HomeMy WebLinkAboutGeneral Plan Amendment 76-1A - GPA 76-1A - Environmental Ass GENERAL PLAN AMENDMENT 76=1A_
r ENVIRONMENTAL ASSESSMENT
december, 1975
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huntington beach planning department
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GENERAL PLAN AMENDMENT 76-1A
ENVIRONMENTAL ASSESSMENT
ADDENDUM
3. 9 Cost Revenue Analysis Page 34
The dollar estimates provided in Figures 3-2 through 3-5 reflect
estimated revenues and expenditures (as they apply to the City of
Huntington Beach and the local school districts) for a one year
period assuming full development under General Plan Amendment 76-1A
(Figures 3-2 and 3-3) and existing zoning (Figures 3-4 and 3-5) .
NOTE THAT IT IS NOT A CUMULATIVE ANALYSIS FROM 1976 TO ULTIMATE,
THAT IT DOES NOT ADDRESS REDEVELOPMENT AND FINANCING COSTS TO THE
CITY, NOR IS IT A STATEMENT OF ULTIMATE DEVELOPMENT COSTS. �1
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GENERAL PLAN AMENDMENT 76mlA
ENVIRONMENTAL ASSESSMENT
december, 1975
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hun}ingfon beach planning department
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• TABLE OF CONTENTS
Page
1 . 0 INTRODUCTION 1
1. 1 Planning Area 1
• 1. 2 Project Description 3
1. 3 Project Objectives 3
1. 4 Methodology 3
2. 0 ENVIRONMENTAL SETTING 5
2. 1 Natural Setting 5
• 2. 2 Urban Setting 11
3. 0 ENVIRONMENTAL IMPACTS AND MITIGATING MEASURES 17
3. 1 Land Resources 17
3. 2 Water Resources 20
3. 3 Biological Resources 21
• 3. 4 Air Quality 21
3. 5 Noise 22
3. 6 Public Services 25
3 . 7 Utilities 27
3. 8 Human Habitat 31
. 3. 9 Cost-Revenue Analysis 34
4 . 0 ALTERNATIVES TO THE PROPOSED ACTION 39
4 . 1 No Project 39
4. 2 Destination Resort 39
4. 3 Regional Point of Interest 40
• 4. 4 Seasonal Beach Community 40
5. 0 SHORT TERM USES VS. LONG TERM PRODUCTIVITY 41
6. 0 IRREVERSIBLE ENVIRONMENTAL CHANGES 43
• 7. 0 GROWTH INDUCING IMPACT 45
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• 1. 0 INTRODUCTION
The Environmental Impact Report for General Plan Amendment 76-1A
has been prepared by the Advance Planning Section of the City
of Huntington Beach Planning Department. The Environmental Impact
Report is in accordance with the "Revised Guidelines for Imple-
mentation of the California Environmental Quality Act of 1970"
and the California Council on Intergovernmental Relations' (CIR)
"General Plan Guidelines" of September, 1973.
1. 1 Planning Area
The section of Huntington Beach commonly referred to as "Downtown"
comprises the planning area (Figure 1-1) . Covering 487 acres, the
Study Area includes the business district in the vicinity of the
municipal pier, the surrounding residential areas, the portion
of the Townlot fronting on Pacific Coast Highway, and the largely
• undeveloped area east of Lake Street and west of Beach Boulevard.
The precise boundaries of the Study Area are: the Pacific Ocean,
Goldenwest Street, Walnut Avenue, Fourteenth Street, Orange
Avenue, Eight Street, Palm Avenue, Alabama Street, Chicago Avenue
and Beach Boulevard.
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STUDY AREA LOCATION
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1.2 Project Description
The proposed project is the third amendment to the General Plan
prepared by the Advance Planning Section of the Planning Depart-
ment. This amendment establishes new land use designations for
the Study Area and modifies the existing circulation system it an
effort to create a new role for Downtown as a beach and tourist-
oriented environment.
1. 3 Project Objectives
The objective of the project is to establish general land use
policy for the Study Area that: (a) provides for economic
revitalization to strengthen the City' s economic base; and (b)
is compatible with the overall City goals and objectives and the
Coastal Plan.
1. 4 Methodology
The following methodology was developed to assess the impacts of
• the proposed changes to the Phase I Land Use Element in a reason-
able and consistent manner:
A. Because the subject of this EIR is an adopted Land Use Element,
the EIR will be confined to a discussion of the anticipated
environmental impacts of General Plan Amendment 76-lA.
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B. To determine changes generated, the potential development
possible under the amended plan will be compared to the
potential development permitted under existing zoning.
At first glance the most logical approach might seem to
be a comparison of the amended plan with the existing,
adopted Land Use Plan. However, many of the land use
designations set forth in the Phase I Land Use Element
(e.g. , destination resort, old town, townlot) do not
lend themselves to quantitative analysis because of the
variety of uses they permit. Therefore, it was determined
that the existing zoning constituted the most consistent
and useful measurement tool for this impact analysis.
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2. 0 ENVIRONMENTAL SETTING
2. 1 Natural Setting
The environment of the Downtown Study Area is predominantly an
urban one. However, some natural resources still remain. The
following sections reference the land, water, air, biological
and cultural resources in the Study Area and in the City as a
whole where applicable. (Additional detail for all resource
categories can be found in the Inventory of Existing Conditions,
Downtown Planning Area, Huntington Beach Planning Department,
December, 1975. )
2. 1.1 Land Resources
2. 1. 1. 1 Topography
Part of the Study Area lies on the Huntington Beach
Mesa. Elevations here vary from 25 to 50 feet above
sea level. The remainder of the property, separated
from the mesa by a bluffline, is somewhat lower with
elevations of 0 to 10 feet above sea level. Except
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where the bluffline occurs, the Studv Area is relatively
flat. Refer to the Inventory of Existing Conditions,
Downtown Planning Area, Section 4 . 1. 1 for more detail. '
2. 1. 1. 2 Geology
Huntington Beach lies at the southerly onshore end of
the Newport Inglewood Fault Zone. This zone is
associated with both active faulting and historical
earthquakes of moderate magnitude. )
The buried trace of the Walnut Street Fault parallels
Pacific Coast Highway through a portion of the Study
Area. In addition, the South Branch Fault underlies
the northeast corner. Refer to the Inventory of Existing
Conditions, Section 4 . 1.2 for more discussion.
Land subsidence has occurred within the Study Area in the
past, but has not posed any serious economic or safety
problems. The chances of future problems arising from
land subsidence due to oil field operations are con-
sidered negligible with the current level of water
injection. (See Section 4 . 1. 2, Inventory of Existing
Conditions, for additional information. )
2. 1. 1. 3 Soils
Soils existing within the Study Area are predominantly
sandy with some clay soils of an expansive nature- 3 The
property lying below the bluff at Beach Boulevard and
Pacific Coast Highway is plotted by the U.S. Department
of Agriculture as being part of the tidal marsh which 4
extends northwest from the mouth of the Santa Ana River.
