Loading...
HomeMy WebLinkAboutGeneral Plan Amendment 76-1 Part B - GPA 76-1 Part B - Misce fya. sn is 376 GENERAL PLAN AMENDMENT 76-1 PART B : MISCELLANEOUS ITEMS decemberJV5 huMNnpfon beach planning department i Errata General Plan Amendment 76-1 Part B December, 1975 Page 1 - Section 1. 0, line 4: May. July Page 7 Section 2.1.2. 2 , line 5: 27286 , 2288 �► Page 8 - Section 2. 2, line 7 : dealth dealt Page 18 Section 2. 4. 1 Paragraph 2, dine 11 : -25 23 Page 20 - Section 2. 4. 2 Paragraph 2, line 6: Hneenragement-ef-high deneity-deee�epment-ti�rer�gh-amending-tie-Rend-Bae-£dement � Mend-be-eentrary-te-tie-n�riatsen-needs-ef-the-@enntp-and . SeAS-Reglen. While no formal City policy exists regarding the future of Meadowlark Airport, the City' s actions have been to allow the airport to continue as a nonconforming use until other development becomes feasible. The location of high density residential adjacent to the airport would increase the injury potential in the . event of an accident Page 51 - 7. , line 4 of or NOTE: Net acreage figures were used throughout the text to indicate areas and as a basis for 'analysis. However, the .factors used for density calculations and population estimates require gross acreage figures. Section 3. 0 has been corrected but the remaining portions do not include the corrected data. Although the data presented is slightly less than the worst case situation that is indicated by using gross acreage "figures, the analysis presented is not affected. Refined information is avail- able from the Planning Department. TABLE OF CONTENTS Page 1.0 INTRODUCTION 1.1 Intent and Purpose 1 � 1. 2 Methodology 2 2.0 AREAS OF CONCERN 2.1 Main Street and Huntington Street 3 2. 1. 1 East of Huntington Street 3 2.1. 2 West of Huntington Street 6 2. 2 Quarter Section South of Ellis Avenue 8 and East of Beach Boulevard 8 2. 2. 1 Southeast Corner of Ellis Avenue and Beach Boulevard 2. 2. 2 Northeast Corner of Garfield Avenue and 12 Beach Boulevard 2. 3 Northeast Corner of Florida Street and 16 Clay Avenue 2.4 Northeast Corner of Pearce Street and Bolsa 18 Chica Avenue 2. 5 Maguire Property/Huntington Harbour 21 2. 6 Center Drive 24 2. 7 Slater Avenue 27 2. 8 Administrative Items 30 3.0 AMENDMENT SUMMARY 3. 1 Scope of Amendment 35 3.2 Residential Standards 35 3. 3 Proposed Amendment, Phase I Land Use 36 Element i 3. 4 Summary of Land Use and Population 39 3.5 Proposed Amendment, Master Plan of Arterial 40 Streets and Highways 4. 0 ENVIRONMENTAL ASSESSMENT 4. 1 Project Description and Location 42 4.2 Environmental Setting and Impact 44 4. 3 Summary and Mitigation Measures 58 • 1. 0 INTRODUCTION This document constitutes Part B of the third amendment to the Phase I Land Use Element. The Element was adopted in December, 1973, and amended for the first time in March, 1975 and a second time in May, 1975. It also addresses changes to the Master Plan of Streets and Arterial Highways. 00 1. 1 Intent and Purpose In the past, the Planning Department has approached the General Plan on an element by element basis. Preliminary documents have been presented to the Planning Commission and are presently r under revision. Currently, however, several specific planning decisions must be made. Therefore, this General Plan Amendment is designed to investigate some areas where changing conditions require reconsideration of past decisions. At the same time, this amendment is meant to accomplish several minor administrative adjustments. ���� l 1. 2 Methodology The changes considered in this part of the Amendment derive from two sources: requests from property owners and "housekeeping" chores generated by the Planning Department. In Section 2.0, Planning Issues, each case is discussed and analyzed in terms of existing con- ditions and impact on surrounding areas as well as consistency with the goals and policies of the City. Section 3. 0 summarizes the recommendations contained in Section 2. 0 into a comprehensive text and plan to be adopted. Section 4. 0 presents an Environmental Assess- ment for the Amendment as required by the California Environmental Quality Act. 2 46 I i 2. 0 AREAS OF CONCERN While the primary emphasis of General Plan Amendment 76-1B is changes to the Phase I Land Use Element, two amendments to the i Master Plan of Streets and Arterial Highways have also been requested. The following sections discuss the requested changes. (See Figure 2-1) 2. 1 Huntington Street and Main Street The Huntington Beach Company has requested a change in land use designation for several closely located properties north of Main Street. However, the issues differ significantly for property on either side of Huntington Street. Therefore, for analytical purposes the property east of Huntington Street will be discussed in Section 2. 1. 1 and the property west of Huntington Street will be addressed !r in Section 2.1.2. 2. 1. 1 Northeast Corner of Main Street and Huntington Street. 2. 1. 1. 1 Background The site is located on the northeast corner of Main Street and Huntington Street (see Figure 2-2 ) . A request was received to amend the present Phase I Land Use Element designations of medium density residential and office- professional to medium density residential. The vacant 7. 69 acre site is presently zoned R3 (2. 06 acres) and R5 (5. 63 acres) . To the west is vacant R5, a few older single family homes, vacant industrial land, M2-0, and the Ferro Corporation. The northern boundary fronts apartments, R3. The Five Points Shopping Center is to the east of the sub- ject property and across Main Street, to the south, is vacant R5, a service station, C2, and office-professional, R5. 2. 1. 1. 2 Analysis Based on the surrounding land uses, either medium density residential or office-professional would be reasonable uses for the subject property. Determination of the best use for the property involves considering problems of open space availability and the need for office- professional at this location. Citywide potential demand for office-professional uses at ' ultimate development (based on historic average dwelling units per acre) is approximately 155 acres (based on Urban Projects, Inc. projections to 1990 and revised to ultimate) . Presently only 102 acres are designated for this use. However, an actual deficit does not exist be- cause office-professional uses are allowed under general s commercial designations. As Section 2. 2 illustrates, the City of Huntington Beach has an over abundance of as much as 500 acres of commercial property. With commercial property in such abundance there is actually an over abundance of office-professional areas. Even if there is potential excess office-professional property, perhaps the subject property is still needed for such a use. Considering the existing R5 development in the immediate vicinity (medical) , if the subject property were to be developed R5 the most likely use would be medical. This especially seems probable because the Phase I Land Use Element, as amended, designates office- professional uses in the vicinity of the Civic Center. Most non-medical office-professional uses would tend to locate near the Civic Center in contrast to future medical uses which would tend to locate in the immediate vicinity of existing medical facilities. 4 2.8.1 .......... ...........- 2A .2 125 v WOW', ............ Adftk HUNTINGTON B64CH G4LIFORNA 191 RMPOW, DEPARTMENT Areas Of Concern GENERAL PLAN AMENDMENT 76-1B 'j �r M • Whether there is any compelling need for office- professional on the subject property depends on whether the acreage is needed for future medical services. Based on Urban Project, Inc. projections, approximately 32 acres of medical uses will be needed in Huntington Beach at ultimate development. Presently the City of Huntington Beach has over 25 acres of existing medical uses. Since there are over 8 acres of vacant R5 property south of Main Street in the immediate vicinity of existing medical facilities, the need for office-professional north of Main Street is marginal at best. The subject property is approximately 1/2 mile from a pro- posed 5 acre park on Taylor Drive. The park will serve a population of less than 2, 000 persons even if the south- ern boundary of its service area is considered to be Main Street. The subject property, if designated medium density, would introduce a maximum of 276 inhabitants to the area, well below the capacity of the proposed park to serve the area. The only questionable aspect concerning the pro- posed park' s ability to serve the subject property is the eventuality that Ellis Avenue will become a major arterial as it was intended. If and when Ellis Avenue is completed it may not be reasonable to assume the park site on Taylor Drive can service the area south of Ellis Avenue (i.e. , the subject property) . In anticipation of this occurrence a residential development on the subject property should be a planned development with appropriate open spaces to mitigate what may be an open space deficiency. Since the subject property only has 2. 06 acres of residentially zoned land, a planned residential development would be unfeasible and the resulting residential development would worsen the open space deficiency. By designating the entire subject property (7. 69 acres) medium density resi- dential, a planned development would be feasible. 2. 1. 1. 3 Recommendation This Amendment to the Phase I Land Use Element proposes that the subject property remain Medium Density Resi- dential where it is so designated and be redesignated from Office Professional to Medium Density Residential on the remainder of the site. 2. 1. 2 Northwest corner of Main Street and Huntington Street 2. 1. 2. 1 Background The subject property involves two sites about 400 feet north of Main Street and Huntington Street (see Figure 2-2 The larger two acre site is vacant as is the smaller 1/4 6 r acre site. The larger site is zoned M2-0 and designated light industrial in the Phase I Land Use Element. The smaller site is zoned R5 and designated office- professional. Directly to the west is the Ferro Corp- oration, M2-0. The northern boundary of the larger site is vacant M2-0 and to the south of the smaller site is vacant R5. Between the two sites are older single family homes. To the east are apartments, R5, vacant R3 and vacant R5. On December 8, 1975 the Huntington Beach Company requested that both sites be redesignated medium density residential. 46 2. 1. 2. 2 Analysis The telling issue here is whether or not light industry is needed and. whether it should be located in the area of concern. Based on percentages of land use stipulated by the Urban Land Institute, an "ideal community" of 0 Huntington Beach' s size should have 2. 288 acres of industrial land. In contrast, a study of ten urban cities done by Harvard University discovered an average per- centage industrial usage such that if applied to Huntington Beach would indicate a need for 1,113 acres of industrial land. Presently, 1, 454 acres are designated • for industrial use. In view of competition from the large Irvine Industrial Complex, perhaps Huntington Beach has too much industrial land. If that is the case, then other uses should be determined for replacement of an appropriate amount of industrial acreage. However, industrial land should not be given up haphazardly but rather should be • done within the bounds of a well considered plan. Since this plan has not been completed and because the subject property has been found to be potentially good industrial_ property in a preliminary survey, redesignation from in-_ dustrial to residential is premature. a In the analysis of the subject property east of Huntington Street, office-professional was determined to be un- necessary north of Main Street. Perhaps the office- professional west of Huntington Street should be redesig- nated light industrial. In any case, the property should not be redesignated medium density residential unless and f until a plan for the City' s industrial land indicates the validity of such a redesignation. In keeping with City development requirements, the light industrial use on the subject property would be buffered from residential development east of Huntington Street. 0 2 . 1. 2 . 3 Recommendation This Amendment to the Phase I Land Use Element proposes 7 i that the subject property not be redesignated Medium Density Residential. 2. 