis and Golden West; said location to be Alternative A, the most centrally located site. ANALYSIS At its January 8, 1990 meeting, the City Council adopted the Holly/ Seacliff Master Plan which established four parks, minimum four acres each, within the 768 acre area. One park is within the quartersection ( 160 acres) bounded by Ellis Avenue, Golden West Street, Garfield Avenue and Edwards Street, known as the Ellis-Golden West Specific Plan (EGSP) area. The Community Development and Community Services Departments have evaluated three possible locations for the ECSP park. On April 11 , the Community Services Commission chose Alternative A because it is centrally located within the quarter-section and has the best overall terrain for a neighborhood park. The commission recommended that the park be four to five acres in size. The specific size and amenities would be determined during the design stage. To move forward with the process, City Council direction is necessary for staff initiation of a zone change to put a recreation overlay designation on the property. The current zoning is "Ellis/Golden West Specific Plan. " The matter would then be referred to the Community Development Department for Planning Commission action and then back to City Council . The process will entail public hearings at both the _ Planning Commission and Council levels . The zone change is necessary to enable staff to begin acquiring the property for park purposes. FUNDING SOURCE Not applicable PIO 4/84 REQUEST FOR CITY COUNCIL ACTION Page two ALTERNATIVES 1 . Select another park location. 2. Do not designate a park within subject quartersection. ATTACHMENTS Site plan JBE:cs FLLIS -AVENUE IL . �,/ till/ltttltlt/tIt t tttttt■ ttlttt111rI1111t1/lt1- - � H N - lllrtttrtt --- �w1 - W rrrR K ni� Ir W 3 _ -r:y 0 o - w —----- lttttlttttlltr/ttlrtli - - - I _ /IIIIIIt/11 ltttltrlllr ttrtl tttrt llltlltf7f Itttrtltltltltttrl /!tilt//Itlll/1/t/tlfft GARFIELD AVENUE V Open Space nnu// Equestrian Trail Open Space Corridors and Trail System • •� REQUEST FOR CITY COUNCIL ACTION q0 Date 'nacembgr 4. 1989 Submitted to: WV�1'r • Honorable Mayor and City Council Members Submitted by: Paul Cook, City Administrat0r�)1---C,/ Prepared by: Mike Adams, Director, Community Developme 4 Subject: HOLLY-SEACLIFF MASTER PLAN/ENVIRONMENTAL IMPACT REPORT NO. 89-1 GITY GD Consistent with Council Policy? [ OgED[$ Ne olicy I�Cee tion Statement of Issue, Recommendati ,Anal s' ndi S e native Actions,Attachments: TY �1 .sy✓ STATEMENT OF ISSUE• Gt Transmitted for your consideration is the Holly-Seacliff Master Plan, a 768 acre area generally bounded by Ellis Avenue to the north, Huntington and Main Streets to the east, Yorktown and Clay Avenues to the south and the bluff edge west of Edwards Street to the west . Environmental Impact Report No. 89-1 has been prepared to analyze the impacts of the Master Plan. RECOMMENDATION• Planning Commission Action on November 7. 1989 : ON MOTION BY KIRKLAND, SECOND BY MOUNTFORD, THE PLANNING COMMISSION APPROVED A RECOMMENDATION TO CERTIFY ENVIRONMENTAL IMPACT REPORT NO. 89-1 WITH FACTS, FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS BY ADOPTION OF RESOLUTION NO. 1423; AND APPROVE MASTER PLAN BY ADOPTION OF RESOLUTION 1424, BY THE FOLLOWING ROLL CALL VOTE: AYES: Kirkland, Mountford, Williams, Bourguignon, Shomaker NOES: None ABSENT: Leipzig ABSTAIN: Ortega Staff Recommendation: Staff recommends that the City Council certify Environmental Impact Report No. 89-1 and adopt the Holly-Seacliff Master Plan with revisions to require additional housing and industrial land use designations . ANALYSIS• As indicated in the attached Planning Commission staff report dated November 7, 1989, the Holly-Seacliff Master Plan goes far toward resolving the many outstanding planning issues in the area. As such, staff and the Planning Commission strongly support certification of Environmental Impact Report No. 89-1, as well as adoption of the Master Plan. r , PIO 5/85 n Prior to final action on the Master Plan, however, staff feels it is important to raise two issues which may not be adequately addressed by the plan. The first issue pertains to the provision of adequate housing opportunities in the City. As discussed in the Planning Commission staff report, staff is presently attempting to resolve the draft Housing Element update with the State Department of Housing and Community Development (HCD) . The state maintains that the City' s residential vacant land inventory is inadequate to meet the housing needs of the community. The Holly-Seacliff Master Plan, by proposing to reduce the number of possible housing units in the Master Plan Area, thus runs contradictory to the concerns which the City is hearing from the State. The second issue pertains to retention of the linear integrity of the Gothard Industrial Corridor. The proposed Master Plan essentially terminates the corridor at Ellis Avenue but preserves industrial pockets on either side of Garfield Avenue. Throughout the planning process comments were heard that the Gothard Corridor is a valuable source of jobs for City residents as well as a location for residents to establish businesses . The City' s efforts to connect Gothard Street to Hoover Street in Westminster, as well as to achieve a 405 Freeway off-ramp for Gothard were also cited as reasons to maintain the integrity of the industrial corridor south of Ellis Avenue. In order to address the two concerns identified above, staff has worked with FORMA (the environmental impact report consultant) to prepare an alternative land use plan. This plan would increase housing opportunities from 4,400 to 5,330, and would retain the linear integrity of the Gothard Industrial Corridor. These changes would be accomplished by slightly increasing densities in various locations, and by redesignating property on the east side of Gothard Street for Mixed Development, allowing both residential and industrial uses . After devising the new land use alternative, FORMA and their traffic consultant LSA conducted a circulation analysis of the plan. As expected, the additional housing units and industrial uses increase traffic impacts in and around the study area . In order to mitigate the greater impacts, the following improvements have been recommended in addition to those previously identified in the Environmental Impact Report: • Beach Boulevard/Ellis Avenue - The addition of a second westbound left turn land will provide for a forecast ICU values of 0. 67 in the AM and 0 . 87 in the PM peak hours . • Goldenwest Street/Coast Highway - The addition of a third westbound through lane will reduce the forecast ICU values to 0 . 78 in the AM and 0. 80 in the PM peak hours . • Goldenwest Street/Palm Avenue - A westbound right turn lane will reduce the peak hour ICU values to 0 . 67 and 0 . 84 in the AM and PM peak hours, respectively. RCA 12/4/89 -2- (4186d) i y. Staff will continue to analyze the impacts associated with the new alternative and will be prepared to answer questions at the public hearing. Staff will also research the effect of the changes on the , validity of the Environmental Impact Report and will be prepared to address issues related to any recirculation of the Environmental Impact Report which may be necessary should the Council choose to adopt the alternative land use plan. ATTACHMENTS: 1. Resolution for Certification of Environmental Impact Report No. 89-1 2 . Resolution for Adoption of Holly-Seacliff Master Plan 3 . Alternative Land Use Plan 4 . Alternative Land Use Circulation Analysis dated November 20, 1989 5 . Planning Commission Staff Report dated November 7, 1989 6 . Holly-Seacliff Master Plan 7. Environmental Impact Report No. 89-1 PEC:MA:HS: lab RCA 12/4/89 -3- (4186d) I I ge 4 - 1/8/90 - Council/Agency Agenda (4) w ;'-2 . (City Council) PUBLIC HEARING - HOLLY-SEACLIFF MASTER PLAN AND ENVIRONMENTAL, IMPACT REPORT 89-1 #40 .30 Public hearing to consider the following : APPLICATION NUMBER: Holly-Seacliff Master Plan & Environmental Impact Report No . 89-1 SUBJECT: The Holly-Seacliff Master Plan and EIR 89-1 analyze amendments and policy additions to the Huntington Beach Land Use Element, Circulation Element , Community Facilities Element , Open Space/Conservation Element , Recreation Element, Housing Element , Seismic/Safety Element , Noise Element and Coastal Element . Issues addressed include land uses , street alignments , topography, trails , parks , archaeology, sewers and other items . APPLICANT: City of Huntington Beach ( Initiated by Huntington Beach Company) LOCATION: The Holly-Seacliff Master Plan is a 768 acre area generally bounded by Ellis Avenue to the north, Huntington and Main Streets to the east , Yorktown and Clay Avenues to the south and the bluff edge west of Edwards Street to the west . ENVIRONMENTAL STATUS: The proposed project is covered by Environmental Impact Report No . 