No peat or muck exist in the Study Area. Refer to the
Inventory Existing Conditions, Section 4 . 1. 3 for more
detail.
Certain soils are subject to liquefaction (.the process
of becoming liquid) during an earthquake due to earth-
shaking. Water flow to the surface, which may turn the
1 Geotechnical Inputs, Huntington Beach Planning Department
February, 1974 .
2 Geotechnical Inputs, p. 39 .
3 Soil Survey of the Anaheim Area, U.S. Department of Agriculture
in cooperation with the University of California, 1919.
4 Soil Survev of the Anaheim Area, 1919.
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soil into "quicksand" during an earthquake due to loss
of shear strength, may be manifested by ground cracking
• and lurching. (Lurching is inelastic deformation of the
ground surface due to a loss of strength in underlying
strata. 5)
Qualitative ratings of the liquefaction, ground lurching,
and differential compaction hazard were assigned to the
• various areas of the City by Leighton-Yen and Associates
during a geotechnical investigation. The rating system
assigned a "low" hazard value to the property on the
Huntington Beach Mesa, and a "high" hazard value to the
property lying below the bluff at Beach Boulevard and
Pacific Coast Highway. 6
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2. 1. 1.4 Geotechnical Land Use Capability
In 1973, risk from possible geotechnical problems was
evaluated for all locations throughout the City by
Leighton-Yen and Associates. The evaluation was based
• on the following:
1. Fault rupture potential
2. Peat deposits
3. Liquefaction potential
4. Beach erosion
5. Tsunami hazards
On a relative scale, the Downtown property overlying
the South Branch Fault poses "high risk" with extensive
problems which are difficult or impractical to overcome.
The property overlying the Walnut Street Fault was also
• assigned a "high risk" value with major problems but
controllable through design and/or setbacks. The re-
mainder of the Study Area poses "nominal risk" , having
only minor problems. Refer to Inventory of Existing
Conditions, Downtown Planning Area, Section 4 . 1.4 for
more detail.
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2. 1. 1. 5 Mineral Resources
Considerable property within the Study Area is contained
within the Huntington Beach oil field, which encompasses
most of the southern part of the City and extends into
the ocean. This field is one of California' s largest
in terms of cumulative production, yielding about
. 5 Geotechnical Inputs, p. 31.
6 Geotechnical Inputs, p. 31.
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45, 000 barrels a day. 7 (See Section 4 . 1. 5, Inventory
of Existing Conditions for more detail. )
2 . 1.2 Water Resources
2.1. 2. 1 Surface Water
The Study Area contains 2 .2 miles of shoreline. The
ocean front acts as a "Front. Window" for Huntington
.Beach, serving important aesthetic, recreational, and
economic functions. It also dominates the area' s
climate by mitigating temperature extremes and pro-
vides an important wildlife habitat.
2. 1. 2. 2 Groundwater Conditions
In November, 1973 , the groundwater level was approxi-
mately 5 feet beneath the surface in the Study Area. 8
This represents a change of five feet over November,
1972, when the groundwater level in the same location
was recorded at approximately 10 feet beneath the
surface.
2.1.2 . 3 Santa Ana River Flood Plain
The southeast section of the study area (0 to 10 feet
above sea level) is subject to flooding from the 100-
and 200-year storms . Depth of flood water in the 100-
and 200-year storms is approximated at 1.2 and 3 feet,
respectively. The remainder of the site on the
Huntington Beach Mesa is free from flooding.
The United States Army Corps of Engineers has proposed
a plan which would make the City (and all of Orange
County) flood safe from the 200-year storm. It will
be several years before the Corps project can mitigate
flood potential, however. (See Section 4.2. 3 of the
Inventory of Existing Conditions for further detail. )
Surface drainage in the btudy Area is covered in Section
2. 2 . 7. 3 of this report.
7 City' s Department of Building and Community Development,
Oil Division, . December, 1975.
8 Orange County Water District, 1974 Engineers Report on Ground
Water Conditions, Water Supply, and Basin Utilization in the
Orange County Water District, pp. 13 , 14 .
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2.1. 3 Air Resources
2. 1. 3. 1 Climate
The Southern California coastal area is classed as a
maritime climate, which consists of mild sunny winters
with occasional rain and warm dry summers. Refer to the
• Inventory of Existing Conditions, Downtown Planning Area
Section 4.3.1, for a full discussion of climate in
Orange County.
2.1. 3.2 Air Quality
. The South Coast Air Basin, which includes Huntington
Beach, is a critical air area. Huntington Beach is
fortunate, however, in that it does not suffer the
effects of air pollution to the degree experienced
by most other southland communities - daily sea breezes
clear the coastal skies by sweeping pollutants inland;
• the City' s relatively flat topography offers little
resistance to the cleansing action. Though the City
is not free of aerial contamination, the problem
is not severe. (Refer to Section 4 . 3. 2, Inventory
of Existing Conditions for more detail. )
2. 1. 3. 3 Noise
The two most obvious and generalized sources of noise
pollution within the City are surface transportation
and residential areas. The most serious problems emenate
along the major highways bordering the City: San Diego
Freeway and Pacific Coast Highway. Many of the com-
munity' s major arterials also cause localized problems.
In late 1974 and early 1975, Wyle Laboratories compiled
a research report entitled Noise Element Background
Report. The report focuses on noise sources in Hunting-
ton Beach and ways to reduce noise exposure to accept-
able levels. As part of their study, Wyle calculated
noise contours for ground transportation noise sources.
Areas of potentially noise-sensitive land regarding
ground transportation noise sources were also identified.
No areas of potentially noise-sensitive land exist in
the Study Area at present. Refer to Section 4 . 3 . 3 ,
Inventory of Existing Conditions, for additional detail.
2.1. 4 Biological Resources
Major vegetation in the Study Area consists of various
kinds of trees along Main Street south of Palm Avenue.
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A stand of Dracaena is located in the City right-of-way
at the intersection of Main and Palm.
Few faunal species occur on the vacant land within the
Study Area due to limited cover, food, and nesting sites.
An important wildlife habitat is provided by the City' s
sandy beaches, 2. 2 miles of which are contained within
the Study Area. Refer to the Inventory of Existing
Conditions, Section 4. 4 for a discussion or species
commonly found in similar marine environments and
believed to exist in Huntington Beach. i
2. 1. 5 Cultural Resoures
This section is concerned with the City' s cultural
resources which affect aesthetic values, provide
recreation and entertainment, and link man with his near
and distant past.
2.1. 5. 1 Recreation Areas
Recreation areas are vital as both natural and recre-
ational assets. The City' s public beaches, 2 .2 miles
of which are contained within the Study Area, are used
by thousands of people each month. The City' s Depart-
ment of Harbors and Beaches estimates that in 1974 ,
3. 9 million people visited the City beach, the pier,
the County beach, and Huntington Harbour. Only 17%
of the visitors in 1974 were from Huntington Beach.