2 East of Beach Boulevard, south of Ellis Avenue Quarter Section The quarter section bounded by Ellis Avenue on the north, Newland Street on the east, Garfield Avenue on the south, and Beach Boule- vard on the west was addressed in the March, 1975, Amendment to the Phase I Land Use Element. This quarter section contains two acres of concern addressed in General Plan Amendment 76-1B. The March, 1975, Amendment will be referred to frequently since two areas of concern in this Section have been dealth with in the first amend- ment. For purposes of clarity each of the two areas of concern will be analyzed separately although the analysis of each involves similar and related concerns. 2. 2. 1 Southeast corner of Ellis Avenue and Beach Boulevard (1) Background Information - The property is located approximately 620 feet south of the southeast corner of Ellis Avenue and Beach Boulevard (See Figure A request to amend the present general plan desig- nation to medium density residential was received December 5, 1975. Of the 8. 66 acre site, only 5 acres is requested to be amended. The site is vacant except for an older single family home. Presnt zoning is C4, Highway Commercial. The Phase I Land Use Element, as amended, designates the site general commercial. Land uses to the west include the remaining 3. 66 acres of C4 and across Beach Boulevard are automobile dealerships and a car wash. The Town and Country Shopping Center is directly to the north of the sub- ject area. The eastern boundary of the site abuts apartments (R3) . Directly south is another strip of apartments (R3 and C4) buffering the site from com- mercial (C4) and more apartments (R3) . As previously mentioned, this area was addressed in the first Amendment to the Phase I Land Use Element. The issue to be resolved concerned whether the site should be designated medium density residential or general commercial. Among the many problems con- sidered, the foremost was the designation of general commercial for the entire 8. 66 acres. Since it ap- peared very probable that only the frontage would be developed as commercial, the remaining land would be useful for only multiple family residential develop- ment. 8 �� i AVE. ELLI , I. Z TI M or MV­ AL 0"ER IAL FUTURE PARK A VACANT LY COM ERCI W C4 Z a _.P V T y AMILY 0 VACANT R3a; �a :3 • VACANT ri ------------ VACANT i APART. ` cAL > ' TLMM commmI ---- CONSTANTINE DR - ii.d.CC-NV Or A:10so Fw;"I"All- APARTr VACW OIL - J i ! AP I Z Upo � 1 SN FER CR. 1�- :ii . 1�. ...'i i r L� uMAT-M.1 o �Y! W lo I S I _ -- r NI �► V NT C'L T cPt ED;S10N nw+oE .LF M. -i:i'ANI'CE AREA OF CONCERN .2.23 ELLIS AVENUE AND BEACH BOULEVARD 9 lip Figure 2-3 A The Planning Staff concluded that the strip com- mercial designation should be removed to allow for , thoughtful planning of a well designed residential development. The following reasons were cited as the basis for this recommendation: (1) Planning Com- mission and City Council policy (Policy Plan) indi- cating a desire to reduce strip commercial zoning where appropriate, and (2) sufficient acreage should be made available for a well-designed planned resi- dential development which would include open space to mitigate the study area' s open space deficiency. However, a land use designation of general commercial was adopted. (2) Analysis - The problem cited above has emerged. The property owner requested a General Plan amendment to redesignate the 5 acre rear section of the 8. 66 acre site medium density residential (see Figure 2-3) and to leave the 3. 66 acre section fronting on Beach Boulevard as general commercial. Both commercial and medium density residential (or a combination thereof) are compatible with the surround- ing land uses. Therefore, in order to determine the best use for the site, open space needs and com- mercial space demands must be considered In the March, 1975, Amendment to the Phase I Land Use Element, open space needs for the quarter section bounded by Ellis Avenue, Newland Street, Garfield Avenue, and Beach Boulevard were estimated to be 3. 87 acres at ultimate development. Since a park of two acres is proposed, the net ultimate open space de- ficiency will be 1. 87 acres. The proposed Yorktown Community Park would have mitigated to some extent this deficiency, however it has since been reduced in ' size and scope by the Amendment to the Phase I Land Use Element. More residential development will create an even greater open space deficiency. Under such circumstances further residential development should be planned developments and include open space to mitigate the increased open space deficiency. Since planned developments of 5 acres or less have been constructed in the general area, such a development can be considered feasible on the site in question. However, the availability of the whole site of 8. 66 acres would be a greater inducement to construct a planned residential development as well as making the necessary space available for a better project. 10 Aft In the March, 1975, Amendment to the Phase I Land Use Element reference was made to the large amount of land * within the quarter section designated for commercial use. Approximately 25.7 percent of the area of the quarter section was designated for commercial use and appeared to be excessive. Also noted was that the basic planning concepts do not favor this type of development due to resultant impacts such as traffic problems, lack of visual harmony, and general in- efficiency of land use. Not available at the time the March, 1975, Amendment was prepared but subsequently developed by Urban Projects, Inc. was data on commercial demand for the i City of Huntington Beach. By 1990 a demand for 542 acres of general commercial will exist in Huntington Beach. At an ultimate population of 205, 000 (based o average historic units per acre development, existing zoning, and 2.73 persons per household) demand for general commercial will be 584 acres. Huntington Beach presently has 1,101 acres designated as general commercial, or an over abundance of approximately 500 acres. Based on figures quoted by the Urban Land Institute an "ideal community" should have 5 percent of its area in commercial uses (including hotels, motels, office-professional, etc. ) . This amounts to 953 acres, still less than the amount of general com- mercial land existing in Huntington Beach. Based on a Harvard University study of nine urban cities, 2.9 percent of city area is normal for commercial use. This would amount to 553 acres in Huntington Beach, well below our present supply. When the over abun- dance of commercial land is tied to a pattern of strip commercial development the roadside becomes cluttered with marginal businesses which upon failing leave the area appearing even more chaotic than normal strip commercial. However, an over abundance of commercial zoning has a positive effect in that it .acts as a transitional zone delaying the development of various parcels until such time as the appropriate issues have been considered and resolved. With limited commercial acreage demand, decisions must be made as to exactly how important strip commercial is to Huntington Beach. As has been cited, a multitude of problems exist with strip commercial development. Planning Commission and City Council policy favors limiting strip commercial. The need for commercial prop- erty within the area of concern appears to be sat- urated due to the existence of more than 20 acres of shopping center at Five Points and Town and Country. Therefore, commercial use on this property lip 11 can only be justified if a larger market area is being served. However, the over abundance of com- mercially designated land and the existence of key commercial areas drawing people away from_this lo- cation such as: The Huntington Center, the new Seacliff Shopping Center, the hoped for re- development of the Downtown and a large area zoned C2 south of Yorktown Avenue and east of Beach Boulevard. (3) Recommendation - This amendment proposes that the Phase I Land Use Element designate the site Medium Density Residential. It further recommends that the 3. 66 acres fronting Beach Boulevard also be desig- nated Medium Density Residential 2. 2. 2 Northeast corner of Garfield Avenue and Beach Boulevard (1) Background - The site is located on the northeast cor- ner of Garfield Avenue and Beach Boulevard and in- cludes the entire corner except the property on which a service station is located (see Figure 2-4) . A re- quest to amend the present General Plan designation was received December 8, 1975. The request includes redesignation of the northerly most 4.74 acres to medium density residential and redesignation of the southeastern 1.88 acres to high density residential. No change was requested for the southwestern 1. 09 acres. Present zoning is C4 and the Phase I Land Use Element, as amended, designates the site general commercial. Land uses to the west and across Beach Boulevard include an automobile dealership, equip- ment rentals and a service station. To the north is a vacant field supporting some oil uses and buffer- ing the site from a restaurant and apartments (R3) . To the south and across Garfield Avenue is the Edison Maintenance Yard and a fast food establish- ment. As was mentioned in the previous Section (2 .2.1.1) , this area was considered in the March, 1975, Amend- ment to the Phase I Land Use Element. The issues were exactly the same for this site as in the site considered in Section 2. 2. 1. In this case as in the former the area was designated general commercial rather than medium residential. 12 ACIZI ■� 1 Lot— _ •. '• •�: a�' � ' bwd Is Mol �Ii111� = , _• " %/�■1Nmilli � � s (2) Analysis - Once again problems of compatibility with surrounding land uses take a back seat to the issues of open space needs and demand for commercial uses since medium and high density residential and com- mercial uses are all reasonable or possible based on present surrounding land uses. Open space needs are similar to those for the previously analyzed request. A deficiency of open space exists and if residential development takes place it should be a planned development with appropriate open spaces as a mitigating measure for the overall deficiency in open space. In this case 4. 74 acres are requested to be redesignated medium density residential and 1.88 acres to high density residential. However, with the existing open space deficiency high density development would be un- acceptable except to the extent open space can be made available in the project itself. Once again the more substantial the site is, the greater the in- ducement for developing a planned residential develop- ment. A better project is likely if the 1. 88 acre and 4. 74 acre sites are combined as one project. Due to the open space deficiency, medium density rather than high density development would be most reasonable. Commercial use is also an issue on this site since 1. 09 acres are requested to remain general commercial. Unlike the previous area of concern, strip commercial is not an issue. The site is only large enough for a convenience center and is situated in a manner that would allow it to serve such a function. The issue is whether a commercial center is needed at the intersection of Garfield Avenue and Beach Boulevard and if so, is this the optimum site for such a development. Presently no convenience center exists at the inter- section of Garfield Avenue and Beach Boulevard in spite of the fact that residential development is occurring west of the intersection of Beach Boule- vard and Garfield Avenue. A 7 acre vacant C2 site is located on the southwest corner of Beach Boule- vard and Garfield Avenue and could afford space for a convenience center (see Figure 2-4 ) . Other than this site, however, only the subject property on the northeast corner of Beach Boulevard and Garfield Ave- nue is available for a convenience commercial center. The nearest existing convenience center is on the northeast corner of Yorktown Avenue and Beach Boule- vard, l mile from the Five Points and Town and Country Shopping Centers. Ideally a convenience 14 center on the northwest corner of Yorktown Avenue and Beach Boulevard would suffice as a complement to both the new Seacliff Shopping Center and Five Points Shopping Center. This site would serve the needs of the quarter section bounded by Garfield Avenue, Beach Boulevard, Yorktown Avenue and the railroad tracks. A convenience center located here would negate the need for a commercial site at the south- western corner of Garfield Avenue and Beach Boule- vard. However, sufficient vacant land does not exist for a convenience center on the northwest corner of Yorktown ,Avenue and Beach Boulevard. Although the intersection of Garfield Avenue and Beach Boulevard is not the optimum location for a convenience center, because of its close proximity to relatively large commercial centers, it is the only viable location available at a major intersection. The two sites available for commercial use at Beach Boulevard and Garfield Avenue have differing qualities which should be considered before suggest- ing a commercial use on either The subject property, which is at the northeastern corner of the inter- section, has an existing service station located .,____ there. It would appear reasonable that a convenience center could be developed around the station. How- ever, if the 1. 