89-1 . COASTAL ZONE: A portion of the subject property is within i the jurisdiction of the Coastal Commission, therefore, that portion will be forwarded to the Coastal Commission for final approval . Portions of the property are located within moth the Appealable and Non-appealable portions of the Coastal Zone . RECOMMENDED ACTION: Planning Commission Recommends the following action: (a) Adopt Resolution No. 6097 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH CERTIFYING AS ADEQUATE ENVIRONMENTAL IMPACT REPORT 89-1 FOR THE HOLLY-SEACLIFF MASTER PLAN . " with facts , findings and statement of overriding considerations . AND (b) Adopt Resolution No 6098 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH ADOPTING THE HOLLY-SEACLIFF MASTER PLAN GENERAL PLAN AMENDMENT. " F (Continued on next page) Page 5 = 1/8/90 - Council/Agency Agenda (5) Planning Staff recommends the following action: .: (a) Adopt Resolution No. 6097 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH CERTIFYING AS ADEQUATE ENVIRONMENTAL IMPACT REPORT 89-1 FOR THE HOLLY-SEACLIFF MASTER PLAN. " with facts , findings and statement of overriding consideration. AND (b) Adopt Resolution No. 6098 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH ADOPTING THE HOLLY-SEACLIFF MASTER PLAN GENERAL PLAN AMENDMENT. " with revised land use map to require additional housing and industrial land use designation. de - .ley 7hc 9s '� ,S�itfuN Ott o�oa rfril„l . f • //1�lI�Ii�g iyifl'4 / �iti yi¢7`iaf+ ryi bra y�'i c M/0a 6 ' 6 ror aor 7 0 04 dve4 A-5 . No • le o f�r��v ✓s�cs . 6 7- D �cl�,s,d er�f i.ri Goy�� �n,E�, L¢�o. rir ,�iye .wc�►%� /Yl odi•�'.e d Pr/o P /�es. Vv . Go y 8 �o ,Avc%de //AtOfn/n17 ��tsfi� lie co opt �re.�,e�a�/ei� t reQs c Z� eV 6 S, "W d•r ea 60 fha rw . . _� fGlu�G �he �/a.�r�:.� �'i�.�,rssir,. rccaw.w�.�►c+�t� ` A0 4 A-!/1 f �7oM �y�-hy;' s-.Z Wier c�ie/l rr�s-.e►• (1/8/90) (5) CITY OF HUNTfNGTON BEACH . INTER-DEPARTMENT COMMUNICATION HUNTINCTON BEACH - 1 i To Paul E. Cook From Raymond C. Pica City Administrator Fire Chief Subject BOLSA CHICA/GARFIELD CROSS Date January 4, 1990 GAP CONNECTOR The Fire Department has strategically planned for the allocation of its resources for emergency response to the south Springdale, Bolsa Chica, and Seacliff areas via the Cross Gap Connector since 1974. This is in accord with the City Council and Planning Commission's 'Adopted Street and Highwav Plan' and the adopted '1974 Safety Element of the General Plan.' The Cross Cap Connector is a public safety necessity. The impact of any modification of the Cross Gap Connector implementation plan would be severe and would require an additional fire station and one 1 engine company. ..This is in addition to the two (2) new stations, one :.0) new engine company, and one -(I) new ladder company already contemplated with the Cross Gap Connector in place. The current cost of a station is $2 million dollars and each fire company costs approximately $1 million dollars per year, to operate. Faiiure to complete the strategic plan will continue the trend of fire and paramedic service reductions started in 1974 when the population was 143,000. All ENVIRONMENTAL IMPACT REPORTS (ElR) made since this date in the Bolsa Chica area (south of Slater) have noted these deficiencies. No action has been taken.' to mitigate any service deficiencies caused by development and all development was allowed predicated upon the completion of the. Bo1sa Chica station and the Cross Gap Connector. The expectation was that development and the building of the Bolsa Chica fire station would take place in 1977. That prediction turned out to be a p-Do r or:e. Service levels are now such that NO FURTHER DEVELOPMENT SHOULD BE ALLOWED until adequate safety services can be assured; i.e., rive (`) minutes, eighty percent (80%) of the tir'•l" for both fire and paramedic service. This would include all Seacliff expansion, the Linear Park development, Signal Landmark Bolsa Chica development, and the Bolsa Chica Wetlands if they are intended to be visitor serving. A!3c:, if tnc Bolsa (Chic_. station In the Cross ap Connector hinders the relocation of the Heil Station to Edinger and Graham, all development lying north of Bolsa Avenue and west of Algonquin should be restricted until the Heil Station is relocated and the associated service problems mitigated. Another solution would be to further reduce the standards which have been in place since 1974 and substantiated by EIR documentation. A copy of the '1974 Fire Hazard/Fire Protection Study' as adopted by both the Planning Commission and the City Council is enclosed for reference. RCP/sr Mike Adams. Development Services Louis Sandoval, Public Works Jim Vincent, Fire Marshal Fred Heiler, Operations Chief n Enclosure: 1974 Fire Hazard/Fire Protection Study 0047f Eel CITY OF HUNTINCxTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH - R.E .LOWENBERG LEE CAMP, OFFICER To CHIEF.. OF POLICE From PLANING/RESEARCH HOLLY-SEACLIFF PROJ CT January 4 , 1990 Subject Date Based on the on inal land usage information received, an EIR was completed for "FORMA" and it was determined that an additional 5.93 officers would be required. Current information supplied now shows that the population will increase by 10,880. This Increase would require an additional 11 .97 officers to maintain our current level of service with 1 .1 t officers per 1000 population. if you average the land usage figure and the estimated population increase figure, 8.95 additional officers will be required. Refer To Attached Letter. L:IiG t0 t11e iGCatiGn of rile prGJOCt, high%A/a y access must be considered. The proposal calls for Garfield to continue westbound and curve north where it will connect to Bolsa Cnica (referred to as the "Cross Gap Connector"). In order for the Police Department to maintain a i-ninirinal response time to locations within the project, it is imperative that this Cross Gap Connector be completed. if it were not, units in the north or west end of the city would have to travel several miles around the project in order to gain access, This could increase response time by as much as 10 minutes (approx 4 miles additional from by. Refer To Attached Maps. i FE CITY OF HUNTINGTON BEACH 2000 MAIN STREET CALIFORNIA 92648 P. 0. BOX 70 POLICE DEPARTMENT Tel: (714) 960-8811 G. L. PAYNE Chief of Police May 2, 1989 r Maya Bains FORMA 190 Newport Center Drive Upper Gallery Newport Beach, CA 92660 Dear Nfs. Bains: Per our recent conversation, the following figures are based on updated information received today from your office regarding the Holly — Seacliff EIR project. Officers Open Land 92 acres x .0075 officer/acre 0.69 Commercial [(392,040 square foot / 2745)] / 535 0.27 Industrial [(964,418 square foot / 2968)] / 535 0.61 Low Density [(1,650 units / 2.04 units)] / 535 1.51 Medium Density [(1,525 units / 1.44 units)] / 535 1.98 Medium High Density [(760 units / 1.64 units)] / 535 .87 Totai Officers 5.43 These figures are based on desired calls for service per patrol officer per Year. Please note that the calculations used reflect a model situation and are only an estimate of actual reed. According to the area population of 10,890, 11 .97 additional officers would be needed to maintain the current level of service with 1_. 1 officer per 1,000 population. It is then recommended that this poaulation information be considered when approximating additional personnel needed. Perhaps the simplest method would be to take an average between land usage and estimated population. This averages out to 8.95 additional officers. If you have any questions regarding this or need additional information, please call me at (714) 536-5930. Sincerely, G. L. PAYNE Chief of Police ALICE GERA Administrative Aide GLP:AG:dz OPEN SPACE GENERAL PLAN RECREATION — =-GENEFIAL ros.0-co C2.r1 COMMERCIAL t 0 Estate,3 u'lgoc -——---------.................. -jc Z Esicle s.,un1g, EST RA-0-CD EST '41 77 %tedium Density �Lu 9� fo).R co E R EA . C 1) 5 2 un/ c c Moo T�, -, I - z 7 General Comrnerclol RA-0 u.o.co 1 -1 LU-0-CD RA-O.CD ------------------ Office Professional AA.0, RA-C PA-0-CD co General Industrial rA 2.0 RA-O.CD Resource Production (0).Rl-(2.7) 0.8.000 LU-0-CD RA-C GENERAL Recreation Open Space ---ESTA-T-E-- L INDUSTRIAL s:4 U1/98C RA-0 x I Planned Community RA-01 RA-C-CD LU-0-CO 'A i.0 -PAC MIco-A mi.o.ccl lop CooslolZone Boundary ESTATE 52 */gac T1-C_0 07 nA-01-CZ MI-01 OPE MIA PA. I II�RA-01. RA 0 CO l or, ZONING SPACE t Donsify esIdenliol District EATfO R4-0 Medium Density — 77-77 R2-1 Residential District `1 Multi Family R2 R4 Residence District CI-0 i M2-0i RA-01-CD --OFFICE e Re.sld RESOURCOE co DENSITY RA-0 M E D I LIVF'] PROFESSIONAL P. _j. Agriculturalnticl District PRODUCTIN . I • ;hP IndusIrlol Olsl,icl I PLANNED M2 Industrial District M2 OI-CD " Neighborhood n2 CI Commercial Disftict COMMUNITY C 2 Community Business D,sIrIcl Office-Professional OP District Recreation GENE�AL ;ZOS Open space 1 I I !-/C2.0 COMMERCIAL Co j C!,Ic District LU t1milod Use o o I Cz Coastal Zone suffix C2 I I C2.0 C [CD 10/011 Oil Combining Districts Yorklown A-1. FY -OF HUNTINGTON BEACH EXISTING GENERAL PLAN / ZONING 3 M cos . '"P� , �- -� L`• I .-r.o...� � � F C I ciG / t - 1 ` —t .,�J V p / r , � " a.r ,v •,Ual Gl . / r' .at, '.[l+sa', l3 nY V� ! 