Visitors from outside Huntington Beach are broken down
as follows: 32% from other Orange County cities, 44%
from Los Angeles County, and the remainder from other
California counties, out-of-state and foreign countries.
No City parks exist within the Study Area at present.
Within close proximity and accessible to study area
residents are Farquhar and Lake Parks, totaling 8. 8
gross acres. (See Section 4.5. 1, Inventory of Existing
Conditions, for further discussion. )
2 . 1. 5.2 Archeological Resources
A scientific resources survey of Huntington Beach
conducted by Archeological Research, Incorporated
found one archeological site within the Study Area.
Refer to Section 4. 5. 2 in the Inventory of Existing
Conditions for a discussion of the site.
2. 1. 5. 3 Historical and Cultural Sites
Four historic/landmark sites are contained within the
Study Area:
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1. Huntington Beach Pier
2. Golden Bear
3. Old Memorial Hall
4. Old Fire House
Refer to the Inventory of Existing Conditions, Section
4. 5. 3 for a discussion of these four sites.
2. 2 Urban Setting
This section addresses the urban or man-made environmental setting.
Seven major topics are covered: (1) land use, (2) age and con-
dition of structures, (3) zoning, (4) Land Use Element of the
General Plan, (5) circulation, (6) community facilities, and (7)
public utilities.
2.2 .1 Land Use
At present, approximately 76 percent of the Downtown
Study Area is employed for some kind of land use. (Refer
to Section 2 .1 of the Inventory of Conditions, Downtown
Planning Area for a detailed discussion of existing land
use. ) Residential land use dominates the locality,
accounting for 26 percent of the total land area and
consisting of single-family, duplex, tri-plex, four-
plex, apartment, and mobile home developments. Resi-
dential development has been scattered and sporadic with
most development occuring on 25 or 50 foot by 117 . 5
foot lots. Commercial land use consumes about 6 percent
of the Study Area and consists of retail, office/profes-
sional, motel and hotel developments. Over 305,000
square feet of floor space is provided in these develop-
ments. Industrial land use accounts for one percent of
the Study Area and provides over 56 ,000 square feet of
floor space. The primary industrial use is oil ex-
traction and storage which is scattered on small parcels
throughout the Planning Area. Institutional land use
also covers one percent of the Study Area. The majority
of such uses is taken up by the Old Civic Center site
and the U.S. Post Office -Recreational open space and
streets occupy 43 percent of the Study Area. The
recreational open space is provided by the City and
State beaches and the Driftwood Golf Course. The re-
maining 24 percent of the Downtown Study Area is vacant.
2.2. 2 Age and Condition of Structures
The Planning Area includes a number of different
architecturally - designed structures that vary in age
and condition. A survey of the condition of structures
within the Study Area was conducted by the Planning
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Department in December, 1975. An additional effort was
made to record the age of structures. For a discussion
of the methodology involved, refer to Section 2 . 2 of
the Inventory of Existing Conditions, Downtown Planning
Area.
The results of the survey revealed that of the total
733 parcels surveyed, 110 or 15 percent contain sub-
standard structures (i.e. , beyond reasonable repair) ,
and 243 or 33 percent contain structures requiring
major repair.
2. 2 . 3 Zoning
There are three major zoning categories in the Downtown
Study Area: Residential, Commercial, and Community
Facilities. Based on existing zoning, 28 percent of the
Study Area is zoned for residential use, 51 percent for
commercial use and 21 percent for Community Facilities.
For a detailed discussion of development intensity
standards for the various Downtown zoning categories,
refer to Section 2 . 3 of the Inventory of Existing Con-
ditions, Downtown Planning Area.
2. 2.4 Existing Land Use Element
Designated land uses for the Study Area are set forth in
the adopted Phase I Land Use Element of the City' s
General Plan. For a complete discussion, refer to
Section 2. 4 in the Inventory of Existing Conditions,
Downtown Planning Area.
2. 2. 5 Circulation
2. 2. 5. 1 Arterial Streets
North-south arterials identified by the Master Plan of
Arterial Streets and Highways include Goldenwest Street,
Seventeenth Street, Fifth Street, Lake Street, Beach
Boulevard, and Fourteenth Street. East-west arterials
include Pacific Coast Highway, Orange Avenue, Atlanta
Avenue, and Palm Avenue. For a discussion of present
traffic volumes and carrying capacity of these streets,
refer to Section 2 .6.2 of the Inventory of Existing
Conditions, Downtown Planning Area.
2. 2. 5.2 Local Streets
Street design in the Downtown Study Area conforms,for
the most part,to the traditional grid street pattern.
North-south streets intersect east-west streets every
350 feet while east-west streets intersect north-south
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streets every 250 feet. The southeast portion of the
Study Area is an exception to the grid design primarily
due to the occurence of limited development. See
Section 2 . 6 .1 in the Inventory of Existing Conditions
for a complete listing of local streets in the Study
Area.
2.2. 5.3 Public Transportation
The Orange County Transit District (OCTD) provides inter-
community fixed bus route service throughout the County.
Eleven OCTD bus routes penetrate the City. Four of
these routes pass through the Study Area, providing
convenient transportation service for local residents
• as well as for residents of other communities wishing
to visit the City and State beaches. (Refer to
Section 2.6.4 of the Inventory of Existing Conditions
Downtown Planning Area for more discussion. )
2 .2 .6 Community Facilities
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2 .2 . 6.1 Police and Fire Protection
One main police complex, located at the new Civic Center
site at 2000 Main Street, provides all police service
and response needs for the entire City.
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The closest fire station to the Study Area is located at
708 Lake Street. The Lake Street Fire Station is
presently maintained by five fire fighting personnel.
The station is equipped with two fire engines, one of
which is owned by the State, a ladder truck and a mobile
• light generating plant. Future expansion plans include
the acquisition of a paramedic unit.
?.2. 6.2 Community Services Center
The Community Services Center is a non-profit facility
• that consists of a number of organizations providing
a wide range of area-wide social services and functions.
The organizations are presently operating on City-owned
property and occupying buildings previously used for
municipal purposes. The center is available to all
• residents within the Study Area.
2. 2. 6.3 Senior Citizens Center
A Senior Citizens Center is located at the northwest
corner of the intersection of 17th and Orange Streets.
Previously used as the City' s Recreations and Parks
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Department' s main office, the facility is now primarily
used for Senior Citizen programs and functions. The
center caters to all elderly residents within the
community and its location is especially convenient
to the high concentration of senior citizens who reside
within or close proximity to the Study Area.