09 acre site were designated the same density residential as the surrounding 6. 62 acres then 7. 71 acres would be available as an inducement for the development of a planned residential develop- ment. Obviously this does not rule out a commercial use on the site, rather the possible benefits of a residential designation are highlighted. When con- sideration is given to the fact that commercial development is already excessive in the quarter section, residential development appears even more favorable. The site southwest of the intersection on the other hand seems to be well suited for commercial develop- ment. The site is closer to the population most in need of service, access to the site is extremely good, and enough acreage is available that should there fail to be any shopping centers developed be- tween Atlanta Avenue and Ellis Avenue on Beach Boule- vard the site could be developed fully to relieve what would become a shortage of commercial centers in this section of Huntington Beach. • 15 (3) Recommendation - This amendment proposes that the Phase I Land Use Element designate the 4 .74 acre and 1. 88 acre site Medium Density Residential. It further recommends that the 1. 09 acre site also be designated Medium Density Residential. 2. 3 Northeast corner of Clay Avenue and Florida Street This section deals with two amendment requests on sites with contig- uous boundaries. Both are requests for designations of medium density residential and are considered simultaneously. 2. 3.1 Background Two sites are being considered in this section. On the northeast corner of Clay Avenue and Florida Street is the larger 3. 35 acre site (see Figure 2. 5) . An older single family house is located on the site as well as various plants stored from a nursery establishment. The vacant smaller . 94 acre site forms the northern boundary of the larger site. Both sites are designated as general commercial in the Phase I Land Use Element. However the smaller site is zoned C2 and the larger site is zoned R5. Requests were received December 5 and 8 , 1975 to amend the Phase I Land Use Element such that both sites would be designated medium density residential. The area directly west of the area of concern includes a Church (R2) and apartments (R2) . To the north is vacant C2 which was discussed in Section 2. 2 as being the best location in the vicinity for the development of a com- mercial center. The eastern boundary is formed by a nursery (C4) and vacant C4 on which will be built a Church (Conditional Use Permit No. 75-15) . South, across Clay Street, are apartments (R3) . 2. 3. 2 Analysis The over abundance of commercial zoning in Huntington. Beach was dealt with in great detail in Section 2. 2. Based on the data presented, no compelling need exists for keeping the present general commercial designation for the subject properties. The vacant land north of the subject properties has sufficient acreage and the configuration is excellent for. the development of a commercial center. The orientation of the subject properties to the surrounding land uses, especially because of the developments fronting Beach Boulevard, is such that commercial uses would be in- appropriate. Access to the subject properties is not adequate. This is easily seen when compared with access to the site north of the subject properties. 16 P.."WIN.� t : t ME, NONE i / =�1 �■ :aim � ..� � ' t s - The surzounding residential areas are designated medium density in the Phase I Land Use Element and a majority of the area is developed with medium to high density resi- dential. If the subject properties are designated resi- dential , the density should be medium. A medium density development on the 4. 29 acres of property would, at a maximum, increase the population by 154 persons. Open space will not be strained by an added population of approximately 154 people. In the first Amendment to the Land Use Element land uses were recommended and adopted for the area titled Government Center/Old Town. This area included the subject properties. Only 4 acres of park were recommended and adopted for the study area. However, according to Open Space and Conservation Element Background Report, 8 acres of park will be built on the Yorktown/ Delaware site above. With this additional park acreage available, 153 additional people pose no problem for open space availability in the area. 2. 3. 3 Recommendation This Amendment to the Phase I Land Use Element proposes that the subject properties be designated Medium Density Residential. 2. 4 Bolsa Chica and Pearce Streets 2. 4. 1 Background Information The subject property is located at the northeast corner of Bolsa Chica and Pearce Streets (Figure 2 . 6) . In December, 1975, the property owners of Parcels 1 and 2 requested the Planning Department to consider redesig- nating the subject property from low density residential to medium density residential. Parcel 1 is a 4. 34 acre site that is presently vacant. Parcel 2 is a 5. 03 acre site that is vacant except for an older single family home and greenhouse. Both parcels are zoned Rl, low density residential. The property directly to the north of parcels 1 and 2 is zoned C2, community business district, and R2, medium density residential. The C2 property is developed with a service station and retail commercial. The R2 property consists of 18 fourplex units. The property directly to the east is zoned Rl, low density residential, and is developed with 25 single family units. The land bounding the sub- ject property on the south is zoned R2 and presently con- tains a retail nursery and a few single family units. The 18 17 AVE IIL DAIRY -a SHOWING CENTER : a V/ KT i VANT }���1 �j parcel ]Hill IH pa2ce d, 1 ll� 31 �SINGLF ST. F APARTMENTS N RY ►- I LI R3 VACANT ca LARK A-IRPOR-0 T tun r 2 O AREA OF CONCERN 2.4 BOLSA CIRCA PEARCE STREETS 19 Figure 2-6 property to the west, across Bolsa Chica Street, is zoned R2 and has on it three duplex buildings facing the study area. 2. 4 . 2 Analysis The issue that is involved in amending the Land Use Element for the subject property concerns the desirability of increasing density around an existing airport. The subject property contains approximately 9. 5 acres of low density residential which at its highest density would accommodate 7 units per acre or approximately 45 dwelling units. Medium density residential land use provides a maximum density of 15 units per acre or 142 dwelling units. Projected population figures for existing low density residential on the subject property is 152 persons, while medium density residential would provide 339 persons. The low density residential land use creates the fewest number of dwelling units and persons and would be compatible with existing single family dwelling units to the east and south of the subject property. The future existence of Meadowlark Airport is unknown at this time. It is generally felt by the County of Orange and the Southern California Association of Governments (SCAG) that Meadowlark Airport is an important general aviation facility and should remain open until alternative facilities are provided. Encouragement of high density development through amending the Land Use Element would be contrary to the aviation needs of the County and the SCAG Region. Also, the subject property lies in close approximation to Sunset Heights. This area has heavy concentration of medium and high density residential. This heavy concen- tration raises the question of the present need for additional medium density residential land use desig- nation within and around the subject property. The property lying immediately south of the planning area is presently designated for medium density residential and is zoned R2. However, a field survey shows present land use on this property to be single family dwelling units. Also, single family dwelling units presently exist to the east of the subject property. These dwelling units are only 2 . 5years old. The existence of Meadowlark Airport, the high concen- tration of already existing medium and high density residential dwelling units and and around Sunset Heights 20 ACNEX • and the existing low density residential land uses to the • east and south of the subject property provides support for the contention that it is premature at this time to re- designate the Land Use Element for the subject property to medium density residential. 2. 4. 3 Recommendation • Designation of the subject property to a land use other than low density residential should be part of a comprehensive study of future land uses within the Meadowlark quarter section. The study should include the area bounded by Warner Avenue on the south, Graham Street on the east, Heil • Avenue on the north and Bolsa Chica Street on the west. 2. 5 Maguire' s Property/Huntington Harbour 2. 5. 1 Background Information The Maguire property is located on the northeast side of Pacific Coast Highway between Anderson Street and Admiralty Drive (Figure 2-7) . It encompasses approximately 35 acres and consists of one parcel of undeveloped land. The Land Use Element of the General Plan designates this property as destination resort. • The northerly 19 acres of the subject property, including a 150 foot by 1500 foot stretch of land extending the length of the property and immediately adjacent to Pacific Coast Highway is zoned C4 (highway commercial district). The remaining 16 acres lies within the southern portion of the • subject property and is zoned R1, low density residential. The subject property is bounded on the northeast by Harbor Channel and on the southeast by Queen Elizabeth Passage. Directly across Queen Elizabeth Passage are low density residential dwelling units. A proposed 58 unit townhouse • development (Tentative Tract 5813) borders the subject property to the north. ;The property directly to the south, across Admiralty Drive, is the location of a Bank of America Branch and behind it are single family dwelling units. The property to the west, across Pacific Coast Highway, consist of various residential and strip commercial land uses. • The property owner of the subject parcel has requested that the General Plan of land use be amended from its present destination resort designation to low density residential, medium density residential and commercial. Such an amendment would be reflective of a preliminary conceptual plan that has been developed for the subject 21 • lip TT 8713 �Ja Goo ^ c�T•y` A �` TT 5K3 v Tf 8a RVICAT acAKr ION C4 �ReoA ab .oq VACANT �,. o R1 coo �a � s 'Vol F GF C'0 0 '9 4 mJ �G \s AREA OF CONCERN 2.5 MAGUIRE 5 PROPERTY 22 Adft IRPI�11 Figure 2-7 property (Tentative Tract 6675) . The purpose of this section is to investigate this request, to determine the compatibility of the proposed changes with sur- rounding- land uses and to recommend a course of action , based on this investigation. 2. 5. 2 Analysis e The Destination Resort General Plan designation provides the focal point for the analysis of the subject property. The destination resort designation was conceived as pro- viding beach oriented tourist related land uses. Such land uses included residential (including multi-story) , hotels and motels, retail and specialty commercial, office- professional and public uses and facilities . The broad nature of the destination resort designation provides on the one hand the advantage of flexibility and creativity on the part of the developer, while on the other hand ignores the issue of compatibility with adjacent properties until development pressures build, thus having a built-in potential for conflict. In redesignating the subject property from destination resort to more specific land uses care has been taken to assure that the intent of destination resort is maintained. The issue is not to change the desired use of the property, but rather to provide more specific land use designations which will provide generalized guidelines in the develop- ment of the property and assure compatibility with surround- ing land uses. f An important consideration when evaluating the land uses on the subject property is the single family dwelling units that lie immediately across the Queen Elizabeth Passage. There is a need to assure that the development that occurs on the southeast portion of the subject property is com- patible with these units. A buffer zone of low density residential would be compatible and would offer a smooth transition from higher density residential that would occur on the subject property. In addition to low density residential, the con- ceptual plan for development of the subject property calls for development of approximately 21. 