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REQUEST FOR CITY COUNCIL ACTION Date September 4, 1990 Submitted to: Honorable Mayor and City Council Members Submitted by: Michael T. Uberuaga, City Administrator�/- � c Prepared by: Michael Adams, Director of Community Develo t Subject: PROPOSED HOLLY-SEACLIFF DEVELOPMENT AGREEMENT �'t APPROVED BY CITY C;O -PIL 1-9 Consistent with Council Policy? ( ] Yes [ ] New Policy or Except on Statement of Issue, Recommendation,Analysis, Funding Source, Alternativ Y cL ' STATEMENT OF ISSUE: Transmitted for Council consideration is an outline of the issues being negotiated as part of a Development Agreement for the Holly-Seacliff area between the City of Huntington Beach and the Pacific Coast Homes . RECOMMENDED ACTION: Motion to: "Continue negotiations with. Pacific Coast Homes for the purpose of drafting a Development Agreement for the Holly-Seacliff area and direct staff to set a public hearing before the Planning Commission on September 18, 1990 . " ANALYSIS: Traditionally, A development agreement is a contract between the city and developer that provides assurance to the developer that existing regulations and policies, in effect today, will apply in the future. In exchange for this commitment, the city should receive benefits that it would not typically derive through standard development exactions . The ability for cities to enter into development agreements was written into state law because the state legislature recognized that there is a lack of certainty in the approval of development projects . This results in a waste of resources, escalation in the cost of housing and discourages investment in, and commitment to, comprehensive planning. On February 1, 1990, Pacific Coast Homes proposed the idea of a development agreement to the City for the Holly-Seacliff area . In June, 1990, Pacific Coast Homes outlined in a letter to the City Council, their basic premise for the agreement . PIO 5/85 ' T Staff has been meeting with representatives of Pacific Coast Homes since July, 1990, in an effort to arrive at a mutually agreeable development agreement. Through the negotiation process, staff has recognized the need to limit the scope of the Development Agreement until such time as a Specific Plan is adopted for the Holly-Seacliff area. Therefore, the proposed Development Agreement has been limited to the issues identified below: It should be noted that negotiations are continuing and additional issues may be generated by the City Council or staff and be brought back to the Council in October, 1990 or at a future date. A. Linear Park Dedication B. Neighborhood Park Dedication and Improvement C. Dedication and Improvements to the Circulation System D. Off-Site Improvements E. Traffic Impact Fee F. Water Service Fee G. Fire Service Impact Fee H. Police Service Impact Fee The eight issues identified above are discussed individually. Staff has attempted to isolate both the benefit and deficiencies of entering into a development agreement at this time for each issue. We have defined benefit as obtaining time or financial value that the City would not normally derive through standard subdivision conditions . A. LINEAR PARK DEDICATION: The Holly-Seacliff Master Plan identified the proposed Bolsa Chica Regional Linear Park Boundary. Pacific Coast Homes obligation without a development agreement: 0 8 acres of parkland adjacent to the Linear Park Boundary. Pacific Coast Homes ' proposal as part of a development agreement will dedicate 38 . 6 acres (see map) allowing for an accelerated creation of the Linear Park: 0 28 . 5 acres - Useable parkland 0 6 acres - Lowlands (below the 5 foot contour line) 0 4 . 1 acres - Bluff face (slope greater than 20%) Benefit to City - No dollar value. Expedited creation of Linear Park. RCA - 9/4/90 -2- (6964d) , � •1 Analysis • The financial value of this land is difficult to assess considering the County has a land use plan designating it for parkland. The land owner has attributed a value to the property of $23 million. Pacific Coast Homes would be transferring their dedication requirement and seeking credit for future development by providing Linear Park land in lieu of their parkland dedication requirement in Holly-Seacliff. This would enable the City and County to accelerate the creation of the Linear Park. It may take 25 years to develop the Linear Park through the normal park aquisition process . However, 6 of the 38 . 6 acres being offered for dedication in the Linear Park area are below the 5 foot contour line established by the Department of Fish and Game, thus rendering the property virtually undevelopable without mitigation. 4 . 1 of the 38. 6 acres are currently unusable bluff face with a slope of greater than 20%. This leaves 29 acres being offered of Linear Park land as usable. B. NEIGHBORHOOD PARK DEDICATION AND IMPROVEMENT: The Holly-Seacliff Master Plan has identified the need for 4 neighborhood parks . Pacific Coast Homes obligation without a development agreement: o 12 acres - Neighborhood Parks Proposal as Part of a Development Agreement: o Development and Improvements of Neighborhood Parks Benefit to City - Aproximately $1,200, 000 in improvements . Analysis • Improvements to dedicated parkland are not required as part of a typical subdivision. It will typically cost between $80, 000 - $100, 000/per acre to improve a neighborhood park. C. DEDICATION AND IMPROVEMENTS TO THE CIRCULATION SYSTEM: The Holly-Seacliff Master Plan identified all infrastructure and public improvements at a cost of $20 million. RCA - 9/4/90 -3- (6964d) Pacific Coast Homes will dedicate, design and improve the public right-of-ways including the arterial street system prior to total build-out in the Holly-Seacliff area. The cost to Pacific Coast Homes for these improvements is approximately $12 . 6 million. Benefit to City - Expedited implementation on public improvements . Analysis - The expedited improvement to the circulation system will facilitate traffic, enhance the City' s image, and create a better gateway to the downtown. Through standard subdivision conditions, the improvement would occur over a 3-15 year period. With this Agreement, these improvements will be completed within three (3) years (see chart of improvements) . D. OFF-SITE IMPROVEMENTS: The Holly-Seacliff Master Plan identified the need to acquire approximately 12,000 lineal feet of land in order to implement public improvements to the arterial highways . Pacific Coast Homes will financially assist the City in acquiring right-of-way land they do not own. Pacific Coast Homes will also improve these additional right-of-ways with streets, curbs, gutters and landscaping treatment. Benefit to City - Approximately $7, 600, 000 (for improvements) . Analysis - In addition to the value of improvements, the cost for acquisition should be added; however, the value has not been determined This proposal is above and beyond required standard subdivision improvements . E. TRAFFIC IMPACT FEE: The Holly-Seacliff Master Plan identified traffic impacts which have an effect city-wide. In order to finance these improvements, Pacific Coast Homes will pay the City' s adopted traffic impact fee of $75 . 00 per trip. This is equivalent to approximately $4 . 5 million. RCA - 9/4/90 -4- (6964d) Benefit to City - No dollar value. Analysis - The Department of Public Works believes that the amount of traffic generated (60, 730 daily trips) by this project should warrant a fee of $150 . 00 per trip generated ($9 million) in return for the benefits a developer derives as a result of a development agreement. F. WATER SERVICE FEE: The Holly-Seacliff Master Plan identified the impacts of development on the water system. Current water supply sources are not sufficient to meet existing or projected ultimate demands . Existing storage facilities are inadequate for existing and ultimate needs and certain areas are deficient in fire-flow availability. Therefore, development of Holly-Seacliff cannot be accommodated without certain projects being completed at a cost of approximately $10 million. Staff continues to negotiate with the developer whether to secure the monies prior to the start of development or in phase-payments as development proceeds . Benefit to City - No dollar value. G. FIRE SERVICE IMPACT FEE: The Holly-Seacliff Master Plan identified impacts on fire service. Pacific Coast Homes will pay a Fire Service Impact Fee. Currently there are no fees in place which we charge to development for the cost of fire/paramedic service. Through this Development Agreement, the City would be setting the stage to establish such a fee. This is commensurate with policies in other jurisdictions . Benefit to City - See Analysis . RCA - 9/4/90 -5- (6964d) Analysis - o Funding the operating cost of paramedic service out of the Gothard Station in the amount of $223,300 per year plus an annual increase comensurate with the consumer price index. This would provide for three (3) additional paramedics to service the Holly-Seacliff area. o Pay an assessment fee of 300 per square foot to offset the capital cost of the Springdale Fire Station and equipment subject to an annual increase based upon the consumer price index. The $223 ,300 annual fee may be reduced by a formula to be negotiated. o Agree to pay a fair share of any fees adopted for fire services city-wide. H. POLICE SERVICE IMPACT FEE: Holly-Seacliff Master Plan identified impacts on police services . Pacific Coast Homes will agree to pay an assessment fee toward capital and operating needs that the Police Department identifies through a comprehensive study. Benefit to City - Amount to be determined. Analysis - This fee would set a precedent for collecting police service fees on other large scale developments and future development agreements . Summary - The staff report has outlined several benefits to the City if a development agreement is executed with Pacific Coast Homes . They are offering more than $8 million to the City in fees and improvements not typically realized. In exchange for the developer commitments, Pacific Coast Homes is seeking the following two (2) items : o Lock in the maximum density of 3, 780 units approved under the Holly-Seacliff Master Plan. o Lock in land uses and product types to be developed in the residential, commercial and mixed development areas (see land use map) . RCA - 9/4/90 -6- (6964d) Staff is continuing to negotiate with Pacific Coast Homes in an effort toward arriving at a mutually agreeable development agreement. There may be additional issues raised by either the Council or staff that will be brought back for your consideration. ENVIRONMENTAL STATUS: Categorically exempt. FUNDING SOURCE: Not applicable. ALTERNATIVE ACTIONS: 1. Direct staff to terminate negotiations with the Pacific Coast Homes concerning the Development Agreement. 