2. 2. 6. 4 Educational Facilities
Serving the Study Area' s school aged children are Smith I
Elementary School, Dwyer Intermediate School, and
Huntington Beach High School. All three facilities
are located outside the Study Area. Both Smith Ele-
mentary and Dwyer Intermediate are located north of
Palm Avenue between 17th and 14th Streets. Huntington
Beach High School is located just north of the inter-
section of 17th and Main Streets.
2.2. 6. 5 Parks
Excluding the beach as a recreational resource, there are
no City parks presently located within the Study Area.
Just outside the Study Area are two connecting neighbor-
hood parks that are accessible to residents within the
Study Area. Farquhar and Lake Parks are located on Main
Street between Eleventh and Twelfth Streets, encompassing
8. 8 gross acres.
2. 2. 6.6 Library Service
The 5th Street library, located on Main Street
between 5th and 6th Streets, is conveniently situated
to service residents within the Study Area. Previously
designated as the City' s Main Library, the 5th Street
Library has since been classified as a branch library
because of the new main library/cultural resource
facility at Goldenwest and Talbert Avenue.
2. 2.7 Public Utilities
2. 2.7.1 Water
The City of Huntington Beach relies on two sources for
domestic water: (1) the Metropolitan Water District
(MWD) of Southern California and (2) local ground water
pumped from wells located outside the Downtown Study
Area. Both water sources combined service all land
uses within the City. The existing system consists
of a network of various size water lines that are
generally located in the alleys within the boundaries
of the Study Area. Other mains located around the
periphery of the Study Area that connect to water lines
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located within the Study Area run along the center
lines of streets. Refer to Section 2 .7 . 1 of the
• Inventory of Existing Conditions, Downtown Planning Area
for the exact location of these water lines.
The original water supply system was designed in line
with the zoning of the general area. During the last
few years, the City' s Water Department has been in-
volved in upgrading the system. Primarily, demands
for larger water mains are due to new residential
development and stringent fire protection requirements.
2. 2.7. 2 Sanitary Sewer
• The Study Area is within Orange County Sanitation
District No. 11. The existing sewer system consists
of a series of local collector lines that empty into
the County' s larger trunk lines. These larger capacity
lines convey the waste water to a pump station located
at the northeast corner of Newland and Hamilton Streets.
• The sewage is then pumped to a Sanitation District
Treatment Plant located on Brookhurst Street north of
Pacific Coast Highway. All the City' s treated waste
water is then piped into the ocean. Refer to Section
2.7.2 of the Inventory of Existing Conditions, Downtown
Planning Area for the exact location of sewer lines
within the Study Area. Through an agreement between
the City of Huntington Beach and Orange County Sanitation
District Number 11, a sewer system Master Plan for
District Number 11 is now being prepared.
2. 2.7. 3 Storm Drains
The Study Area is divided into five separate drainaqe
districts, each with an existing storm drain outflow.
The existing and proposed. drainage facilities are shown
in Section 2.7.3 of the Inventory of Existing Conditions,
• Downtown Planning Area. New storm drains are proposed
for two of the districts which now experience surface
drainage problems during heavy rains.
2. 2.7. 4 Oil Lines
Most of the Study Area is criss-crossed with oil, gas
and miscellaneous oil-related interconnecting lines.
A number of these lines are abandoned and no longer in
operation but remain below parcels, alleys, and streets.
Because many of these lines were installed several years
. ago when the City experienced its earlier oil booms,no
accurate record of the location of the lines is avail-
able. According to the City' s Oil Field Inspector, the
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abandoned-oil related lines can be found in conc.-entration
or singly in any particular location within the Study
Area. The majority of these lines are generally located
in the alleys. Historically, through the process of de-
velopment, these lines have been discovered at depths
of 5 to 10 feet, where as many as 21 individual pipes
have been found.
The remaining portions of the Study Area do contain a
number of abandoned oil-related lines that have been cut
or capped as oil operations have ceased and/or as new
development has occurred.
2. 2.7. 5 Solid Waste Disposal
The Rainbow Disposal Company collects refuse within the
City of Huntington Beach. Residents and businesses may
subscribe to weekly pick-up, which is contracted for by
the City, or make arrangements with the Disposal Company
for individual refuse collection. Generally, most
apartment owners and businesses make individual contract "
arrangements with the disposal company.
2. 2. 7. 6 Other Utilities
Gas, electricity and telephone service is provided to the
Study Area by the Southern California Gas Company,
Southern California Edison Company, and General Telephone
Company, respectively. Major gas lines are located
in Lake Street, Alabama Street, Olive Avenue, Sixteenth
Street, and Pecan Avenue. Electricity is supplied from
a main generating plant located on Pacific Coast Highway
and Newland Street. Electrical hookup is installed as
new development occurs. Telephone service is extended
to all land uses upon request. All existing telephone
transmission lines are overhead, connecting to typical
telephone posts that feed into individual units.
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3. 0 ENVIRONMENTAL IMPACTS AND MITIGATING MEASURES
3.1 Land Resources
• 3. 1. 1 Topography
Approximately 70 percent of the Downtown Planning
Area is already developed. Therefore, development
as outlined by General Plan Amendment 76-1A will
not result in any significant landform alterations
• within this developed area. The vacant land is
relatively flat except where the natural bluff like
occurs, north of Atlanta Avenue. This property is
proposed for medium density residential use, a desig-
nation which can be effectuated with minimal grading
(and therefore limited landform alteration) provided
• specific development plans give careful consideration
to the bluff. A change from the existing zoning of
medium-high density residential and office profes-
sional to the recommended medium-density residential
use will decrease development intensity and help to
promote preservation of the bluff.
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3. 1. 2 Soils
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Soil types existing in the Study Area are predominantly
sandy with some clay soils of an expansive nature and
some tidal sediments. Sandy soils are highly suitable
for development. Expansive soils require special
treatment because they can cause extensive damage
to lightly loaded structures, pavements. driveways,
sidewalks, etc. , due to volumetric changes associated
with increases or decreases in moisture content.
The tidal sediments vary in clay content (and therefore
expansive dualities) . Liquefaction is considered high
in this location, however, as is the property im-
mediately north of the tidal marsh area.
Hazard from expansive soils can be reduced through the
following mitigating measures:
(a) Remove clay soils and relocate to areas used for
recreation or landscape purposes.
(b) Mix the clay soils with a less expansive soil,
replace, and recompact.
Damage from liquefaction can only be minimized through
changes in land use. The hazard posed by liquefaction
will be the same , for all intents and purposes,
whether development of this location conforms to
existing zoning or the proposed plan. The existing
zoning specifies medium-high density residential and
commercial while General Plan Amendment 76-1A proposes
medium - and high - density residential and tourist
commercial.
3. 1.3 Oil Resources
Considerable property within the Study Area is contained
within the Huntington Beach oil field. The land use
designations recommended by the General Plan Amend-
ment may stimulate development of oil production land
by making conversion to other uses more profitable.