33 acres of medium density residential and 10. 93 acres of commercial. The medium density residential would act as a transitional zone separating the low density residential on the south- east portion of the subject property from proposed com- mercial development. The commercial land use will be situated on the north 10. 93 acres of the subject property. 23 The Planning Staff believes that the commercial development would be compatible with existing land use designation ad- jacent to the subject property on the north. These ad- jacent land uses consist of commercial and high density residential. Recommendation Redesignate the Land Use Element for the subject property from destination resort to 3. 59 acres of low density resi- dential on the southeast portion of the subject property, 21. 33 acres of medium density residential as a transitional zone, and 10. 93 acres of commercial development on the northerly portion of the subject property. 2. 6 Center Drive 2. 6. 1 Background Center Drive is located approximately 1250 feet north of the intersection of Gothard Street and Edinger Avenue. The street presently extends east of Gothard Street for approximately 1275 feet and serves the Huntington Shopping Center. It is designated as a local street although con- structed to secondary arterial street standards. On May 20, 1975, the City retained the services of Donald Frischer and Associates to perform an independent study for the purpose of determining the feasibility of modifying the San Diego Freeway Interchange at Beach Boule- vard and evaluating the impact on traffic conditions on the Freeway and streets, particularly at the intersection of ! Beach Boulevard and Edinger Avenue, that would 1result be- cause of the modification of the interchange. In August, 1975, the consulting firm released its study. In it modification to the existing freeway interchange was proposed. (Figure 2-9) . As can be seen from the ! proposed modification, Center Drive takes on an increasing importance by receiving and distributing traffic coming off and entering the southbound lanes of the San Diego Freeway. Analysis of the reclassification and extension of Center ! Drive was to be made part of the Circulation Element. How- ever, the City has an opportunity to receive funds from the 1Modification Study of the Beach Boulevard Interchange, Don Frischer Associates, August 15 , 1975. p. 1 24 Adft aAv +osiwa� m < fA ./ ♦�`� !�� lvJrb vG}:8 h �N�:: NOIStrUNnR 43Hi 1 in n ^_ Ad= Q --- m fl---— i Q a. C i !H m N 2 6l 611 o N 10 co N MI U7 NAV W 1 1 1$311 McFadden Avenue N 01 � N 0 �+ NOT TO SCALE yl O a: A GOLDEN r WEST �'• o :OLLEGE 9o`'er G�. m Center Drive 0 a HUNTINGTON CENTER c3 Wittga►Avenue OOOflID f�ISC�i�� C flSSOCiflI�S runic ANO rRms"nnriom • cNGONLMS"D.LANNCRs PROPOSED HIGHWAY MODIFICATIONS Figure 2-9 Arterial Highway Funding Program (AHFA) for the engineering ' and construction of the Center Drive extension if the street is included on the City' s Master Plan of Arterial Streets and Highways. Therefore, the Staff believes it would be in the best interest of the City to pursue at this time an Amendment to the Master Plan of Arterial Streets and Highways instead of waiting for the completion of the Circulation Ele- ment. 2. 6. 2 Analysis The modification of the freeway interchange as proposed in the Frischer Report will require the extension of Center Drive to intersect with Beach Boulevard. The on and off ramps of the Route 405 southbound traffic will intersect Center Drive approximately 500 feet west of Beach Boulevard. Center Drive is proposed to have two traffic lanes in each direction and a median with left turn lanes. The modifi- cation to the existing interchange is primarily designed to relieve traffic congestion at the Edinger Avenue and Beach Boulevard intersection. When fully improved, Center Drive would be able to accomo- date an average daily traffic volume (ADT) of 20, 000 vehicles. The Frischer Report indicated that Center Drive as a secondary arterial street would be adequate to meet projected traffic volume. 2. 6. 3 Recommendation Place Center Drive on the City' s Master Plan of Arterial Streets and Highways with a secondary arterial street road classification and show it intersecting Beach Boulevard. 2 . 7 Slater Avenue 2. 7 . 1 Background Slater Avenue between Graham Street and the Bolsa Chica Street extension is shown on the Master Plan of Arterial Streets and Highways as a proposed secondary arterial street. The Kendall Development Company filed an appli- cation for Tentative Tract 8630 that proposed an R1 Sub- division of 166, 6000 square foot lots. The proposed align- ment of Slater Avenue lies along the north 80 feet of the Kendall property. The question of the extension of Slater Avenue west of Graham Street was raised during the appli- cation process. ACWL 27 KEN I L*OR`.'H DR c� F� Rl I -- VACANT 1 � ki G, H J 1 1 Y = H. SL TER M VA T T S630 SERENE . RID`EBURY 2 J � 2 J AREA OF CONCERN 2.7 SLATER AVENUE 2s Alft 1 lip Figure 2-10 The Tentative Tract came before the Planning Commission • in June, 1975, Two Tentative Tract Maps were presented to the Planning Commission. One map showed Slater Avenue extending west of Graham Street to intersect with the Bolsa Chica Street extension. The second map shows the proposed Tract with this section of Slater Avenue deleted. The Planning Commission conditionally approved both Tentative Tract Maps with the stipulation that a final decision for the north portion of the development would have to be made prior to recordation of a Final Tract Map. The evaluation and recommendation of this section of Slater Avenue was to be part of the Circulation Element of the General Plan. As a result of the shift in priorities and the delay of the Circulation Element, it has become necessary to ex- tract the Slater Avenue extension from the Circulation Element and pursue the issue as a revision to the Master Plan of Arterial Streets and Highways. Development pressures have developed that make a decision on the future of Slater Avenue extension necessary. The developer has waited for a decision since June, 1975 , but is nearing the time when he has scheduled develop- ment to begin. Therefore, the analysis of Slater Avenue is being carried out at this time. 2. 7. 2 The Slater Avenue extension west of Graham Street is proposed to extend to the Bolsa Chica extension. The extension as shown on the adopted Tentative Tract Map 8630 would intersect the Bolsa Chica Street extension immediately south of the proposed Wintersberg bridge crossing. Such an alignment of Slater Avenue and Bolsa Chica Street would create a hazardous intersection, primarily due to the difference in grade between Bolsa Chica Street extension and the Slater Avenue extension and the creation of an angled intersection instead of the customary right angle intersection. Other issues that the Slater Avenue extension raises are (1) the need for having two arterial streets intersect Bolsa Chica Street within a distance of about a quarter mile, and ('2) the effect deleting Slater Avenue would have on other arterial streets which would have to absorb the traffic which would normally move along this section of Slater Avenue. Signal Properties, Incorporated Traffic Study (June, 1972) and the Herman Kimmel Traffic Study (September, 1974) shows Slater Avenue extension as having average daily traffic volumes of 6,200 and 5,000 vehicles respectively. Graham Street is shown in the Signal Properties Traffic Study as having an ADT of 14, 500 vehicles. The Herman Kimmel Traffic Study shows an ADT of 12, 000 vehicles along Graham Street. If the Slater 29 Avenue extension is deleted from the Master Plan of Arterial Streets and Highways between Graham Street and Bolsa Chica Street extension, the traffic that would move along this segment of Slater Avenue would ba redirected to Graham Street and Bolsa Chica Street. Under the Signal Properties Incorporated Traffic Study, the 6, 200 ADT vehicle trips would be redirected to Graham Street and Bolsa Chica Street. Though no analysis was made by Signal of the effect this deletion would have on these adjacent arterials, it is apparent from reviewing the study that it would have only minimal effect. The Herman Kimmel Traffic Study concluded that the 5, 000 ADT vehicle trips along Slater Avenue could be redirected to Graham Street and Bolsa Chica Street without great effect on the capacities along these arterials . Both the Signal Properties Incorporated Traffic Study and the Herman Kimmel Traffic Study were reviewed by the Plan- ning Department Staff in determining a recommended course of action. Also, the effect of deleting Slater Avenue was studied as it would relate to the Preliminary Circulation Plan to be made part of the Circulation Element. All in- dications point to deleting Slater Avenue west of Graham Street to Bolsa Chica Street as a secondary arterial. The traffic that has been projected along this section of Slater Avenue will be able to be dispersed along Bolsa Chica Street and Graham Street with only minimal effect. 2. 7 . 3 Recommendation The Planning Staff recommends deletion of Slater Avenue west of Graham Street and east of Bolsa Chica Street from the Master Plan of Arterial Streets and Highways as a secondary arterial. 2. 8 Administrative Items The two sites considered in this section have no designated land uses in the Phase I Land Use Element. 2. 8. 1 Northeast corner of McFadden Avenue and the San Diego Freeway , 30 Adak 2. 8. 1. 1 Background The site is located at the eastern corner of the San Diego Freeway and the McFadden Avenue overpass (see Figure 2-11) . The site is 1/4 acre and is part of a mobile home park. Present zoning is R1. No Phase I Land Use Element desig- nation has been determined. To the west is the San Diego Freeway and McFadden Avenue. The northern boundary is formed by McFadden Avenue which buffers the site from single family homes (R1) . To the west is the Cityof Westminster and the majority of the mobile home parks. South of the subject property is the San Diego Freeway. 2. 8. 1. 2 Analysis The site is presently part of an existing mobile home park. The mobile home park is 'developed at about 8. 5 units per acre. In keeping with the existing land use and the residential density designations of the Land Use Element, the subject property should be designated medium density residential. 2. 8. 1. 3 Recommendation This Amendment to the Phase I Land Use Element proposes that the subject property be redesignated Medium Density Residential. 2. 8. 2 Southwest corner of Edinger Avenue and Newland Street 2. 8. 2. 1 Background The issue area encompasses approximately fifteen (15) acres of vacant land bounded by the San Diego Freeway and the City of Westminster (see Figure 2-12) . A large portion, approximately twelve (12) acres is presently desiqnated as part of the San Diego Freeway alignment. The remaining portion is designated for medium density residential uses. The allowable density range is 8-15 dwelling units per gross acre. The portion of the issue area designated as freeway right-of-way was previously intended to be the location of an interchange between the San Diego Freeway and the pro- posed Route 39 Freeway. Since the State of California has deleted the Route 39 Freeway from its plans, efforts have been made in previous Land Use Element Amendments to delete all established Route 39 Freeway rights-of-way. Alternative land use designations were assigned in other areas and the process should be continued in this issue area. Aft 31 WHITNEY DR. Q HARHAY AVE - a EVEREST CR C+q 95+� s j LE DO N WAY y NA W _ <'1' � - m ROCKWEII (n 4 z Z -- AV E O • Z. - - O p - Z cr F- t - DARWIN AVE LL �z 0 -- z V) - utL:j"' (r mc I N� w E S4WTNSTER J � I m9B w MoatLE FM f- -- Ix 1 VACANT cr C4 '� _1 --- � -- AREA OF CONCERN 2.8.1 N.E. CORNER OF MC FADDEN AVENUE AND SAN DIEGO FREEWAY 32 Figure 2-11 • 2. 8. 2. 