2. Direct staff to delay negotiations with Pacific Coast Homes concerning the Development Agreement until a specific plan for Holly-Seacliff is adopted. ATTACHMENTS: 1. Letter from Pacific Coast Homes dated February 1, 1990 . 2 . Letter from City Administrator to Pacific Coast Homes dated February 6, 1990 . 3 . Letter to City Council from Pacific Coast Homes dated June 25, 1990 . 4 . Breakdown of Improvement Costs to the Infrastructure. 5 . Map of Linear Park. MTU:MA:HZ :ss RCA - 9/4/90 -7- (6964d) coAsl 2120 Main Street,*260, Huntington Beach,California 92648.2499 (714)9604351 FAX 714•969•3659 February 1, 1990 Development Agreement Holly Seacliff Project Mr. Paul Cook, City Administrator City of Huntington Beach 2000 Main Street Huntington Beach, California 92648 Dear Paul: Congratulations on the adoption of the Holly Seacliff Master Plan. We appreciate your support of the master plan and the efforts of your staff in preparing the environmental impact report and policy documents, and coordinating the public review and approval process. Because of our project's size and extended development schedule,we feel it would be in our mutual best interests to define and document the City of Huntington Beach's and our respective commitments relative to anticipated development expenditures, dedications and entitlements,through a development agreement. We would appreciate the City assigning a primary contact person to negotiate this development agreement. Please notify me whom to contact when the assignment is made so that we can commence our negotiations. Very truly yours, J.W. Johnson 1 1/sd bcc: W. D. Holman City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 OFFICE OF THE CITY ADMINISTRATOR February 6, 1990 Mr. J. W. Johnson Pacific Coast Homes 2120 Main Street, #260 Huntington Beach, California 92648 Dear Jim: Re: Development Agreement Holly-Seacliff Project Pursuant to your letter of 2/1/90, your initial staff contacts for a development agreement on the Holly-Seacliff project would be Mike Adams, Director of Community Development, and Gail Hutton, City Attorney. Mike Uberuaga, the new City Administrator, may also wish to be involved in these discussions. You should contact him regarding this matter after he reports to work on 2/26/90. Feel free to contact me if you have any questions on this matter. Sincerely, Paul E. Cook, City Administrator PEC:pf xc: Mayor and City Council Mike Adams Gail Hutton Mike Uberuaga Telephone (714) 536-5202 PACIFIC COAST HOMES 2120 MAIN STREET, SUITE 260 HUNTINGTON BEACH, CA 92648-2499 (714) 536-8917 June 25, 1990 Honorable Mayor and City Council City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Development Agreement for Holly Seacliff Properties Honorable Mayor Mays: Pacific Coast Homes (the land development affiliate of The Huntington Beach Company) has entered into agreements with the Huntington Beach Company to acquire properties lying within the Holly Seacliff area of Huntington Beach. It is Pacific Coast Homes' intent to develop these properties in conformance with the Holly Seacliff Master Plan, as adopted by the City Council earlier this year. As master developer for the major portion of the Holly Seacliff area, Pacific Coast Homes anticipates dedicating significant acreage for local and regional parks, and constructing significant public infrastructure improvements as part of its development program. It is to the benefit of the City and County that Pacific Coast Homes dedicate, in advance of development, its properties within the Bolsa Chica Linear Regional Park. The City and general public would also benefit greatly by the early construction of ultimate road and traffic improvements in the area (Edwards, Garfield, Gothard) rather than piecemeal improvements as various housing tracts are constructed. Pacific Coast Homes estimates that the cost of providing these significant public improvements will exceed $50 million, and represents a risk that cannot be taken without assurance from the City that the entire development project can proceed to completion. To this end Pacific Coast Homes desires to enter into a development agreement with the City of Huntington Beach to vest Pacific Coast Homes' entitlements to develop these properties as specified in the General Plan and to clarify Pacific Coast Homes' rights and obligations connected with this development. Pacific Coast Homes'obligations would include: 1. Dedication of land in the Linear Park for offsite Park credits. At this point, the residential development adjacent to the Linear Park would only require Pacific Mayor Tom Mays June 25, 1990 Page 2 Coast Homes to dedicate 10 acres instead of the 39 desired. 2. Dedicating the Linear Park acreage prior to residential development. 3. Provide major infrastructure and services up front that will serve others as well as future Pacific Coast Homes' projects. Pacific Coast Homes would receive a vesting in the density and land uses provided for in the Specific Plan that would become part of the Development Agreement. This proposed vesting would be consistent with the recently approved General Plan Amendment for the Holly Seacliff area. We would like to request that the City Council appoint a committee of four (three City Council members and the City Administrator) to negotiate a Development Agreement with Pacific Coast Homes for its presentation to the City Council. We would anticipate that Mr. Uberuaga and his staff would handle the initial negotiations of the proposed Development Agreement and that the committee would act as a Council liaison to help assure that the directions of the negotiations were consistent with the overall CouncillIs philosophy. We would like to see this process expedited to any extent possible as several of these unsolved issues are becoming problems in the approval process of on-going projects such as Surfcrest. Additionally, the Amigos de Holsa Chica has expressed concern about an early resolution of the Linear Park boundary and timing of dedication. S no re y, t . W. ohnson ;es* ent /i cc: Mr. Michael Uberuaga, City Administrator HOLLY SEACLIFF DEVELOPMENT AGREEMENT PUBLIC FACILITIES IMPROVEMENTS ESTIMATES SUMMARY COMMUNITY IMPROVEMENT I&MVEIVENTS TOTAL ODST COST Arterial Streets 1. Main Street between Huntington Street and Yorktown Avenue $924,000 $277,200 2. Gothard Street between Ellis Avenue ant Main Street $580,000 $290,000 3. Goldenwest Street between Ellis Avenue and Yorktown Avenue $2,124,000 $1,062,000 4. Edwards Street between Ellis Avenue and Garfield Avenue $224,000 $44,800 5. Seapoint Street between Garfield Avenue and Tract 13821 $429,000 -0- 6. Garfield Avenue between Seapoint Street and Huntington Street $2,160,000 $648,000 7. Ellis Avenue between Goldenwest Street and Gothard Street $1,000,000 $400,000 ------------ -------------- Sub-total $7,441,000 $2,722,000 Traffic Signals 1. At Garfield and Goldenwest $100,000 $50,000 2. At Main and Garfield $100,000 $25,000 3. At Gothard and Garfield $100,000 $75,000 4. At Ellis and Goldenwest $100,000 $75,000 5. At Ellis and Edwards $100,000 $25,000 6. At Garfield and Edwards $100,000 $25,000 7. At Ellis and Gothard $100,000 $50,000 8. At Gothard and Main $100,000 $50,000 --- 000$------- ------$35� 000 Sub-total 800, �', Landscaped Median Improvements 1. In Goldenwest Street from Ellis Avenue to Clay Avenue $2789250 $139,i 25 2. In Garfield Avenue from Seapoint Street to Main Street $463,750 $139,12.5 3. In Main Street from Huntington Street to Clay Avenue $185,500 $55,650 4. In Seapoint Street from Garfield Avenue to Tract 13821 92,750 -0- 5. In Gothard Street from Ellis Avenue to Main Street $278,250 $139,125 Sub-total $1,298,500 $473,025 Landscaped Parkways Along Arterials $4,500,000 $1,642,500 Engineering and Design $1,200,000 $4669800 Pipeline Relocation $5,000,000 $1,945,000 TOTAL $20,239,500 $79599,325 Notes: * Community related portion of Total Cost to be constructed by Developer beyond normal tract map requirements. 1. All costs are estimates prepared prior to final engineering. 2. Costs assurne City acquisition of right of way not owned by Developer. 3. Costs do not include sewer ($1.3 million), water ($.2 million) or drainage ($2.7 million) facilities costs as part of arterial streets improvements. Some of these costs will be "community improvement costs". PtkcF-7VP \y l`\ prnyMM \� L EMS 13 1 007am 50 A44L=--- 614c�G�N� WI=F-7DP �_ C A.9F-1DP • `m N w o 9 e u 84 y '..— • IDS a IIANNIN6 LAND_USF ACRES DEWELIING UNITS i 90 AC D w ww EIIIS Avenue A ALI • 'I I PLANNING LAND:USF .ACRF510WE.L- UNITS zs m:.nl: 48 AC I c1 . w ryp ,11-Al li L U i �s.mA—.-�___ I I 60 AC C2 ­AR, DRD °LI IIIU s[ ILAC M *INCLUDES A ACRE PARE a ncNr.1Al1K 29 AC a _ • A2 7. B /I I ES. B.UAUIWC G DWELLING UNITS I O PLANNING LAND USE ACRES —_ _ E \ j I NU W \i 1 ° I� 26 AC , hG DIS U/AG • /� � ,' i i .o.N N.SANwo AAulAowA•EI i.I i�l+,k C woNuu vMn A l / C4 / 05 INCLUDES A ACRE PARK A4 MH M 83 PUNNING_ AxD_uaF ACRE! 