However, this effect is also created by existing
zoning; therefore, no change in impact will be ex-
perienced.
3. 1. 4 Geologic Considerations
Two active branches of the Newport-Inglewood Fault are
contained within the Study Area - the Walnut Street
Fault and the South Branch Fault. Development over
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and close to active faults in the Downtown Area will
probably not be subject to the restrictions of the
• Alquist-Priolo Geologic Hazard Zones Act, because all
earthquake faults in the Study Area are buried. Since
the Alquist-Priolo Act only governs surface hazards, the
California Division of Mines and Geology has indicated
that the special hazard zones and accompanying regula-
tions will probably not be imposed for buried traces.
•
The City' s Department of Building and Community Develop-
ment requires either an engineering geologist' s analysis
of construction sites or the design of buildings for
human occupancy to resist a seismic force equal to 0. 20
gravity. These requirements are imposed for all
discretionary acts. Loss of life and structural
damage is thereby reduced.
3.1.5 Flood Hazard
Most of the Study Area, located on the Huntington Beach
• Mesa, is free from flooding. The remainder, which lies
below the bluff, is subject to flooding in 100- and
200-year storms. A program to minimize danger from
flooding has been adopted by the City Council as part
of the Seismic-Safety Element. (Refer to Section 5 .2 ,
p. 92 , in the Seismic Safety Element, Huntington
Beach Planning Department. ) Further, as a participant i
the Federal Insurance Program, Huntington Beach flood
hazard areas are governed by the regulations imposed
by the Federal Insurance Administration.
Certain steps are also being taken to eliminate the
• flood hazard posed by the Santa Ana River. The United
States Army Corps of Engineers has proposed a plan
that would make the City (and all of Orange County)
flood safe from the 200-year storm. It will be several
years before the Corps project can mitigate flood
potential, however. In the meantime, development of
• flood hazard areas will be regulated by the programs
mentioned previously.
3 .1. 6 Cultural Resources
Both the existing zoning and the General Plan Amend-
ment designate the Downtown property containing an
archaeological site for development. (Existing zoning
specifies residential and commercial development; the
General Plan Amendment specifies commercial. ) Artifacts
can be recovered from archeological sites prior to
grading provided experts in the field of archeology
are notified in advance, however. In the past, the
City has notified Archeological Research, Incorporated
19
(who performed a City-wide investigation) to analyze
sites proposed to be developed. If preservation of
the site is not considered vital , the artifacts are
salvaged and then turned over to the City for display
and permanent custody. Any detrimental impacts on this
important cultural resource are thereby minimized.
Four historical/cultural landmarks are contained within
the Study Area. These landmarks have been identified
in the City' s Open Space and Conservation Element Back-
ground Report as links to the past to be given careful
consideration by specific development plans. Develop-
ment as proposed by the General Plan Amendment will
maintain the pier as a vital feature of the Downtown
beach and tourist oriented environment. The Golden
Bear, typical of the "Old Town" Downtown area, could
be restored as part of the Specialty Commercial develop-
ment. The Old Fire House and Old Memorial Hall, also
typical of "Old Town" , could be preserved within the
institutional development proposed. The preservation
of these historic resources must be handled through
specific development plans, however.
3. 2 Water Resources
3.2.1 Surface Water
The ocean front serves important aesthetic, recreational,
and economic functions. The General Plan Amendment
proposes to increase the importance of the ocean front
by establishing a beach and tourist-orientation
for the Downtown environment.
3. 2. 2 Drainage and Groundwater
Groundwater level is very important in a coastal city
like Huntington Beach (subject to salt water intrustion)
which relies on groundwater as a major source of
domestic water. Percolation maintains the groundwater
level and is therefore a very important natural process.
The amount of percolation will be slightly reduced by
development under the General Plan Amendment (with
96. 4 gross acres of open space) as opposed to existing
zoning which provides 105. 8 gross acres of open space
or 9 .4 additional acres.
Runoff under the General Plan Amendment proposals
will be less than that generated by existing zoning:
20
•
(1) The General Plan Amendment decreases commercial
and industrial use by approximately 18 percent
• from existing zoning and devotes this portion to
residential use.
(2) Business areas produce approximately 20 percent
more runoff than residential areas.
99
• Reduced runoff is a beneficial impact because runoff is
characteristically of poor quality and can contaminate
surface water. Runoff also requires drainage systems
for disposal and the greater the quantity, the greater
the municipal expense for design and construction of
the systems.
3. 3 Biological Resources
Important tree stands exist at the intersection of Main and
Palm and south along Main Street. These trees will most
• likely be protected from future development by specific
mitigating measures imposed by the City' s development review
process. The numerous wildlife species which inhabit the
shoreline and coastal waters will be unaffected by develop-
ment under the General Plan Amendment since this plan, as well
as existing zoning► preserves the beach as permanent open space.
•
3.4 Air Quality
Development under the General Plan Amendment will increase
population by 5, 697 for the Downtown Area over the population
at ultimate development under existing zoning. The person -
• per - vehicle ratio in Orange County is currently 1. 6 ,10 which
means that an additional 3,560 motor vehicles will result from
development under the proposed plan. This will result in the
following increase in contaminants for the Study Area at full
development:
•
•
9. PrinciRles_and Practices of Urban Planning, William I.
Goodman, Washington, D.C. , 1968, p. 237.
10. Derived by dividing the number of trucks and cars in
Orange County by population.
•
21
•
PROJECTED DAILY EMISSIONS INCREASE
Hydrocarbons . 00044 tons/car/day x 3, 560 vehicles = 1. 5664 tons/day
Particulate
Matter . 000008 tons/car/day x 3, 560 vehicles = . 02848 tons/day
NOx . 000252 tons/car/day x 3, 560 vehicles = . 89712 tons/day
Sox . 000007 tons/car/day x 3, 560 vehicles = . 02492 tons/day
CO . 004035 tons/car/day x 3,560 vehicles =14:3646 tons/clay
Total: +16. 88152 tonT[day
(or . 34% of total daily emissions in Orange County) 111
Development of the Study Area as a tourist-oriented environment will
increase air pollution from motor vehicles. Urban Projects, Inc. , the
City' s economic consultant, has projected potential attendance by
tourists and residents for the proposed Specialty Center, Theme Park,
and Convention Center. The estimates are as follows:
1980 1985 1990
Them Center (includes Specialty Center and 1,916,000 2,303,000 2,723,000
Theme Park)
Convention Center 420,720 478,275 536,410
The,additional vehicle traffic generated by Downtown residents and
tourists visiting the Downtown commercial development will contribute
to the deterioration of air quality in the South Coast Regional Air
Basin.
Air pollution will also be generated on a short term basis from grad-
ing of individual project sites. This effect is, however, common to
both existing zoning and the proposed plan.
Although development under the General Plan Amendment will not by
itself have a substantial effect on air quality within the South Coast
Regional Air Basin, its effect must be considered as an increment in
the cumulative degradation of air quality in the basin.