2 Analysis The issue area is currently zoned R3 which corresponds to high density residential development and has been recognized as a potential high density residential node. In fact, a 276 unit apartment complex has received approval and has already been issued building permits. The project density is within the R3 range at 22 units per acre. Fourteen (14) acres of the site is being developed. One acre of the site at the southwest corner of Newland and Edinger is zoned for commercial use The issue area is also located adjacent to the freeway and does have relatively good access to the freeway and major streets. Additionally, commercial and business centers are within several minutes drive. Finally, the location of other high density residential in the area make this area attractive for high density residential use. Since the area is no longer required for the Route 39 Freeway interchange and the City has permitted the development of the area with high density residential use, a change in land use designation is necessary. In addition, the smaller portion of the issue area that is presently • designated medium density residential should also be changed. The General Plan land use category that appears 'to be the most logical is high density residential. This would allow development at densities above 15.1 units per gross acre, accommodate the approved development and not create con= flicts with existing zoning. 2. 8. 2. 3 Recommendation • This Amendment proposes that the Phase I Land Use Element designate the subject property High Density Residential. • • /f 33 • lip J EDINGER AVE." - — (CITY OF WESTMINSTER) _ R 3 s4ti R3 � o to ��Qo J A,, t`y'y STARK AVE R 3 c� C/2 H4I OR. x � 3 w a z c3; in- 5.S G O CITY OF WESTMINSTER G O H IL IL 1 n r•�-�rn ,-� � rT-7�—T-7�T7�T1 nc F AREA OF CONCERN 2.8.2 EDINGER AVENUE AND NEWLAND STREET 34 Adft Figure 2-12 3. 0 AMENDMENT SUMMARY As explained in Section 1. 0 , the purpose of this part of the third amendment to the Phase I Land Use Element is to investigate areas of the City where changing conditions require reconsideration of past decisions and to initiate several minor administrative adjustments. This section of the report compiles the recommendations developed in Section 2. 0 into a combined form for adoption. 3. 1 Scope of Amendment Adoption of this amendment to the Phase I Land Use Element consti- tutes approval of the Land Use Plans and added residential standards in the identified areas only. Adoption of the amendment will not affect any other area of the City. 3. 2 Residential Standards Residential standards utilized in this amendment are those incorpor- ated in the first amendment to the Phase I Land Use Element. These standards , which generally reduce residential densities, are out- lined in the first amendment report. Because they were adopted in that document, they need not be re-adopted at this time. With adoption of this amendment, however, the new densities will be applied AM�i 35 to the identified areas thus adding to the five planning units in which they are already used. 3. 3 Proposed Amendment 76-1B, Phase I Land Use Element 1. Northeast corner of Main Street and Huntington Street The 5 . 63 acre subject property should be designated Medium Density Residential (8-15 units per gross acre) in view of the marginal need for office professional uses on the property. Proposed Land Use Acreage Summary Category Gross Acres Residential Medium Density 8-15 un/gac 7.57 Projected Population Residential Gross Maximum Total Population Estimated -,ne Acres Units/gac Units Per Unit Population Medium Density 7.57 x 15 = 114 x 2.39 = 272 2 . Southeast corner of Ellis Avenue and Beach Boulevard This 8. 66 acre site should be designated Medium Density Resi- dential (8-15 units per gross acre) in keeping with the surround- ing land uses , Planning Commission and City Council policy to reduce strip commercial and the marginal utility of commercial at this location. Proposed Land Use Acreage Summary Category Gross Acres Residential Medium Density 8-15 un/gac 10.04 Projected Population Residential Gross Maximum Total Population Estimated Zpe Acres Units/gac Units Per Unit Population Medium Density 10.G4 x 15 = 151 x 2.39 = 361 36 Adft 3. Northeast corner of Garfield Avenue and Beach Boulevard The 7. 71 acre subject property should be designated Medium Density Residential (8-15 units per gross acre) in keeping with the sur- rounding land uses and the marginal utility of commercial at this location. ! Proposed Land Use Acreage Summary Category Gross Acres Residential Medium Density 8-15 un/gac 8.69 Projected Population Residential Gross Maximum Total Population Estimated Type Acres Units/gac Units Per Unit Population Medium Density 8.69 x 15 = 130 x 2. 39 = 311 4. Northeast corner of Clay Avenue and Florida Street The 4. 29 acre subject property should be designated Medium Density Residential ( 8-15 units per gross acre) in keeping with the sur- rounding land uses and the marginal utility of commercial/office uses at this location. Proposed Land Use Acreage Summary ! Category Gross Acres Residential Medium Density 8-15 un/gac 4.99 Projected Population Residential Gross Maxim n Total Population Estimated nTe Acres Units/gac Units Per Unit Population Medium Density 4.99 x 15 = 75 x 2.39 = 179 37 t 5. Maguire Property/Huntington Harbor The 35. 85 acre subject property should be designated General Conunercial (10. 93 acres) , Medium Density Residential (21. 33 acres) and Low Density Residential (3. 59 acres) in keeping with surrounding land uses. Proposed Land Use Acreage Summary Category Gross Acres Residential Low Density 0-7 un/gac 3.88 Medium Density 8-15 23.1 Commercial Retail 11.77 Total 38.75 Projected Population Residential Gross Maximum Total Population Estimated Type Acres Units/gac Units Per Unit Population Low Density 3.88 x 7 = 27 x 3.39 - 92 Median Density 23.1 x 15 = 347 x 2.39 = 829 Total 921 6. Administrative changes a. McFadden Avenue and San Diego Freeway - This . 25 acre subject property has no land use designation and should indicate the present use of Medium Density Residential. Proposed Land Use Acreage Summary Category Gross Acres Residential Medium Density 8-15 un/gac .61 38 Afak r E Projected Population Ws.idential Gross Maximum Total Population Estimated Type Acres Units/gac Units Per Unit Population Medium Density .61 x 15 = 9 x 1.87 = 17 b. Edinger Avenue and Newland Street - This 15 acre subject property has no land use designation due to the deletion of the Route 39 Freeway and should indicate the present and/or anticipated use of High Density Residential. • Proposed Land Use Acreage Summary Category Gross Acres Residential • High Density 16-35 un/gac 18.17 Projected Population Residential Gross Maximum Total Population Estimated 'type Acres Units/gac Units Per Unit Population High Density 18.17 x 35 - 636 x 1.87 = 1189 3. 4 Summary of Land Use and Population The following tables present a statistical summary of the proposals set forth in this amendment: Proposed Land Use Acreage Summary Category Gross Acres S Residential Low Density 0-7 un/gac 3.88 Medium Density 8-15 un/gac 55. High Density 16-35 un/gac 18.17 1 Commercial Retail 11.77 Total 88.82 r 39 Projected Population 11-sidential Gross Maxi.mm Total Population Estimated Type Acres Units/gac Units Per Unit Population Law Density 3.88 x 7 = 27 x 3.39 = 92 Medium Density 55. x 15 = 825 x 2.39 = 1,972 High Density 18.17 x 35 = 636 x 1.87 = 1,189 Total 3,253 3. 5 Summary of Proposed Amendments to the Master Plan of Arterial Streets and Highways 1 . Center Drive Center Drive east of Gothard Street should be ex- tended west to intersect with Beach Boulevard. Center Drive should also be upgraded from a local street to a secondary arterial classification and placed on the Master Plan of Arterial Streets and Highways. 2 . Slater Avenue Extension Slater Avenue west of Graham Street and east of the proposed Bolsa Chica Street extension should be deleted from the Master Plan of Arterial Streets and Highways as a secondary arterial. The 4000 to 6000 ADT that has been projected along this section of Slater Avenue will be redirected to Graham Street and the Bolsa Chica Street extension. 40 Aft % 'i �`r P ti � 2 I� f p __... .�._ ( I b, �PP / 11 \ r ........................ ,\ O 'Q' ' eve eq 71 / \ ' r a \ y } y _ _I F. , t I .,. LEGEND @ � RESIDENTIAL PROPOSED GENERAL R HUNTINGTON BEACH CALIFORNIA Q Low Density 0-7 un/gac ' PLANNING DEPARTMENT B r u, a . s 0 Medium Density 8-15 un/gac High Density above 15 un/gac PLAN AMENDMENT 76-IB COMMERCIAL. m Retail --- Secondary Arterial Street 1 I L EGE ND .� FRF E:WAY MAJOR I:'0' R/W • I I CENTER PRIMARY 100'R/W DRIVE SECONDARY 80'R/W I � NOTE. SOLID LINES INDICATE EXISTING IGHT WAY • NOT NECESSARILY ULTIMATE RIGHT.Of WAY OASNED LINES INMATE AREAS WHERE NO RKiR Of WAY EXISTS' • ti.- _^': .�•• _ ---• ._ - - =0 SYM8OL DENOTES PRIMARY COUPLET IIi � ' .. _..---- •• a ' ♦. i�. �4. i I i• •\ SLATER i -o AVENUE ••, i i i DELETION F4-J, i ! I � l a.. r- ! MASTER PLAN OF ARTERIAL �•- STREETS AND HIGHWAYS i GENERAL PLAN AMENDMENT 76-1B IL 41 Figure' 3-2 • 4 . 0 ENVIRONMENTAL ASSESSMENT 4 . 1 Project Description The proposed project is part B of the third amendment to the Phase I Land Use Element of the General Plan prepared by the Advanced Planning Section of the City of Huntington Beach Planning Depart- ment. This amendment is designed to investigate specific areas where changing conditions require reconsideration of past decisions, and to establish land use policy accordingly. Another objective is to accomplish some minor administrative adjustments. The study areas, which in total cover 102 acres, are scattered throughout the City of Huntington Beach. All areas are shown in Figure 2-1. 4 . 1 . 1 Main Street and Huntington Street 1. East of Huntington Street The subject property encompasses 7 . 69 acres and is bounded by Huntington Street on the west, apartments on the north, Delaware Street on the east and Main 42 • Street on the south. The amendment proposes to change the office designation to medium density • residential. 2 . West of Huntington Street The subject property encompasses 2 . 25 acres and is bounded by the Ferro Corporation on the west, vacant M2-0 on the north, Huntington Street on the east and Main Street on the south. The amendment proposes no change to the existing land use designations. 4 . 1 . 2 East of Beach/South of Ellis Quarter Section 1. Southeast corner of Ellis Avenue and Beach Boulevard The subject property encompasses 8 . 66 acres and is bounded by Beach Boulevard on the west, Town and Country Shopping Center on the north, apartments on the east, and apartments on the south. The amendment proposes to change the commercial designation to • medium density residential. 2 . Northeast corner of Garfield Avenue and Beach Boulevard The subject property encompasses 7 .71 acres and is bounded by Beach Boulevard on the west, vacant C4 on the north, apartments on the east and Garfield Avenue on the south. This amendment proposes to change the commercial designation to medium density residential. 4 . 1. 3 Northeast corner of Clay Avenue and Florida Street The subject property encompasses 4 .29 acres and is bounded by Florida Street on the west, vacant C2 on the north, a nursery and vacant C4 on the east and Clay Avenue on the south. The amendment proposes to change the commercial designation to medium density residential. 4 . 1. 4 Northeast corner of Bolsa Chica Avenue and Pearce Street The subject property encompasses 9. 37 acres and is bounded by Bolsa Chica on the west, commercial and apartments on the north, single family homes on the east and Pearce Street on the south. The amendment proposes no change to the existing land use designations. 4 . 1. 5 Maguire Property/Huntington Harbour The subject property encompasses 35 acres and is bounded by Tentative Tract 5813 on the north, Harbor Aft 43 Channel and Queen Elizabeth Passage on the east, Admiralty Drive on the south and the Pacific Coast Highway on the west. The amendment proposes to change the destination resort designation to commercial, medium and high density residential. 4 . 1. 6 Center Drive The subject property is located north of Huntington Center between Gothard Avenue and Beach Boulevard. The amend- ment proposes extending Center Drive to Beach Boulevard and constructing a related off-ramp from the San Diego Freeway. 4 . 1. 7 Slater Avenue The subject property is located between Graham Street and the Bolsa Chica extension. The amendment proposes the deletion of this section of Slater Avenue. 