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MIM �flalWq NeMu wb^D OLM nlafivm lMT Re VL Tvx+t>w of WNep uM15UbwMDY Gexwltl Vlm M+IDcn Cf�Y Avenue Clay Avenue rID.xATw um•na an:eAa•a«aabq , Tw.EW ��•N veF nFxa•a lu—.—A.—,- •4 ��I '• E4 SIATI5IICAL SUMMARv— 1 EE 53DC If 1I 5DU IS a 03 • 83 AC •• / orktown Avenue cos aro;w;a NN�tlN11,CII-1111 e ®LnuIM.iA.Kw CauAry of<.nR•IUANAc•on F.o•••AO uMs N•wneiaroL�i.ArrNMl�em B9 I IS DiM FbMa CNu D•MnsU•M UM I'W. ••_..�.. CITY OF HUNTINGTON BEACH LAND USE ELEMENT HOLLY—SE°CLOFF ° ��°�. !uiin iu i !.. !.. D9,IRRR CITY OF HUNTINGTON BEACH 2000 MAIN STREET CALIFORNIA 92648 OFFICE OF THE CITY CLERK January 19, 1990 Huntington Beach Company 2120 Main Street Suite 260 Huntington Beach, CA 92648 Attn: Bill Holman Enclosed are copies of Resolution 6097 and Resolution 6098 which were adopted by the City Council of the City of Huntington Beach on January 8, 1990 relative to the Seacliff Master Plan. Connie Brockway City Clerk CB:bt Enc. (Telephone:714-536-5227) 3� 4 REQUEST FOR CITY COUNCIL ACTION Date January 8, 1990 Submitted to: Honorable Mayor and City Council Members Submitted by: Paul E. Cook, City Administrator I Prepared by: Michael Adams, Director of Community Development `,L�, b y Subject: HOLLY-SEACLIFF MASTER PLAN/ENVIRONMENTAL IMPACT REPORT NO. 89-1 Consistent with Council Policy? [ ] Yes [ ] New Policy or Exception Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions,Attachments: STATEMENT OF ISSUE. Transmitted for your consideration is additional information pertaining to the Holly-Seacliff Master Plan. The following is attached: 1 . January 8, 1990, City Council Study Session Agenda . 2 . Holly-Seacliff Planning Process Diagram. 3 . Updated General Plan Policy booklet containing the following additional information: a. Larger scale fold-out maps . b. Identification of portion of study area located within County Jurisdiction. C. Additional Circulation policies clarifying the proposed arterial designations for Goldenwest Street and Garfield Avenue. d. Revised Circulation Element Map clarifying Goldenwest Street typical section. 4 . Environmental Impact Report No. 89-1, Volume 1 (no changes) . HS: lab (4470d) NO 5/85 CITY COUNCIL WORKSHOP AGENDA JANUARY 8, 1989 1. Proposed Plan and Comparison 2. Major Issues Traffic o Approved methodology by City of Huntington Beach and Orange County. o Model focused on specific area and is land use sensitive. o Study includes Cross Gap Connector, which is approved future link by City/County and Bolsa Chica Coalition. o Cross Gap Connector is a necessary regional roadway link, not required solely due to the Holly Seacliff project. o Under existing General Plan Holly Seacliff area would contribute 25% of trips to utilize the Cross Gap Connector. o Under proposed Land Use Plan, 21% of road capacity would be utilized by Holly Seacliff project. Onen Soace/Linear Park/School o Linear Park is larger than current General Plan and consistent with size and configuration recommended by Linear Park Committee and endorsed by City Planning Commission and City Council. o Doesn't propose specific uses in Central Park. o Four new neighborhood parks. o Identifies need for elementary school site. Potential site identified in Ellis Goldenwest Quarter Section. Contact made between property owner and school district. Industrial Area o Limited market for large scale industrial development with limited regional access. o Consolidation of business uses related to major circulation elements. o Gothard Corridor discussion. o Target uses with higher employment per square foot than industrial, with mitigating traffic impacts. Commercial Site o Proposed Plan-7 acres o Planning Commission-12 acres o Staff Alternative-10 acres 3. Staff Discussion HOLLY SEACLIFF MASTER PLAN IMPLEMENTING ACTIONS Seacliff Villa e Coastal Bluffs Dev. Agreements Com. Facilities Garfield Bus.Ctr. Cond.Use Permit Open Space Seacliff 2 Tract Maps Circulation lolly Parcel Maps Land Use Ellis Goldenwest Site Plans Zoning/ Entitlements GPA Specific Plans Infrastructure & Project Design Site Layout Development Infrastructure Phasing Plan Graphic Architecture Landscaping 1.Drainage&Flood Control Imprv. 2.Sewer Facilities 3.Water Facilities 4. Transportation Improvements 5. Recreation& Open Space Facilities 6.Community Theme, Landscaping &Trail Improvements 7.Public Safety Services 8.Schools 9.Private Utilities sw • HOLLY SEACLIFF I REVIEW & APPRO' Project Initiated Sept. '88 Document Develop Technical staff & Env'I DRAFT Policy DRAFT Baseline Plan Feasibility EIR Recom- GPA Analysis Conditions Alternatives Analyses mendations I Public Workshop Workshop Workshop 45_pay Response Review Nov.30.'88 Mar28, '89 Aug.Z '89 Public To Review Comments PlanningHOB' Holly study Commission sub_ Session Action Committ Sept. 19 Council Crfy Council study Action Session May 1, '89 . I MASTER PLAN VAL PROCESS i Ili Study Stu Public Session Session Hearing FINAL Recom- Oct.3 Oct. i 7 Nov. 7 EIR mended GPA t Certify ,FINAL ADOPT EIR GPA t 3` CITY OF HUNTINGTON BEACH CA 1/5/90 COUNCIL - ADMINISTRATOR COMMUNICATION HUNTINGTON BEACH To Mayor and City Council From Paul-E. Cook, City Administrator Subject Additional Agenda Information Date January 5, 1990 L. Agenda Item D-2 - Attached is additional backup information from the Fire Department and Police Department regarding the Holly-Seacliff Master Plan and Environmental Impact Report 89-1. 2. Agenda Item E-1 - Attached are the City Council meeting minutes of December 4th which are referred to in this item. PEC:pf Attachments I CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH To Paul E. Cook From Raymond C. Pica City Administrator Fire Chief Subject BOLSA CHICA/GARFIELD CROSS Date January 4, 1990 GAP CONNECTOR The Fire Department has strategically planned for the allocation of its resources for emergency response to the south Springdale, Bolsa Chica, and Seacliff areas via the Cross Gap Connector since 1974. This is in accord with the City Council and Planning Commission's 'Adopted Street and Highway Plan' and the adopted 11974 Safety Element of the General Plan.' The Cross Gap Connector is a public safety necessity. The impact of any modification of the Cross Gap Connector implementation plan would be severe and would require an additional fire station .and one 1 engine company. : . his is in. addition to the two (2) new.stations, one..-,.(I) new -engine company, and one (1) new ladder company already contemplated with the Cross Gap Connector in place. The current cost of a station is $2 million dollars and each fire company costs approximately $1 million dollars per year to operate. Failure to complete the strategic plan will continue the trend of fire and paramedic service reductions started in 1974 when the population was 143,000. All ENVIRONMENTAL IMPACT REPORTS (EIR) made since this date in the-Bolsa Chica area (south of Slater) have noted these deficiencies. No action has been taken' to mitigate any service deficiencies caused by development and all development was allowed predicated upon the completion of the. Bolsa Chica station and the Cross Gap Connector. The expectation was that development and the building of the Bolsa Chica fire station would take place in 1977. That prediction turned .out to be a poor one. Service levels are now such that NO FURTHER DEVELOPMENT SHOULD BE ALLOWED until adequate safety services can be assured; i.e., five (5) minutes, eighty percent 80%) of the time for both fire and paramedic service. This would include all Seacliff expansion, the Linear Park development, Signal Landmark Bolsa Chica development, and the Bolsa Chica Wetlands if they are intended to be visitor serving. Also, if the Bolsa Chica station in the Cross Gap Connector hinders the relocation of the Heil Station to Edinger and Graham, all development lying north of Bolsa Avenue and west of Algonquin should be restricted until the Heil Station is relocated and the associated service problems mitigated. Another solution would be to further reduce the standards which have been in place since 1974 and substantiated by EIR documentation. A copy of the 11974 Fire Hazard/Fire Protection Study' as adopted by both the Planning Commission and the City Council is enclosed for reference. RCP/sr cc: Mike Adams, Development Services Louis Sandoval, Public Works Jim Vincent, Fire Marshal Fred Heller, Operations Chief Enclosure: 1974 Fire Hazard/Fire Protection Study 0047f CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH - R.E.LOWENBERG LEE CAMP, OFFICER To CHIEF OF POLICE From PLANING/RESEARCH HOLLY-SEACLIFF PROJ CT January 4, 1990 Subject Date Based on the original land usage information received, an EIR was completed for "FORMA" and it was determined that an additional 5.93 officers would be required. Current information supplied now shows that the population will increase by 10,880. This increase would require an additional 11.97 officers to maintain our current level of service with 1.1 E officers per 1000 population. If you average the land usage figure and the estimated population increase figure, 5.95 additional officers will be required. Refer To Attached Letter. Due to the location of the project, highway access must be considered. The proposal calls for Garfield to continue westbound and curve north where it will connect to Bolsa Chica (referred to as the "Cross Gap Connector"). In order for the Police Department to maintain a minimal response time to locations within the project, it is imperative that this Cross Gap Connector be completed. If it were not, units in the north or west end of the city would have to travel several miles around the project in order to gain access. This could increase response time bVarner/ as much as 10 minutes (approx 4 miles additional from PCH). Refer To Attached Maps. -0 .e CITY OF HUNTINGTON BEACH 2000 MAIN STREET CALIFORNIA 92648 P. 0. BOX 70 POLICE DEPARTMENT Tel: (714) 960-8811 G. L. PAYNE Chief of Police May 2, 1989 Maya Bains FORMA 190 Newport Center Drive Upper Gallery Newport Beach, CA 92660 Dear Ms. Bains: Per our recent conversation, the following figures are based on updated information received today from your office regarding the Holly - Seacliff EIR project. Officers Open Land 92 acres x .0075 officer/acre 0.69 Commercial [(392,040 square foot / 2745)] / 535 0.27 Industrial [(964,418 square foot / 2968)] / 535 0.61 Low Density [(1,650 units / 2.04 units)] / 535 1.51 Medium Density [(1,525 units / 1.44 units)] / 535 1.98 Medium High Density [(760 units / 1.64 units)] / 535 .87 Total Officers 5.93 These figures are based on desired calls for service per patrol officer per year. Please note that the calculations used reflect a model situation and are only an estimate of actual need. According to the area population of 10,880, 11.97 additional officers would be needed to maintain the current level of service with 1.1 officer per 1,000 population. It is then recommended that this population information be considered when approximating additional personnel needed. Perhaps the simplest method would be to take an average between land usage and estimated population. This averages out to 8.95 additional officers. If you have any questions regarding this or need additional information, please call me at (714) 536-5930. Sincerely, G. L. PAYNE Chief of Police ALICE GERA Administrative Aide GLP:AG:dz I Y \ ` L E G E N D ° OPEN SPACE GENERAL PLAN W RECREATION ; GENERAL ROS-o•CD C2.0 c COMMERCIAL Estate s 2 un/goc 6 L� Estates 3 un/gac •CD f9it Avenw Estate 14 un/gac E TAT tot Al 111 O RA•O•CD ESTATE 777 F] Medium Density MI.O1•CD --- Un/ C 6.000-CD _-__—,-_g - 5 2 un/ acRA•O �U•D•co RA-0•CD -] General Commercial LU-O-C ------ -_ Office Professional RA-0 q CD RA-O•CD -� CD : rL_) General Industrial M2.0 0 Resource Production (0)•A1•(2.7)-0•8,000 RA-0-CO LU-O-CD RA-O GENERAL -- _- ---EST INDUSTRIAL Recreation Open Space 5 4 u /gac RA-0 = RA•Ot I I ! Planned Community Lu•o•cD RA-O-CD M1.O L �( ESTATE RA-0 Mt•A• MI •O•CD i i lop f`rJ Coastal Zone Boundary co <2 +/gac - — M1•CD __ K.ui 0?1 nA-Ot-CZ - M1-01 M1•A- RA-01 jJR1O1 01•CD OPE Or RA ZONING SPACE ^"' """' rlt Ir' LowDonsify R EC EATIO Mico01 Mco I RA-0 I RI I Residential District Medium Density i1A Godield Avenue I R2-� Residential District i f Multi Family L0•CL -� R2 L R4._] Residence D15fr1Cf RA-01-CD Mi. OFFICE C1.O M2.01 II II Residential RESOURCE RA-0 MEDIUM 1- PROFESSIONAL I.RAJ Agricultural District PRODU TIO.N-- DENSITY - ( Mi � Light Industrial District -PLANNED M2-01-CD RA-0 M2 lndustricl District R2 I C i 1 Neighborhood COMMUNITY -� / I Commerclo/District C2 I Community Business q 1 Dislr/cf g1•C0 I OP I Office-Professional District Il.t-u GENE AL / c2•o Open Space I ROS I Recreatlon C O M M E C I A L I CD- I Civic District c r'i;�°'f LU I Llmllod Use ° 2 I CZ I Coastal ZoneSvffix t7 C2.O-CD = CT CD o I0/011 Oil Combining Districts Yorktown Avenue CITY OF HUNTINGTON BEACH EXISTING GENERAL PLAN / ZONING 11 3 {�`•,'r..� � �• p 'J" ° �i, '�.(7 � Q� ° _ ` ,r:L I � W�r �` i m L Is :�Tn T 0 2 mw V1, 7 jiv 8 n i 73 re AL 63 Eil a—I. I n 411 .0 L9 y 0 3:)nOOUd a JAVH3 L- Y S3.N 0 1, INJ o 5. c ug 7NI, Jul. 0 A V4 ------- -AV= all tw 14� MOrro a., RDO L iNA j A—i LE 00 Apr" : RECEIVED CITY CLERK CITY OF HUNTIN`,$'p, _`CH. CALIF. L11 co Jivi 5 3 47 fii '90 o U z z o z J CX � ©LLJ LAJ • z LU CL Lu � <t J Q_ J Q � ui uj 0 A r r � i TABLE OF CONTENTS PAGE I. Introduction 3 II. Project Description 4 A. Characteristics 4 B. Objectives 4 III. General Plan Amendments 7 A. Summary of Changes 7 ' B. Policies 9 1. Land Use Element 9 2. Circulation Element 12 3. Community Facilities Element 14 4. Open Space/Conservation Element 16 5. Recreation Element 18 6. Housing Element 19 7. Seismic/Safety Element 19 S. Noise Element 19 1 9. Coastal Element 19 1 1 EXHIBITS PAGE 1. Proposed Land Use Plan 10 2. Community Theme Element 11 3. Circulation Element 13 4. Community Facilities Element 15 5. Open Space Element 17 6. Coastal Element 21 1 2 r I. INTRODUCTION The Holly-Seacliff study area encompasses approximately 768 acres of primarily undeveloped land in central Huntington Beach. Surrounding uses include Bolsa Chica wetlands to the west; Central Park and industrial to the north; residential and office to the east; and the Seacliff Golf Course to the south. There have been significant changes in the Holly-Seacliff area over the 12 years since a major comprehensive planning study was last conducted by the City. These changes have resulted in land use incompatibilities and the under-utilization of land. While there had been a number of studies done for small portions of the area, the Holly-Seacliff General Plan Amendment has brought these areas together into a unified study area to provide direction for the orderly development of this important section of the City. Through this coordinated approach to planning the area, a high quality of development will be achieved. r Major objectives of the General Plan Amendment include assessing viable land uses, balancing development and open space, providing adequate infrastructure and services and ensuring that fiscal goals of the City are met. Through this carefully planned approach, the community will receive many public benefits. Aesthetically, the study area will be enhanced through replacement of heavy industrial uses with modernized business parks conveniently located to planned residential areas. Scattered oil uses will be consolidated and attractively buffered. Implementation of the community theme will establish community and neighborhood identity through the use of theme walls, planting materials and innovative entry features. The following section describes the proposed project in further detail. r r r r r r Holly-Seacliff GPA January 8, 1990 422/02.013 3 1 r II. PROJECT DESCRIPTION A. Characteristics The City of Huntington Beach is considering a proposal for a comprehensive General Plan Amendment for the Holly-Seacliff area. This area encompasses approximately 768 acres of primarily undeveloped land in central Huntington Beach. The area subject to this Amendment is shown on the accompanying Land Use Plan. EIR No. 89-1 analyzes this request along with other alternatives. The intent of this comprehensive Amendment is to revise and update various elements of the General Plan in order to address a number of significant land use, transportation and open space issues for the area. These issues include: o Distribution of planned residential densities. o Location, character and intensities of commercial, industrial ' and other non-residential uses. o Provision of adequate public open spaces, parks and trails for residents of the community. o Alignments and capacities of arterial highways. o Development of adequate community infrastructure to serve existing and new development. In addition to addressing these area-wide development issues, the Amendment also seeks to establish specific policies and development strategies within sub-areas of the planning area. Work will commence on Specific Plans for sub-areas immediately upon adoption of the area-wide General Plan Amendment and EIR. 1 The attached series of exhibits has been prepared to illustrate the primary components of the Holly-Seacliff General Plan Amendment and include land use, circulation, open space and community theme concepts as proposed. Changes to the existing General Plan, as a result of this Amendment, are summarized on the following pages. B. Ob iectives Land Use Element o Redistributes planned residential, commercial, industrial and open space uses to more accurately reflect existing uses and development opportunities, constraints and trends. o Coordinates land use patterns with planned arterial highway alignments and improvements. Holly-Seacliff GPA January 8, 1990 422/02.013 4 o Designates lands to be dedicated to and/or acquired by the City as permanent public recreational open space. These include areas adjacent to Huntington Central Park, the Bolsa Chica Linear Park and local neighborhood parks. o Designates 561 acres for residential uses at densities ranging from 3 units per acre to 20 per acre. o Reduces the maximum number of housing units planned for the area from 5,845 to 4,410. o Designates 54 acres for new business and industrial development to provide a focal point for employment. o Designates 11 acres for neighborhood retail facilities which will conveniently serve both existing and new residential development. o Recommends specific implementation programs/strategies for sub- areas which will establish identifiable community themes. These ' strategies will also help eliminate inconsistencies in zoning and development ordinances. Circulation Element o Establishes alignments for several key arterial highways. o Evaluates planned road capacities to accommodate ultimate projected traffic from both existing and proposed development in the region. o Provides standardized street sections for the master-planned area. o Provides for coordinated access onto arterials from the interior of large parcels. o Provides a Phasing and Implementation Program. o Provides for current and future Class I & II bicycle circulation. o Incorporates policies and design features to encourage the use of public transportation systems. o Provides a transportation corridor to accommodate possible future use for rail, mass transit and trails. ' Holly-Seacliff GPA January 8, 1990 422/02.013 5 1 1 Open Space/Conservation Element 0 Provides a comprehensive and coordinated plan for the acquisition and development of public and private open space and recreation areas, including: 0 . 