3. 5 Noise
This section contains a comparison of vehicle trips generated by
General Plan Amendment 76-1A (at ultimate development) and existing
traffic flow, representing the worst case situation (Figure 3-1) .
This approach has been taken because accurate figures for vehicle
trips generated by existing zoning at ultimate development are not
available.
Traffic flow at ultimate development under the General 'Plan Amendm(.-:Llt
represents a considerable increase over existing flow. As traffic
volumes increase and further development occurs, some locations within
the Study Area may experience negative impacts from traffic noise.
Keep in mind that some increase in traffic flow would also accompany
development of the remaining vacant land under existing zoning and
that negative impacts from traffic noise would also result.
11. Environmental Impact Report 73-23 on "Old Town" Drainage Assess-
ment District No. 73-02 , Huntington Beach Environmental Resource
Department, September, 1975, p. 96.
22
•
Figure 3-1
• COMPARISON OF VEHICLE TRIPS
STREET LIMITS 24 HOUR ADT
General Plan Existing
• Amendment Traffic
76-1A Flaw
Pacific Coast Hwy. West of Goldenwest St. 36800 24000
(PCH) Golden West St. to 46850 23000
17th St.
• 17th St.' to 5th St. 42200 23000
5th St. to Lake St. 34850 . 22000
Lake St. to Huntington 36600 22000
Ave.
Huntington Ave. to 37500 22000
Beach Blvd.
Beach Blvd. Easterly 48350 20000
Goldenwest Street PCH to Palm Ave. 13300 3100/3900*
• Palm Ave. Northerly 13600 11900
Seventeenth Street PCH to Orange Ave. 6350 2800
Orange Ave. to Palm Ave. 6600 2800
Palm Ave. Northerly 7000 3600
•
Fifth Street PCH to Orange Ave. 28150 Not Avail.
Orange AVe. to Lake St. 7150 Not Avail.
Huntington-Delaware PCH to Atlanta Ave. 10500 Not Avail.
•
Delaware Ave. Atlanta Ave. Northerly 4250 Not Avail.
Lake Street PCH to Atlanta Ave. 9500 2900
Atlanta Ave. to 5th St. 13700 3900
. 5th St. to Indianapolis 22700 3900
Ave. --
Indianapolis Northerly 23100 3300
*NOTE.. Existing traffic flow on Goldenwest Street between Pacific
Coast Highway and Orange Avenue is 3100 ADT, and 3900 ADT
between Orange and Palm Avenues.
23
Figure 3-1, Cont.
STREET LIMITS 24 HOUR ADT
General Plan Existing
Amer-4tnent Traffic
76-1A Flaw
Beach Boulevard PCH to Atlanta Ave. 21100 19800
Atlanta Ave. Northerly 45850 19800
Orange Avenue Goldenwest St. to
17th St. 2700 1200
17th St. to 5th St. 7151) 2500
5th St. to Lake St. 6600 Not Avail.
Atlanta Avenue Lake St. to Delaware
Ave. 16250
Delaware Ave. to Beach 5400*
Blvd. 22200
Beach Blvd. Easterly 14900 8000
Palm Avenue Goldenwest St. to
17th St. 1550 1100
Indianapolis Avenue Fast of Lake St. 7400 3600
*NOTE: Existing traffic flow along Atlanta Avenue between Lake Street
and Beach Boulevard is 5400 ADT. Delaware and Atlanta do not
intersect at present.
24
•
Certain methods can be employed to keep traffic noise in the Downtown
at an acceptable level. These methods, as detailed in the Noise
• Element Background Report (Huntington Beach Planning Department,
June, 1975) include:
- Local reduction of traffic noise through operational modifications
(e.g. , revise flow control methods; reroute traffic)
• - Outside to inside noise reduction for dwellings through modifica-
tions to improve sound insulation (e.g. , minimize "sound leaks"
around doors, windows, and vents; replace "acoustically weak" com-
ponents; structurally improve weak walls and roofs. )
3. 6 Public Services
3. 6. 1 Fire Protection
Of prime importance to the adequacy of fire protection
coverage . is response time, which is basically a function of
the distance from the fire station to the incident location
and the average speed of travel by fire apparatus. Fire
stations should be located to provide an average response
time of five minutes or less in 90 percent of the incidents.
The Lake Street Station' s present response district encom-
passes a total of four square miles. The Study Area is lo-
cated entirely within this response district and can be
adequately serviced. When comparing development under
• existing zoning with General Plan Amendment 76-1A, no dif-
ference in response time is anticipated.
Manpower is a secondary factor in fire protection coverage
because manning practices are normally based on the City' s
financial capability rather than the fire hazard potential.
As the Downtown develops and high rise structures are built,
higher levels of manning will be necessary if the Fire De-
partment is to maintain the same level of service that now
exists.
3. 6. 2 Police Protection
The Special Operations Section of the Huntington Beach Po-
lice Department calculated the impact on manning capabili-
ties in the Study Area of development as outlined in General
Plan Amendment 76-1A. Based on manning ratios for the
various general land use types and population occupancies
per land use unit (dwelling unit or square footage) , the
Police Department estimates that 21 additional police
• officers would be necessary to serve the Study Area. At
ultimate development under existing zoning, an estimated 12
additional police officers would be required for the Study
Area, nine less than required for development under the
proposed General Plan Amendment.
•
25
•
I'
3. 6. 3 Flood Control
The entire Study Area i- subjected to local surface
drainage problems during heavy rains. This situation
will worsen as vacant areas are developed due to
decreased ground percolation and increased surface
runoff. As indicated in Section 2. 7. 3 of the Inventory
of Existing Conditions, Downtown Planning Area, however,
new storm drains are proposed for two drainage districts
within the Study Area which will adequately service the
property at ultimate development and mitigate the local
surface drainage problems. There will be no differen-
tial effect between development under the General Plan
Amendment and existing zoning
3. 6. 4 Recreation and Parks
The Planning Staff analyzed development under the pro-
posed General Plan Amendment for supply and demand of '
park lands. Calculating in the additional park acreage
proposed by the amendment, a multi-neighborhood analysis
for the Downtown and Townlot areas was performed focus-
ing on neighborhood parks while considering community
parks and the beach. The analysis concluded that the
Downtown and Townlot areas could not be analyzed using
current Citywide park standards because of the sub-
stantial difference in population characteristics and
proximity to the beach. Thus, a modified set of park
standards was developed. The analysis concluded that
the proposed neighborhood park acreage within the
Downtown and Townlot areas would generally meet the
neighborhood park demand but that community park needs
would be short about 9 acres. If the excess neighbor-
hood park lands were converted to community park types
of facilities, the shortage of community park land
could be reduced to 6 acres. This does not include
assigning a demand fulfillment factor for community
park needs to the beach. (Refer to Section 5.8 in
General Plan Amendment 76-1A for additional detail. )
Existing zoning does not specify any new parks for the
Study Area. Thus, the General Plan Amendment which
provides at least 5. 4 additional acres of park land
will have a more beneficial effect on local recreation
than existing zoning.