4 . 1. 8 Administrative Items 1 . Northeast corner of McFadden Avenue and San Diego Freeway. The subject property encompasses .25 acres and is bounded by McFadden Avenue and the San Diego Free- way on the north, south and west and by the City of Westminster on the east. The amendment proposes . designating the subject property medium density residential. 2 . The subject property encompasses 15 acres and is bounded by the San Diego Freeway, Edinger Avenue and Newland Street. The amendment proposes designating the subject property high density residential. 4 . 2 . Environmental Setting and Impact The proposed project is located in the City of Huntington Beach, which is a metropolitan area in a metropolitan county. As a re- sult the local and regional environments are primarily urban in character. 4 . 2 . 1 Main Street and Huntington Street This area of concern has been analyzed in the Planning Issues Section as two sites, East of Huntington Street and West of Huntington Street. The environmental assess- ment will be done in a similar manner. 44 • 4 . 2. 1. 1 Main Street and East of Huntington Street 1. Land Use/Demography The subject property is currently vacant and is zoned R3 and R5. The property to the west includes vacant M2-0, vacant R5, three older single family homes zoned R5 and the Ferro Corporation zoned M2-0. The • Land Use Element shows office professional and light industrial designations. North of the subject property are apartments zoned R3 and designated medium density residential in the Land Use Element. Five Points Shopping Center is to the east and is zoned and designated C2 and • commercial retail . To the south is vacant R5, office professional zoned R5 and a service station zoned C2 . The Land Use Element designates the area office professional. The subject property is presently designated on the • Land Use Element as medium density residential and office professional. The medium density residential, which is zoned R3 , will remain medium density resi- dential. Consequently environmental setting and impacts will deal only with the property proposed to be redesignated from office professional to /! medium density residential. The effect of the amendment will be to change land use from office professional to medium density residential at 8-15 units per gross acre. The proposed use is compatible with surrounding land uses and no signifi- cant effect is expected. A maximum of 84 dwelling units with an estimated population of 202 persons will be accommodated on the 5 . 63 acres of residential land. Because of an over abundance of property designated commercial throughout the City, no significant affect is expected on the availability • of potential office professional property. 2 . Topography and Geology The subject property is cn the Huntington Beach Mesa. The site topography is relatively level at an eleva- tion of about 50 feet above sea level. Ramona Fire Sandy-Loam and Ramona Sandy Loam dominate the surface with older alluvium constituting the sub-surface geology. The site is located within the Newport- Inglewood fault zone. The subject property is located south of the Bolsa-Fairview Fault and is subject only to nominal risk in an earthquake (the lowest problem level from a geotechnical point of view. Peak ground acceleration ranges between . 15 g and . 35g 45 Medium density residential will have minimal affect on the nature landform. 3. Water Resources The planning area is located within the Santa Ana River watershed. However, since it is located on the Huntington Beach Mesa, the planning area will not be subject to a regional flood hazard as desig nated by the U.S. Army Corps of Engineers. The subject property is situated within a local flood hazard area as outlined by the City of Hunting- ton Beach Public Works Department. The site is not subject to ponding during heavy rains, but storm water is conducted by sheet flow to nearby properties where topographic depressions exist and water col- lects. Drainage systems are currently inadequate to accommodate runoff. This situation will worsen in the future as the properties develop, decreasing ground percolation and increasing runoff potential. However, the proposed change to a multiple-family residential designation will mean a fourfold decrease in potential runoff in comparison with storm runoff generated by office uses. Although relatively lessened by proposed land use changes, this does not forego the fact that runoff will increase after development of the subject properties. The only adequate mitigation measure to the flood hazard is to implement the proposed Drainage Assessment District No. 73-02. 4 . Air Resources The City of Huntington Beach is located within the South Coast Air Basin. Like other coastal cities, Huntington Beach experiences considerably less air pollution than inland cities. The daily sea breezes along the coast clear the skies by sweeping pollutants inland. The City' s relatively flat topography offers little resistance to this cleansing action. As a result of medium density residential development at the subject property, vehicle traffic would be the primary source of air emissions. The major emissions will include carbon monoxide, hydrocarbons , nitrogen oxides, sulfur oxides, and particulates. The propsed medium density residential use will reduce daily vehicle miles on City streets by about 16 , 000 miles compared to office professional uses. Vehicular emissions will be reduced 1. 11 tons a day as compared to office professional uses. Traffic emissions from the site would only increase 46 AOIKX • total contaminant levels in the South Coast Air Basin by . 004 percent as compared to . 031 percent with office professional uses. • 5. Biological Resources Development of the project site in conformance with the proposed Medium Density Residential designation may result in the removal of all existing natural vegetation including some eucalyptus trees and the displacement or elimination of wildlife species. The low growth vegetation is typical of that in a Mediterranean climate. These species and associated wildlife species are presented in Section 2.4 of the Conservation Potentials Report. • 6. Human Interest Resources No known archaeological sites, paleontological sites, or historic landmarks exist at the site. No effect on these resources is expected. • 7. Municipal Services and Utilities The Southern California Edison Company provides electricity to the area of the site. A medium density residential use on the site will consume approximately 480,520 KWH per year or 391,003 KWH per year less than an office professional use. The Southern California Gas Company provides gas service to the area of the project site. A medium density residential development would use 8 , 022 ,750 cubic feet of gas per year, or about . 01 percent • of the Gas Company' s capability. An office profes- sional use would need only 200,428 cubic feet of gas per year. Water service to the area of the project site is provided by the Huntington Beach Water Department. Using a rate of 147 gallons of water demand per person per day, the site' s future population will require a total of 29, 694 gallons per day from the water source, or about . 13 percent of present usage in the City. The site will be served by an existing 10 inch water line along Ellis Avenue • and a 21 inch water line along Gothard Street. The Orange County Sanitation District, in cooperation with the City of Huntington Beach, provides sewer service to the area of the proposed site. The site will be served by a 21 inch sewer line along • Delaware Street. A medium density residential use Aft 47 VV on the site will contribute about 23 ,836 gallons per day. Solid waste pickup service for the project area is provided by Rainbow Disposal. Medium density resi- dential use of the site will produce 1, 111 pounds of waste or an increase of 689 pounds over an office- professional use. Police and fire protection are provided to the area of the project by the City of Huntington Beach. Based on the present manpower requirements of approximately one officer per 1, 000 residents, the addition of 202 persons to the City may require . 2 additional police officers. The project site is within the standard two-mile or five-minute radius of fire service, and adverse effects are expected. The project site lies within the Huntington Beach Elementary School District for grades K-8 and the Huntington Beach Union High School District for grades 9-12 . The development of medium density residential will result in an additional 25 elementary school students and 8 high school students to these districts. The high schoolsin the local area are presently overcrowded, however, these conditions will be relieved with the development of a new high school at Warner Avenue and Goldenwest Street. 8 . Economics l Medium density residential development has a slightly positive impact on City revenues/expenditures and a slightly negative impact on the school district. Both the City' s and the school district' s revenues/ expenditures are highly positively impacted by office professional uses. Therefore, this amendment negatively impacts potential City and school district revenues/expenditures. 9. Traffic Circulation The project site is accessible from Main Street. The present traffic volume is 11, 900 vehicles per day. Medium density residences will add about 422 trips per day to Main Street. By contrast, office-professional uses would add 3 , 378 trips per day to Main Street. Therefore, medium density residential on the subject property will be a benefit to the City. 10. Acoustical Quality Traffic on Main Street will be the major source of noise in the project area. The medium sound level 48 Aft • 100 feet from Main Street is approximately 57 db (A) . Added vehicle traffic from the proposed residential • use would increase noise levels to 57. 5 db (A) , but below a potential office professional use figure of 58. 5 db (A) . 4 . 2. 1. 2 Main Street and West of Huntington Street • Since the proposed amendment recommends no change in the existing land use designations, no disposition is needed. Reasons for retaining the existing land use designations are presented in Section 2. 1. 2. 4 . 2 . 2 Quarter Section South of Ellis Avenue and East of Beach Boulevard This area of concern includes two properties under one major section heading because of the similarity of issues. However, they were analyzed separately in • separate subsections for purposes of clarity. In order to avoid a piecemeal assessment of the environmental affects of the proposed amendment, the properties will be considered together as one area of concern. 1. Land Use/Demography • The subject properties are currently vacant (except for an older single family home) and are zoned C4. To the west, across Beach Boulevard, are automobile dealerships and other miscellaneous commercial establishments zoned C4 . The Land Use Element designates the area general commercial. To the north is the Town and Country Shopping Center which is zoned C4 and designated general commercial. To the east are apartments zoned R3 and designated medium density residential. To the south is the Edison Maintenance Yard across Garfield Avenue along with some com- mercial use. Zoning is C4 and Ml, and the land use designations are general commercial and public utility. Between the two properties are some apartments and commercial zoned R3 and C4 and designated medium density residential and general commercial. There is also some vacant land with oil uses zoned C4 and designated general commercial. • The effect of the amendment will be to change land use designations from general commercial to medium density residential at 8-15 units per gross acre. The proposed use is compatible with surrounding land uses and no significant effect is expected. A maximum of 246 dwelling units with an estimated population of 586 persons will be accommodated on the 16. 37 acres of residential land. Because of an AMM 49 • over abundance of property designated commercial throughout the City, no significant affect is expected on the availability of potential commercial property. 2 . Topography and Geology The subject properties are on the Huntington Beach Mesa. The site topography is relatively level at an elevation of about 55 feet above sea level. Ramona Fire Sandy Loam and Ramona Sandy Loam dominate the surface, with older alluvium constituting the sub- surface geology. The site is located within the Newport-Inglewood fault zone. The most northerly of these properties are crossed by the Bolsa-Fairview earthquake fault posing high seismic risk. The remaining property is subject only to normal seismic risk. Development in the high risk areas will be subject to stringent regulations under the Seismic- Safety Element of the General Plan. Peak ground acceleration ranges between . 