36 acres of bluff-top land and vista points along the west- facing bluffs of Huntington Mesa. 0 40 acres for the expansion of Huntington Central Park or other recreational use. ' o Four new neighborhood parks. o Bicycle and pedestrian trails linking major open space features. o Equestrian trials which link Central Park to the bluffs of Huntington Mesa. o Open space corridors and landscaped buffer areas in sensitive topographical areas. o Establishes the upland boundary for the Bolsa Chica Linear Park and provides for an agreement for the timely dedication of parkland, tied to phasing of development in the study area. Community Facilities Element o Evaluates existing and planned infrastructure facilities and capacities to serve development in the study area. o Provides a master plan of improvement for water, sewer and storm drainage facilities. o Prepares phasing and financing recommendations for the completion of community facilities to serve the area. Community Theme Element Establishes community and neighborhood identity through the use of: o Theme walls 0 Planting materials o Intersection emphasis ' o Community and neighborhood entry features o Provides guidelines through the Specific Plan process. Holly-Seacliff GPA January 8, 1990 422/02.013 6 ' III. GENERAL PLAN AMENDMENTS A. Summary Of Changes Implementation of the proposed General Plan Amendment will amend the Land Use, Circulation, Community Facilities, Open Space, Recreation, Housing, Seismic/Safety, Noise and Coastal Elements,of the General Plan. ' The policies contained within this document are designed to guide development of the project through all phases. These General Plan policies serve as a supplement to the existing policies contained within the City of Huntington Beach General Plan. The actual implementation of these policies will be defined in measures adopted within future Specific Plans and/or development agreements. These policies are accompanied by Plan Element maps which illustrate the new concepts being adopted. The northwest corner of the site, as shown on the following exhibits, is located in the County of Orange jurisdiction. The proposed land uses are consistent with Amendment 89-1 to the BoIsa Chica Certified Land Use Plan. Additionally, as a result of the public planning process, the initial proposal for a 7 acre commercial site at Edwards and Garfield has been . expanded to a 10 acre site. The Plan Elements which require amendment are as follows: Land Use Element The project proposes adjusted land use categories at densities"and locations different than the existing General Plan. This is shown on the Proposed Land Use Plan Exhibit. ' Circulation Element The proposed project will address the circulation system required to serve the Holly-Seacliff area. New road classifications, roadway capacities and intersection configurations are addressed in the project, amending the Circulation Element, as shown on this exhibit. Open Space/Conservation Element The proposed project will enhance the Open Space Element of the General Plan by creating a linear park along the western border of the project. The Linear Park will provide the opportunity for linkages between Bolsa Chica Preserve.and Huntington Central Park. The open space features provided include: o Provision of four neighborhood parks. o Connection of equestrian trails to the Linear Park. o Preservation of swales in accordance with the Open Space Element. o Dedication of 40 acres for recreational use adjacent to Huntington Central Park. The Open Space Plan exhibit depicts the proposed open space system. Holly-Seacliff GPA January 8, 1990 422/02.013 7 Community Facilities Element The proposed project will result in a need for new utilities systems, and improvements to electrical, natural gas, water, sewer, storm drainage, solid waste disposal and similar infrastructure systems. Additionally, increased numbers of school-aged children will be generated by the project, requiring a new school site. The proposed school site is designated ' on the Land Use Plan. Recreation Element The proposed project will generate a need for expanded recreational facilities. This will be achieved through provision of equestrian and bike trails, additional neighborhood parks, private open space areas within each individual project area and by delineation of the Linear Park and open space adjacent to Central Park. Housing Element The proposed project provides for a number of housing types at varying densities. It proposes housing categories consistent with the existing ' General Plan, including a Mixed-Development category which offers a creative approach to the provision of housing. Seismic Safety The proposed project assures that safety and maintenance measures will be included into the design of structures. Noise The proposed project will require additional noise reduction measures for future development in accordance with adopted requirements. Coastal Element The proposed project will expand the boundaries of the linear park and will establish public streets to provide access to the linear park and coastal zone. The specific policies which constitute the General Plan Amendment follow. Holly-Seacliff GPA January 8, 1990 422/02.013 8 1 B. Policies 1. LAND USE ELEMENT ' 1.1 Preserve and enhance the bluffs as an area of scenic beauty by the phased removal of oil production facilities. 1.2 Maintain major ravines as open space features. 1.3 Provide a mechanism for the acquisition of parks, open spaces and other public facilities through the adoption of future Specific Plans and development agreements. 1.4 Adopt the Community Theme concept to serve as a guide for future development standards within the General Plan Amendment area. 1.5 As oil wells become non-productive, they will be removed and the oil production areas restored as part of the development process, consistent with the City, County and State regulations. 1.6 Provide an infrastructure phasing plan to insure that adequate public facilities and services are provided to accommodate new development. 1.7 Define cohesive Planning Areas that will direct and coordinate new ' development in a planned fashion. 1.8 Provide Industrial and Mixed Development Areas to offer local ' employment opportunities to meet the goal of having a "balanced community." 1.9 All Specific Plans, zoning and future entitlements shall be in ' substantial conformance with the Land Use Plan. Holly-Seacliff GPA January 8, 1990 422/02.013 9 m , V ---.._.._.._.._.._.._.._.._.. .I Y A �, 1 -fi:l m ml . _. �■` Os... . Ina il 3 '2 m , I QO AC I C OI 1 = PLANNING LAND-USE ACRES DWELLING UNITS AREA YNR E LY.PLAN G.P.MAK T 25 I 1 } O J•`�----------------------J l-- = Ellis Ave�ue ` A = E 2e ca is 1 �-------\ -------- `;:e},p.p.sv>P'T;,v•;^;T ■■_■._.■_■■_■■_.■_■._■._.• ��` �--�-- lM 23 56 I( , \!�■• TOTAL RANNI AEIA ACMGf/ 73 in • I I i �- •• ALLOWABLE YNLIE....r G, BE2 I�QA ' PLANNING AN USE ACRES DWELLING UNITS 14 Dt1 C 1 ■' I Q 0 DU i 1 .. ' Anew uI. LY.nww c.1.MAx. 1 % 1 E ae 165_- lee • � 1 1 I -I - 1 SYBSTAIMNI ' 1 C1 ` 2 E As _140 lao . I I ■1 _-- �-------��------.) 3.0 DU/AC I Itl L O f7� B 3 E se. I65 105 I -----� I I I ■0 60 AC i V= : 4 os 40 — --— ■ 1 —__—__ I I I Z 310 DU C2 C TOTAL PUNNING ARA/ACEEAGE/ 1 I I 5.2 DU/AC / M 20 T I N ALLO-61E UNITS 200 470 4 ACRE PARK •yr 29 AC o= 'I'�' ■ I I 1 ■11 / 240 DU INCLUDES J ACRE PARK ■ I 1 .225 ■� I I ' j•11 8.3 DU/AC nia O d I I 1 I' I , VI— PLANNING LAND-USE ACRES DWELLING UNITS I ` �'� /�•• ■I `\ a� ',IC AREA UM LY.KAN G.I.MAX. l/ ■: EYI ■ C 1 l M. 310 a4B II E I // 1 I '';/ 60 DU i ] M A 240_ —�— 1 26 AC I \ j I I!i / B 3 DU/AC = C a M 7 ep os ■ 90 DU r1 / ■s 7 4_- _^.�_..__ p- -- J = 35 DU/AC ,l / -— ■ I I■r, ' �I • ---- / @ III —e AEI e lao 150-. '1 RR!■■III _ -� — '— -- -- - -- �••_••—•■ \ �•,.,.1 — I 1 TOTAL PIAP4s GAREA/AGREAGE/ I ``�— I■j' / /J � ALLOWABLE UNITS wl Is15 r • AQ ``\� 1 1 Ili '•'' MLJ i ■dE _ ~ / I l CIE'INCLUDES)ACRE PARK C-1 4 ACRE PARK C-S E 1 EYE V j,�nli B3 I■ 20 AC ' 30 AC 0 OS `\\. ■ I I li. I B PLANNING LAND-USE ACRES DWELLING UNITS E 1■Q C E I d, 400 DU 425 DU AREA YNR LY.PUN G.I.MAX •`` 23 AC \, I I 55 AC ' i I '; 20 DU/AC 14.2 DU/AC `••`� B1 i 165 DU 3ACRE PARK /•' I M IR Tm 270_ ' 3.0 D I' 2 E' = 2 l 2J I50 161 / ��• . A3 PAR ■ 3 AC E I 3 ACRE PARK '• 3 L 63 370 �°' E i 56 AC T I' ' I = : C6 4 ---1 — _ 17= IW--110— J D9 •�` 16 AC 165 DU I• 6 M 22 ..206 11, .. IDS `\. 551) 2.9 DU/AC p ' f I F I I MH A MI- _ 13 _ 260_ 325 - • •• .3.4 DU/AC I • ' '�: 6 AC 7 L _ _14 E0_ • 13 AC '- -- Too Du wNGA A— AIt J4 --I�Is. • • •. `, TOTAL PUN RU RO...D6 1 uowANA UNITS D1 D8 1 1I r zr E6 �.