3. 6. 5 Schools
Based on ultimate residential development according to
the General Plan Amendment proposals, elementary school
student generation will be approximately 1,203, high
26 Afak
school - 439, and junior college - 948. The following
number of students will be generated at ultimate de-
velopment under existing zoning: 550 elementary, 247
high school , and 577 junior college.
The Huntington Beach Elementary School District has
indicated that it can accommodate additional students
generated by new housing developments within district
boundaries. The Huntington Beach Union High School
District has five schools which are already overloaded
with a total capacity of 14,798 and a current enroll-
ment of 18, 661. This student overload is being
accommodated by temporary structures and extended-day
schedules. Continued enrollment growth will intensify
the need for extended school day schedules and force
the continued implementation of other classroom alter-
natives. These effects will be partially mitigated by
construction of the proposed Ocean View High School at
Gothard Street and Warner Avenue, within the Huntington
Beach Union High School District. The Coast Community
College District indicates that their facilities can
adequately accommodate the expected student increase
from the Study Area.
3. 6. 6 Medical Services
There are two hospitals in the City of Huntington
Beach which serve the total population of approximately
146, 000. An estimated 2, 500 people are served by
Huntington Intercommunity Hospital in some capacity
• every month. Pacifica Hospital serves an estimated 350
people every month. Both hospitals are within five
minutes travel time from the Study Area. Given the
wide range of services offered at the two hospitals,
there should be no problem providing health care to
residents and visitors of the Study Area.
Development under the General Plan Amendment will re-
quire local hospitals to accommodate about 5,700 more
persons than at ultimate development under existing
zoning.
3. 7 Utilities
3. 7.1 Water
Development as proposed by General Plan Amendment 76-1A
will create an additional demand for water of approxi-
mately 838, 000 gallons per day over the demand pre-
dicted for ultimate development under existing zoning.
27
The City of Huntington Beach plans future water main
installations within the Study Area. (Refer to
Section 2.7 . 1 of the Inventory of Existing Conditions,
Downtown Planning Area for exact locations. ) Planned
expansion of existing facilities will accommodate
water demand generated by ultimate development under
existing zoning. Further expansion would be necessary
to accommodate the additional water demand generated
by development under the General Plan Amendment.
3. 7. 2 Sanitary Sewer
An initial study prepared in July, 1975 by Keith and
Associates, a Civil Engineers Consulting Firm located
in Santa Ana, California, identified areas of potential
deficiencies within County Sanitation District No. 11.
Relative to the Study Area, two existing sewer trunk
lines may ultimately become deficient if City growth
continues to occur as projected under existing zoning.
Specifically, the existing 16 inch County trunk line
located in the alley between Walnut Avenue and Pacific
Coast Highway and the existing 18 inch line along
Atlanta Avenue east of Huntington Avenue were described
as potentially undersized to meet future demand.
Further analysis of the above mentioned study is
pending to investigate the necessary changes that would
alleviate the identified deficiencies.
In regard to the City' s local sewer system that services
the Study Area, no immediate problems or projected
deficiencies were identified. This has been confirmed
with the City' s Public Works Staff.
The General Plan Amendment will increase sewage flow
by 684, 000 gallons per day over the flow predicted
for ultimate development under existing zoning. If the
presently planned system is inadequate to handle the
extra flow, the only effective mitigation measure would
be to expand sewage facilities above that proposed for
existing zoning.
3.7 . 3 Oil Lines
Section 2. 7. 4 of the Inventory of Existing Conditions,
Downtown Planning Area indicates that active and/or
abandoned oil related lines can be found singly or
in concentration at any particular location within the
Study Area . The majority of the lines are located in
alleys. Two critical areas where a high concentration
of oil-related lines exist are:
28 Aft
•
(1) the first east-west alley above Pacific Coast
• Highway extending from Fourteenth Street to
Goldenwest Street. These lines are active.
(2) Olive Avenue between Fourteenth and Lake Streets.
These lines are abandoned.
• The abandoned oil lines usually range in depth from
several inches to 3 feet below the surface. The
Huntington Beach Oil Field Inspector has indicated .that
virtually all active lines range in depth from 30 to 36
inches below the surface. Any street repavement or
grade modification in the streets and alleys would not
• disturb the soil to a depth of 30 inches. Thus, any
pipelines encountered would probably be abandoned lines
and could be removed in the construction process. How-
ever, high rise development as proposed for the area
along Pacific Coast Highway containing active oil lines
could generate an adverse impact. Unless proper miti-
gation and planning measures are taken, an adverse
impact could result in the form of costly rerouting of
oil pipelines and greater potential for oil spillage.
As a mitigation measure, a detailed review of all
locational records for subsurface oil lines could be
• made. Where such information is incomplete, a metal
detector could be employed to locate subsurface
facilities. Where oil lines conflict with proposed
high-rise development, structures could be arranged in
order to avoid the lines. Careful pipeline rerouting
could be performed if unavoidable.
•
3. 7. 4 Solid Waste Disposal
The General Plan Amendment will generate an additional
5, 500 tons of solid waste per year over the amount
predicted for ultimate development under existing
• zoning. The Rainbow Disposal Company foresees no
local service constraints in either case. Orange Count
Refuse Disposal indicates that the refuse transfer
station in Huntington Beach will operate indefinitely.
The Coyote Canyon landfill site is projected to reach
capacity during 1981, but several replacement sites
• will begin operation at that time in accordance with
the Orange County Solid Waste Management Plan.
3. 7. 5 Energy Utilities
The General Plan Amendment will create an additional
natural gas demand of 210 million cubic feet per year
29
and an additional electrical demand of 7 million
kilowatt hours per year above the respective demands
predicted at ultimate development according to existing
zoning.
Gas service is generally provided as a normal extension
of existing facilities. However, the availability of
natural gas service is based upon present conditions
of gas supply and regulatory policies. As a public
utility, the Southern California Gas Company is under
the jurisdiction of the California Public Utilities
Commission. Federal regulatory agencies can also
affect gas supply. Should these agencies take any
action which affects gas supply or the conditions under
which service is available, gas service will be pro-
vided according to the revised conditions.
The Southern California Edison Company has indicated
that electrical load requirements can be met for 1975
through 1977 provided that electrical demand does not
exceed estimates and there are no unexpected outages
to major sources of electrical supply. The total
demand is expected to continue to increase annually.
If Edison' s plans to proceed with future construction
of new generating facilities continue to be delayed,
the ability to serve customer loads could become
marginal by 1978.
The following energy conservation measures are
recommended for new and renovated structures:
1. Open gas lighting should not be used in public
or private buildings.