15g and . 35g. Medium density residential will have minimal affect on the natural landform. 3. Water Resources The planning area is located within the Santa Ana River watershed. However, since it is located on the Huntington Beach Mesa, the planning area will not be subject a regional flood hazard as designated by the U.S. Army Corps of Engineers. The subject properties are situated within a local flood hazard area as outlined by the City of Hunting- ton Beach Public Works Department. The site is not subject to ponding during heavy rains, but storm water is conducted by sheet flow to nearby properties where topographic depressions exist and water collects. Drainage systems are currently inadequate to accom- modate runoff. This situation will worsen in the future as the properties develop, decreasing ground percolation and increasing runoff potential. However, the proposed change to a multiple-family residential designation will mean a fourfold decrease in potential runoff in comparison with storm runoff generated by commercial uses. 50 • 4 . Air Resources As a result of medium density residential development on the subject properties, vehicle traffic would be thel primary source of air emissions. The major emissions will include carbon monoxide, hydrocarbons, nitrogen oxides, sulfur oxides, and particulates. The proposed medium density residential use will reduce daily • vehicle miles on City streets by about 14 , 800 miles compared to commercial uses. Vehicular emissions will be reduced 1. 01 tons a day as compared to commercial uses. Traffic emissions from the site would only increase total contaminant levels in the South Coast Air Basin by . 011 percent as compared • to . 036 percent with commercial uses. 5. Biological Resources Development of the subject properties in conformance with the proposed medium density residential desig- nation may result in the removal of all existing natural vegetation including some eucalyptus trees and the displacement or elimination of wildlife species. The low growth vegetation is typical of that in a Mediterranean climate. These species and associated wildlife species are presented in Section • 2 . 4 of the Conservation Potentials Report. 6. Human Interest Resources No known archaeological sites, paleontological sites, or historic landmarks exist at the site. No effect • on these resources is expected. 7 . Municipal Services and Utilities The Southern California Edison Company provides electricity to the area of the subject properties. A medium density residential use will consume ap- proximately 1 ,397 ,180 KWH per year of 1,136,897 KWH per year less than a commercial use. The Southern California Gas Company provides gas service to the area of the subject properties. A medium density residential development would use 23 ,328 , 150 cubic feet of gas per year, or about . 03 percent of the Gas Company' s capability. An office professional use would need only 582 ,772 cubic feet of gas per year. • Water service to the area of the subject properties is provided by the Huntington Beach Water Department. 51 • Using a rate of 147 gallons of water demand per person per day, the subject properties' future population will require a total of 86 ,142 gallons per day from the water source, or about . 38 percent of present usage in the City. The site will be served by an existing 10 inch water line along Ellis Avenue and a 12 inch water line along Garfield Avenue. The Orange County Sanitation District, in cooperation with the City of Huntington Beach, provides sewer service to the area of the subject properties. The subject properties will be served by a sewer line along Garfield which is 21 inches west of Beach Boulevard and 8 inches east of Beach Boulevard. A medium density residential use will contribute about 69 ,148 gallons per day. Solid waste pickup service for the project area is provided by Rainbow Disposal. Medium density resi- dential use of the site will produce 3 ,223 pounds of waste or an increase of 1995 pounds over an office professional use. Police and fire protection are provided to the area of the project by the City of Huntington Beach. Based on the present manpower requirements of approximately one officer per 1, 000 residents, the addition of 586 persons to the City may require . 6 additional police officers. The project site is within the standard two-mile or five-minute radius of fire service, and adverse effects are expected. The project site lies within the Huntington Beach Elementary School District for grades K-8 and the Huntington Beach Union High School District for grades 9-12. The development of medium density residential will result in an additional 74 elementary school students and 25 high school students to these districts. The high schools in the local area are presently overcrowded, however, these conditions will be relieved with the development of a new high school at Warner Avenue and Goldenwest Street. 8. Economics Medium density residential development has a slightly positive impact on City revenues/expenditures and a slightly negative impact on the school district. Both the City' s and the school district' s revenues/ex- penditures are highly positively impacted by com- mercial uses. Therefore, this amendment negatively impacts potential City and school district revenues/ expenditures. 52 9. Traffic Circulation The subject properties are accessible from Beach Boulevard and Garfield Avenue. The present traffic volumes are; Beach Boulevard - 27 ,600 vehicles per day, and Garfield Avenue - 8 ,300 vehicles per day. Medium density residences would add 650 vehicles per day to Beach Boulevard and 578 vehicles per day to Garfield Avenue. By contrast, commercial uses would add 2,078 vehicles per day to Beach Boulevard and 1,850 vehicles per day to Garfield Avenue. Therefore, medium density residential on the subject property will be a benefit to the City. 10. Acoustical Quality Traffic on Beach Boulevard and Garfield Avenue will be the major source of noise in the project area. The medium sound level 100 feet from Beach Boulevard is approximately 66 db (A) , and for Garfield Avenue 37db (A) . Added vehicle traffic from the proposed residential use would increase noise levels to 66. 5db (A) for Beach Boulevard and 37. 5db(A) for Garfield Avenue, but below potential commercial use figures of 67db (A) for Beach Boulevard and 38. 5db (A) for Garfield Avenue. • 4 . 2 . 3 Northeast Corner of Clay Avenue and Florida Street 1. Land Use/Demography The subject property is currently vacant and is zoned C2 and R5. The property to the west includes a church • and apartments. They are zoned R2 and designated on the Land Use Element as medium density residential. The northern boundary is formed by vacant land zoned C2 and designated general commercial. To the east is a nursery and a proposed church. They are zoned C4 and designated general commercial. To the south are apartments zoned R3 and designated medium density commercial. The effect of the amendment will be to change Land Use Element designation from general commercial to medium density residential at 8-15 units per gross . acre. The proposed use is compatible with sur- rounding land uses and no significant effect is expected. A maximum of 84 dwelling units with an estimated population of 154 persons will be accommodated on the 4. 29 acres of residential land. Because of an over abundance of property designated • commercial throughout the City, no significant affect is expected on the availability of commercial property. 53 WV R a �t It 2 . Topography and Geology k The subject property is on the Huntington Beach Mesa. The site topography is relatively level at an elevation of about 50 feet above sea level. Ramona Fine Sandy Loam and Ramona Sandy Loam dominate the surface, with older alluvium constituting the sub-surface geology. The site is located within the Newport-Inglewood fault zone. The subject property is located on the Yorktown Avenue fault and is subject to high risk in an earthquake. Development in the high risk areas will be subject to stringent regulations under the Seismic Safety Element of the General Plan. Peak ground acceleration ranges between . 15g and . 35g. Medium density residential will have minimal effect on the natural landform. 3. Water Resources The planning area is located within the Santa Ana River watershed. However, since it is located on the Huntington Beach Mesa, the planning area will not be subject to a regional flood hazard as designated by the U. S. Army Corps of Engineers. The subject property is situated within a local flood hazard area as outlined by the City of Huntington Beach Public Works Department. The site is not subject to ponding during heavy rains but storm water is conducted by sheet flow to nearby properties where topographic depressions exist and water col- lects. Drainage systems are currently inadequate to accommodate runoff. This situation will worsen in the future as the properties develop, decreasing ground percolation and invreasing runoff potential. However, the proposed change to a multiple-family residential designation will mean a fourfold decrease in potential runoff in comparison with storm runoff generated by commercial and office uses. Although relatively lessened by proposed land use changes, this does not forego the fact that runoff will in- crease after development of the subject properties. The only adequate mitigation measure to the flood hazard is to implement the proposed Drainage Assess- ment District No. 73-02 . 54 Aft • 4. Air Resources As a result of medium density_ residential_ development at the subject property, vehicle traffic would be the primary source of air emissions. The major emissions will include carbon monoxide, hydrocarbons, nitrogen oxides, sulfur oxides, and particulates. The proposal • medium density residential use will reduce daily vehicle miles on City streets by about 14 ,500 miles compared to commercial and office professional uses. Vehicular emissions will be reduced . 99 tons a day as compared to commercial and office professional uses. Traffice emissions from the site would only increase • total contaminant levels in the South Coast Air Basin by . 003 percent as compared to . 027 percent with commercial and office professional uses. 5. Biological Resources Evelopment of the project site in conformance with the proposed Medium Density Residential designation may result in the removal of all existing natural vege- tation including some eucalyptus trees and the dis- placement or elimination of wildlife species. The low growth vegetation is typical of that in a • Mediterranean climate. These species and associated wildlife species are presented in Section 2 . 4 of the Conservation Potentials Report. 6. Human Interest Resources • No known archaeological sites, paleontological sites, or historic landmarks exist at the site. No effect on these resources is expected. 7 . Municipal Services and Utilities The Southern California Edison Company provides electricity to the area of the site. A medium density residential use on the site will consume approximately 366, 151 KWH per year or 297 , 941 KWH per year less than an office professional and commercial use. The Southern California Gas Company provides gas service to the area of the project site. A medium density residential development would use 6,113 ,250 cubic feet of gas per year, or about . 008 percent of the Gas Company' s capability. An office profes- sional and commercial use would need only 152 ,724 cubic feet of gas per year. • 55 • Water service to the area of the project site is provided by the Huntington Beach Water Department. Using a rate of 147 gallons of water demand per person per day, the site' s future population will require a total of 22 ,638 gallons per day from the water source, or about . l percent of present usage in the City. The site will be served by an existing 14 inch water line along Clay Avenue. The Orange County Sanitation District, in cooperation with the City of Huntington Beach, provides sewer service to the area of the proposed site. The site will be served by a 21 inch sewer line along Garfield Avenue. A medium density residential use on the site will contribute about 18, 172 gallons per day. Solid waste pickup service for the project area is provided by Rainbow Disposal. Medium density resi- dential use of the site will produce 847 pounds of waste or an increase of 525 pounds over office professional and commercial uses. Police and fire protection are provided to the area of the project by the City of Huntington Beach. Based on the present manpower requirements of ap- proximately one officer per 1, 000 residents, the addition of 154 persons to the City may require . 