•% Garfield Avenue Z-1 dF INCLUDES 3 ACRE PARK M D5 ,''; E1 C '� 18 AC C M MH E5 L`(I 1 M` Q AE: PLANNING LAND-USE ACRES DWELLING UNITS �' \ zzDU/ I 10AC 19AC 13 AC II� 22 AC Id.l TssDu — -- - -- - - • • 12,5 DU/AC 26 AC 26o DU 9,7 DU/AC ' M la Lu.lnww c:j� \ 1 20 DU/AC I I __ __ _ _ _ _ _ A A o\Oti /I • \„ .--__—/ L—_ _ 14.0D'AC , I� I I; 2 .. _�_ es- Izs ---- E �/ as s00 5 •• D2 D4 ----- _._ .._... .. - -- - -- I —�■ --fir.; ` e 1 n �.. L L r------------ .. TOTAL MANNING A"A ACREAGE/ 112 75.5 14 AC ALLOWABLE UNITS 23 AC I D7 ,I E3 E2 150 DU I I 100 DU ,.�■�. 1 GRAND iWAI I65 m10 LE B.5 DWAC 7.0 DU AC ,.� L C M I , ` Use Plan 3 ACRE PARK 14 DU `� B5 DU 1 / / 8p pC '. sholl The ser e a a gulde fof dweWgad ebpment. L� ' 88 DU/ • ■ S.B DU/AC 9.4 DU/AC i 88 DUi AC / D /• :I \ ,J DweNlg Win 7e P1 ba haufea.$horT1 a _/-, WKhh the:aD»WalvlEp Area.30lorp D R�1B TT�KLG�MBIT�S I •�• �R y,l �`` /EEII�.._.._.■ number of dweIN t"Is allowed bY Generd Wan 1W each CfaY Avenue I i Y I \) Clay Avenue Planning UNt tr not exceeded and so ImV OR the total number / • at dwaMrlg tM allocated for ttlot PIXW&g Area Is not 7 ' •I exceeded. i 1 °1 MD �I�/ STATISTICAL SUMMARY • I i 1 [e,Alf �. IPIP \ 1n 53 AC i/ • v+l NfpA.fxNeitt Ib .ar D3 It,. 0I I� MN NfDxx4�.fi lx.rsln » rm L ,I 63,AC I■ ' I MD vfoo ,rn4w v ne 370 DU In, � 5.9 DU/AC I IurAn,a•L sl yorktowVWWnue /.• 11 \\ w., lee • ra.nna amr�ml \� * A.wmw Locwn rw C • TM au.W.obYYom..Plenwl.rtl H .tl mry w0L 101 ' • c ®Lnol.a wrl Rw C.4+7 a OnIR.MNacPu • .•�_•.R4�••�•• aE.p'P'�'mN.uo c.nA"�.a L,m�iN.A Pam„•N Be-1 CITY OF HUNTINGTON BEACH PROPOSED LAND USE PLAN IN, L EGEND Primary Community Intersection 'a W OS 31 40 AC C 0 _ ®1 Community Identity Features 0 0 ----------- ------------ ------ His Avenue'7\' L' Neighborhood Entry % .... ...... .............. NEIGHBORHOOD IDENTITY ......... ........... ..... ...... ..........E 46 AC The Bluffs SUWTA� ----------- L 60 AC • M = I a 29 AC Country View 1 _ I I 1 � I N 0 Holly Planned Community E 26 AC 91........................... Seocliff Planned Community Garfield Business Center : MH M I CIS i 20 AC 30 AC 23 AC 55E AC - j i' _ �� ( ® Seacliff Village ■ E 32 AC 56 AC 16 AC Community Theme Walls OS ■ -J i .................. 13 AC Ba Ci C'W P=M-------------- - > Garfield Avenue Z—/ 1 OAC Ivi MH 16 AC 19 iAC 13 AC C A M 23 AC 14 AC 11, - L M 14 AC 9 AC 8 AC ................. Avenue Clay Avenue MID 53 AC OOR"' ®r L 63 Ac a CITY OF HUNTINGTON BEACH COMMUNITY THEME ELEMENT G i�a���� ° C��,�G�� ° AIMMMI 1 1 .77^ I.. ... ... 1108/1M ' 2. CIRCULATION ELEMENT 2.1 Arterial highways should be designed and constructed to provide a level of service "C" or better for all segments within ' the Holly-Seacliff area. 2.2 Intersection and signal improvements should be designed and constructed to provide a level of service "D" or better for all intersections within the Holly-Seacliff area. 2.3 Provide a phasing program to ensure that circulation ' improvements are provided concurrent with new development, consistent with the amended Circulation Element. Require developers to provide for improvements on a fair-share basis. 2.4 Orient commercial and industrial uses to minimize traffic conflicts with existing and future residential areas. 2.5 Allow for the potential of a multi-mode transportation system by designation of the Southern Pacific Railroad as a Transportation Corridor. ' 2.6 Provide for designated bikeways, on streets and within the Linear Park and equestrian trails within the Ellis-Goldenwest quarter section linking to Central Park and the Linear Park, consistent with the amended Open Space Element. 2.7 Coordinate with Orange County Transit District for bus routes and turn-outs during further planning of each sub- area. 2.8 Arterial highways shall be designed and constructed in substantial conformance with the alignments and capacities shown on the Circulation Plan exhibit and the adopted Striping Plan/Cross Sections. 2.9 Goldenwest Street, from Garfield to Slater, shall be a modified primary arterial 100 feet in width with 6 lanes. The adjacent sidewalks shall be located in easements on private property. ' 2.10 Garfield Avenue, east of Goldenwest Street, shall be a major arterial. This portion of Garfield was previously designated a ' primary arterial. Holly-Seacliff GPA January 8, 1990 422/02.013 12 T YPI CA L ' rn ' j SECTIONS ' W OS 40 AC 1 c E GENERAL PLAN 0 B C' l Ellis Avenue RO' 60' : -� l'tl�-�5'7TI�I _:_ Ttl/ 5 SIDEWALK I C BIKE LANE ------- 2AC� 46 AC I AA MAJOR ARTERIAL HIGHWAY ' 1 SUBSTA110N I I GOLDENWEST STREET 1 --------------- I I L GARFIELD AVENUE -------- ' 60 AC ---C C M , �`\ 29 ac I (p SIDE ALK_: BIKE IANFIS B aY llFVI IL \ ` j 7 AC E BB PRIMARY HIGHWAY 2. ' 11 26 AC \ / I I AVENUE MAINAV MAIN STREET \ SEAPOINT STREET YOMOWNAVENUE GOLDENWES►SMEET ZZ / 6 \\ (C M H M - ' \ IDS S E 20 AC 30 AC o' en• SIDEWALK 23 AC \- ( 55 AC I I I -I EIKELANE 5' TI ' ZZ E 32 ac C B ZZ ZZ O SC ` \ 1fi AC 56 AC I I AlqB q I — 6MH I CC SECONDARY HIGHWAY \- \ LI 13 AC EDWARDS STREET ' _-- i — ELLIS AVENUE GARFIELD AVENUE GOIHARD STREET ' C Garfield Avenue 8 M A C C M a Ac 18 AC 1 AC M 1MAc T 16 AC WIDTH VARIES ACCORDING TO 19 AC A A 22 AC B ADJACENT LAND USE. SEE ADOPTED e I STRIPING PLAN FOR SPECIFIC c` �-;- ------� `—_-------- I � DETAILS. ' I I - ----------- 2.GOLDENWEST STREET IS A 100'23 AC I L / RIGHT OF WAY-MODIFIED PRIMARY 14 AC ' L ARTERIAL,RUNNING FROM M M I \ 1a AC s AC 8 AC GARFIELD TO SLATER. t /) C�oY Avenue Clay Avenue ®lnoleo.mn me— aaBrge N'�tllmK89 B9 I i ' p Vy Fldea Giia CwMwa laM llx P .I MD \ NI 53 AC 1, e ' c �1 I 63 AC I 1 ' 1 F B Yorktown Avenue I B ' d m N C ' O CITY OF HUNTINGTON BEACH CIRCULATION ELEMENT . LI ' 3. COMMUNITY FACILITIES ELEMENT 3.1 Provide a phasing plan for sewer, water and drainage system ' improvements to ensure that facilities are provided concurrent with new development, consistent with the amended Community Facilities Plan. Identify appropriate funding/ reimbursement mechanisms at the time of Specific Plan adoption or tentative tract approval. Require developers to provide improvements on a fair-share basis. 3.2 Require participation in funding programs for construction ' and/or expansion of such facilities as schools and the library. 3.3 Pursue necessary agreements for the acquisition and development of the school site designated in the proposed Land Use Plan. 3.4 Institute conservation policies in future Specific Plans for the reduction of solid waste, water, electricity and gas use. 3.5 All future infrastructure shall be designed and constructed in substantial conformance with the alignments and capacities ' shown on the Community Facilities Element. t Holly-Seacliff GPA January 8, 1990 422/02.013 14 ' m L EGEND r . r r SI ur ✓� �' STORM DRAIN 'a W 400os AC A' = t SEWER SYSTEM >r I o Io Ellis WATER MAIN Avenue,` L 1 E I Is ; . • •� .�....................z' 46 AC ' 1 ••'ti 1 .......... l \ �f r r-� • i .•' L •. ••~•�• .ti ( 1 ®�oaea r,n er cane a aanve Mw.• . --------� 1 ,r I'I` 60AC I� P,ow•eeue..reawnaPw.n .erlsr 1 .............. r i da.mucicennm ram us.PYn. ' I r • 1 2M C•• ..... i w III II II —•'t� "' \� H LI / 1 0) —-—-— yr • 7^A I I c 26AC III ..f 1 ,*•• ' �� �_ vsrslav ---__-. ....... S23 AC I // M LITL/� •\ ��`` �I 'I' E ' '; =I 20 AC I I 30 Ag E I 55 AC B Ij 3i I 3 E 56 AC 16 AC MH6 AC os JI 1: 13 AC ' ' w..:r_� .»».. ._....aemaz•nrs• _ --- —.—. ' 'sus_ � �.�JL ' -- - —=-�--+r=-•= -�� Garfield Av nue <-1 s M 'I 'sl C I 'I � M � a Ac / 18 AC S ' '10 AC 1 M C I 13 A I I B III 16 AC '� PUP�MPP°s1A1°oN gem ' L �,,.■�. �- -- �, ��_ ' �' L I ' L i 23 AC 14 ac L I M M ,\ C�aY Avenue , I FK51e.G Clay Avenue I I w�,,.1 PUMP S1n110N // I / I / MD 53 AC I' I. L 63,AC ' Yorktown�enue ' d w N C CITY OF HUNTINGTON BEACH COMMUNITY FACILITIES ELEMENT NCO LL'VQ 3 = ° CAL FF ALmFDUFA a I�������!e� �.e !e. —`�"'" A ' 4. OPEN SPACE / CONSERVATION ELEMENT 4.1 Maximize relationships of residential developments to major ' open space features; i.e. Linear Park, neighborhood parks, the golf course and open space corridors. 4.2 Retain major ravines as open space features within future ' development projects accommodating roads and utilities in accordance with standards adopted in future Specific Plans. 4.3 Encourage beautification of existing oil-producing areas, ' consolidation of existing and future oil wells and the orderly transition of non-productive oil lands to future development. ' 4.4 Maximize open space opportunities through the designation of permanent public open space within the Bolsa Chica Linear Park, Huntington Central Park and in four new neighborhood parks. 4.5 Preserve areas within the Bolsa Chica wetlands by incorporation into the Bolsa Chica Linear Park. 4.6 Mitigate significant vegetation impacts through the re- vegetation of major ravines as open space features. 4.7 Enhance the visual quality of the area by developing community theme landscaping and undergrounding utility service lines within new development. ' 4.8 Encourage the study and preservation of areas of significant historic and archeological value. 4.9 Encourage the preservation and/or replacement of existing tree stands to enhance the open space character of the area. 4.10 Pursue dedication and/or development agreements with developers to provide for parks, open space and trails concurrent with new development to serve the needs of new residents. ' 4.11 Open space shall be provided in substantial conformance with the alignments and capacities shown on the Open Space Element. Holly-Seacliff GPA January 8, 1990 422/02.013 16