2 additional police officers. The project site is within the standard two-mile or five-minute radius of fire service, and adverse effects are expected. The project site lies within the Huntington Beach Elementary School District for grades K-8 and the Huntington Beach Union High School District for grades 9-12 . The development of medium density residential will result in an additional 19 elementary school students and 6 high school students to these districts. The high schools in the local area are presently over- crowded, however, these conditions will be relieved with the development of a new high school at Warner Avenue and Goldenwest Street. 8. Economics Medium density residential development has a slightly positive impact on City revenue/expenditures and a slightly negative impact on the school district. Both the City' s and the school district' s revenue/ expenditure are highly positively impacted by com- mercial and office professional uses. Therefore, this amendment negatively impacts potential City and school district revenues/expenditures. 56 • • 9. Traffic Circulation The subject properties are accessible from Beach Boulevard and Garfield Avenue. The present traffic volumes are: Beach Boulevard - 24, 000 vehicles per day, and Garfield Avenue - 4000 vehicles per day. • Medium density residences would add 172 vehicles per day to Beach Boulevard and 150 vehicles per day to Garfield Avenue. By contrast, commercial and office professional uses would add 1650 vehicles per day to Beach Boulevard and 1400 vehicles per day to Garfield Avenue. Therefore, medium density residential on the subject property will be a benefit to the City. 10. Acoustical Quality Traffic on Beach Boulevard will be the major "source of noise in the project area. The median sound level • 100 feet from Beach Boulevard is approximately 63dB (A) . Added vehicle traffic from the proposed residential use would increase noise levels to 63.01 dB(A) on Beach Boulevard, but below the potential commercial and office professional use figure of 63. 1 dB(A) . • 4. 2. 4 Pearce & Bolsa Chica Area Since the proposed amendment recommends no change in the existing land use designations, no disposition is needed. Reasons for retaining the existing land use designations are presented in Section 2 . 4. • 4. 2. 5 Maguire Property/Huntington Harbour An environmental assessment of the subject property is contained in Environmental Impact Report 75-1. The Environmental Impact Report was adopted by the Environ- • mental Review Board on December 9, 1975. There are no substantial changes proposed in the amendment to involve new environmental impacts not considered in the original Environmental Impact Report. 4.2. 6 Center Drive • An environmental assessment of the subject property is contained in Negative Declaration 75-76. There are no substantial changes proposed in the amendment to involve new environmental impacts not considered in the original Environmental Impact Report. • 57 • 4. 2. 7 Slater Avenue An environmental assessment of the subject property is contained in Environmental Impact Report 73-26. The Environmental Impact Report was approved July 2, 1974. There are no substantial changes proposed in the amend- ment to involve new environmental impacts not considered in the original Environmental Impact Report 4 .2. 8 Administrative Changes 1. West corner of McFadden Avenue and the San Diego Freeway. This action involves determining a land use desig- nation for an area which has been overlooked in the Phase I Land Use Element. Since the existing or anticipated use will not be affected no significant environmental impacts are expected and no disposition is needed. 2 . South of Edinger Avenue, West of Newland Street This action involves determining a land use desig- nation for an area which has been overlooked in the Phase I Land Use Element. Since /the existing or anticipated use will not be affected no significant environmental impacts are expected and no disposition is needed. 4 . 3 Summary and Mitigation Measures 4. 3. 1 Land Use/Demography The total effect of the Land Use Amendment will be to reduce potential intensity of commercial and office activities and increase residential densities in the areas of concern. Since the commercial and office uses potentially increase congestion problems more than medium density residential uses and an existing over abundance of commercial property attracts marginal businesses, the redesignation to medium density residential uses is in effect a mitigating measure. 4 . 3. 2 Topography and Geology Grading associated with development in conformance with the proposed changes of the Land Use Amendment will not significantly alter landforms in the City. In all 58 Adft grading, water should be used�\to ensure required compac- tion, and surfaces should be s`..oped slightly to direct storm runoff toward p3janned dr `,inage systems. Most of the study areaF3 lie wit`tin the Newport-Inglewood fault zone. Implement,° tion of ,Pplicable building stand- ards and appropriate st':cuctural `,iesign which considers area seismicity shoulc minimize potential hazards associated with seismic activity, 4 . 3 . 3 Water Resources • The planning areas ';est of Beach!,Boulevard are located within a local floci3 ha 'ard area.' The proposed land use change from commer,:ial/Nfice to m�,ltiple-family resi- dential use mitigal�.es this problem somewhat by reducing the relative storry runoff potential. ,' otential., Regardless of land use designation, "tiowever, the properties will generate in- creased runoff oDze developed. The only effective miti- gation measure will be to implement the Drainage Assess- ment District No. 73-02. 4. 3. 4 Air Resources The short-term effects on air quality due to construction activity in the study areas should be diminished by compliance with ordinances requiring watering for dust control and proper emission control devices on machinery. The long-term effect on air quality due to increased traffic generation will be mitigated by the proposed land . use changes . Fewer trips will be generated by the multiple-family residential uses, and air emissions will consequently be less. 4. 3 . 5 Biological Resources The development of all study areas will adversely affect natural vegetation and wildlife . These effects can be mitigated by requiring landscaping that is conducive to encouraging the return of some displaced wildlife species to the original site as well as encouraging the entrance of new species to the area. 4. 3. 6 Human Interest Resources Development at all study sites will not affect archaeological, paleontological, and historic resources. 59 i 4. 3. 7 Municipal Services and Utilities Development of all properties will have an unavoidable adverse effect on the demand for energy resources, public utilities, and community services. The quality of developments and the maximum conservation of energy will be insured by the use of building materials and techniques for this purpose. Energy con- servation techniques normally utilized in building design include : double wall insulation, ceiling insulation, large roof overhangs, and use of fluorescent lighting rather than incandescent where practical. In addition, consideration should be given to the following energy conservation measures: elimination of natural gas fire- places, elimination of air conditioning, installation of solar panels or skylights where practical, orientation of buildings on north-south axis when practical in order to maximize east-west exposure to solar heat, and planting of deciduous trees to provide summer shade and permit maximum winter exposure to sun. The adverse effect resulting from the need of more law enforcement officers and the generation of additional students is unavoidable but minor. 4. 3 . 8 Economics Fiscal costs and benefits for development as proposed by General Plan Amendment 76-1B and development according to existing land use designations are summarized in Figure 4-1. The costs and revenues are presented in 1973 dollars as they apply to the City of Huntington Beach and the local school districts. The cost revenue analysis is based on the findings of a Planning Department Special Study entitled Revenue/Expenditures Analysis of Land Uses, October, 1973. Although the 1973 figures do not reflect the inflation that has occurred between 1973 and the present, the figures do provide a basis for comparison by which the fiscal impacts of General Plan Amendment 76-1B can be evaluated. Development according to the existing land use designa- tions will generate a net surplus on an annual basis for the City and the local school districts of $102 , 996 and $84 , 385 , respectively. Development as proposed by General Plan Amendment 76-1B will generate an annual net surplus for the City of $67 ,280 and an annual net deficit of $49, 559 for the local school districts. 60 i in thousands of dollars 120 100 80 60 40 20 a 0 20 � 40 Existing General Plan 60 J Land Use Designations Amendment i 76-1B City ® School District 61 Figure 4-1 now i COMPARISON OF NET GAIN OR LOSS PER YEAR huntington beach planning department i Consequently, General Plan Amendment 76-1B will reduce the annual revenue received by the City and the local school districts. This decrease in revenue is due to an increase in acreage devoted to residential uses and a decrease in acreage devoted to commercial uses which are generally the high revenue generators. 4. 3. 9 Traffic Circulation The proposed changes in land uses will reduce the amount of trip ends generated and will result in a reduction of vehicle miles traveled as opposed to the existing desig- nated land uses. However, the extension of Center Drive east to intersect with Beach Boulevard, and the con- struction of the proposed on/off ramp from the San Diego Freeway will cause an increase of Vehicles Miles Traveled in the immediate area of Center Drive between Gothard Street and Beach Boulevard. The following is a comparison between existing land uses and the proposed land uses as outlined in this Amendment as they relate to trip ends and Vehicle Miles Traveled. Existing Land Uses Residential Gross Acres Trip Ends Vehicle Miles Traveled Low @ 7 units 3.84 155 1550 Medium @ 15 units 23.39 1754 17540 High @ 25 units 14.0 2520 25200 Commercial General 29.25 11700 93600 Office Professional 6.91 2769 22152 Sub Total 18898 160042 Arterial Streets Center Drive 5.5 6500 78000 Total 25398 238042 VMT Proposed Land Uses Residential Low @ 7 units 3.59 143 1430 Medium @ 15 units 47.87 3590 35900 High @ 35 units 15.0 2700 27000 Ccnriercial General 10.93 4372 34976 Sub Tom 10805 99306 Arterial Streets Center Drive 5.5 12100 145200 Total 22905 244506 VMT 62 4. 3. 10 Acoustical Quality In most of the study areas, normal' construction practices and the inclusion of wall insulation per City standards will reduce noise levels to less than the required minimum. The subject properties in the quarter section south of Ellis Avenue, east of Beach Boulevard, and the subject property in Huntington Harbour will be adjacent to high noise levels from large traffic volumes on Beach Boulevard and the Pacific Coast Highway, respectively. As a result, a block wall may be necessary to reduce noise to acceptable levels. In addition, it is recommended that no two story units be allowed along either arterial. 4 . 3. 11 Population The proposed amendment will increase ultimate population in the areas of concern by 868 persons. Population den- sity will increase but will be partially mitigated by i development of a park site at Delaware Street and York- town Avenue. A further possible mitigating measure would be the construction of planned unit developments with appropriate open space. PROJECTED POPULATION Increase at Ultimate Development Area of Concern Existing Proposed 1. Northeast corner of 74 201 Main Street and Huntington Street 2 . Southeast corner of Ellis 0 311 Avenue and Beach Boulevard 3. Northeast corner of Garfield 0 277 w Avenue and Beach Boulevard 4 . Northeast corner of Clay 0 153 Avenue and Florida Street 5. Maguire property/Huntington 850 850 Harbour 6. Administrative changes 989 989 TOTAL 1, 913 2 ,781 63 r