2. Electric lights should be strategically placed to
maximize their efficiency. Their size and power
consumption should be minimized as much as possible.
3. Electrical heating in public and private structures
should be discouraged. Solar assisted heating
systems should be encouraged.
4. Reflecting and/or insulating glass should be used
in structures where windows are not shaded by
exterior architectural projections or mature plants.
30
•
3. 8 Human Habitat
3. 8. 1 Aesthetics
Four historic landmarks exist within the Study Area
which have aesthetic value: Huntington Beach Pier,
the Golden Bear, Old Memorial Hall, and the Old Fire-
house. The latter three landmarks can be preserved
through specific development plans; therefore, no ad-
verse impact is anticipated. As for the pier, it will
definitely be preserved as a vital feature of the
Downtown area.
The only physical feature of aesthetic significance
• within the Study Area is the east bluff of the
Huntington Beach Mesa north of Atlanta Avenue. Efforts
will be made to preserve the bluff by integrating this
natural resource into future development plans for this
location.
• The architectural character of the existing Downtown
area is felt by some to have aesthetic appeal. This
character could be maintained, particularly in the
proposed specialty commercial area, by incorporating
some of the older structures (e.g. , the Golden Bear)
into future development plans. Thus, the effect on
• architectural character of the area would be minimal.
3. 8. 2 Population
Development of the Study Area according to General
Plan Amendment 76-1A will generate approximately 5,700
• persons more than ultimate development under existing
zoning. (Population at ultimate development under ex-
isting zoning will be approximately 7 ,310 versus a
population increase to approximately 13, 007. ) Population
density will increase from 37. 84 persons per gross resi-
dential acre under existing zoning to 49.51 persons per
• acre under the amendment. This change in population
density reflects an expansion of residential acreage
in the proposed plan particularly in the medium-
and high-density residential categories. The im-
pacts associated with the increased population are
detailed in this report in Sections 3. 4, 3.5, 3. 6,
• 3.7 , and the remainder of 3. 8.
•
31
3. 8. 3 Traffic Circulation
}
A traffic analysis of the recommended land use plan
was done by JHK and Associates. The following con-
clusions were reached:
1. Pacific Coast Highway and Beach Boulevard will
continue to handle heavy traffic volumes. '
2. Huntington Avenue should be realigned to intersect
Atlanta Avenue at a point opposite Delaware Avenue.
A jog in Huntington Avenue would be made about
300 feet north of Pacific Coast Highway to align
with Delaware. Delaware Avenue would continue
northward as a secondary arterial on an 80 foot
right-of-way.
3. The Orange-Atlanta Avenue corridor should be revised
to reflect a major connecting arterial without an
offset intersection configuration at Lake Street.
4. Lake Street should be a major north-south arterial
to relieve some of the traffic that would normally
travel on Beach Boulevard. Main Street should be
de-emphasized and limited to pedestrians between
Pacific Coast Highway and Orange Avenue.
Analysis of the external circulation system affecting
the Study Area led to the following conclusions:
1. Greater emphasis should be placed on the Lake Street
corridor and Lake Street should be extended and
terminated at Garfield Avenue-Main Street.
2. Main Street should be de-emphasized as a major
carrier in the Downtown. Outside of the Study
Area, 17th Street intersects Main Street and would
become a primary arterial to Pacific Coast Highway.
Northerly of Mansion Avenue, Main Street should be
realigned to intersect the north-south alignment
of Gothard Street.
The effect of these improvements are as follows:
1. An additional north-south corridor to the beach
area via Main Street-Lake Street would be created.
This should relieve Beach Boulevard. In addition,
additional traffic relief on Beach Boulevard could
be obtained if the State beaches allowed access to
parking at Newland Street, Magnolia Avenue, and
Brookhurst Street. San Diego Freeway interchanges
32
•
at the latter two arterials could channel traffic
directly to parking areas at the beach that now
• are forced to use Beach Boulevard.
2. The multi-legged, wide intersection of Main,
Gothard, and Garfield would be eliminated in favor
of a four-legged intersection. Traffic control
would be much more efficient.
3. The Civic Center and nearby shopping center complex
at Mansion Avenue and Main Street would have better
circulation and access by eliminating unnecessary
through trips on the adjacent streets.
4 . The diagonal configuration of 17th Street would be
eliminated or left in part solely for local access.
5. More direct access to Central Park and the new City
Library would be provided for Downtown residents
via North Main Street to Gothard Street, then
• northerly. All other routes from Downtown are
circuitous.
Projected daily and peak hour traffic volumes for the
General Plan Amendment indicate that existing design
capacities will be exceeded on Beach Boulevard north
• of Atlanta, Orange-Atlanta Avenue, Lake Street,
Delaware-Huntington Street, Fifth Street, and Pacific
Coast Highway. However, Lake Street will soon be modi-
fied to carry 30, 000 vehicles per day; Delaware-
Huntington Street will become an 80 foot secondary
arterial; and Orange-Atlanta Avenue will become a four
• lane street upon parking abandonment (Orange) and dedi-
cation and widening after development (Atlanta) . Fifth
Street and Pacific Coast Highway will accommodate traffic
by narrowing lanes and/or prohibiting parking. To
further relieve the traffic burden on the City' s arterial
system, public bus transportation and mass rapid transit
• (Southern Pacific Railroad/Lake Street corridor) could be
encouraged to the greatest extent possible.
The City Planning Staff recommends that sufficient
parking be insured by forming a parking district,
providing on-site parking in consolidated areas or
• requiring a development fee earmarked for parking.
•
33
3. 9 Cost-Revenue Analysis
This section of the Environmental Impact Report details the
fiscal costs and benefits of General Plan Amendment 76-1A. The
costs and benefits are presented in 1975 dollars as they apply to
the City of Huntington Beach and the local school districts -
Huntington Beach Elementary and High School Districts and the "
Coast Community College District. The analysis assesses the
fiscal costs and benefits of the proposed project as they relate
to the City in terms of services provided and property tax and
other revenues received. The analysis also examines the fiscal
costs of educating the population and financing the local school
system through district taxes. (Refer to General Plan Amendment
76-1A, Section 5. 6 for a discussion of methodology. )
Total revenues and expenditures for development as specified by
General Plan Amendment 76-1A are detailed in Figures 3-2 and 3-3.
Land use, as proposed by this plan, will result in an annual net
surplus to the City of $708 ,032 and an annual net surplus to the
school districts of $1, 218, 150.
A similar analysis was performed for development of the Study Area
under existing zoning (Figures3-4 and 3-5) . Development as
presently planned will generate an annual net surplus for the City
and the involved school districts of $229,061 and $765, 507,
respectively. This means that the City and the local school
districts will net an additional $478 ,971 and $452, 643, respect=
ively, on an annual basis from development according to General
Plan Amendment 76-1A. Revitalization of Downtown Huntington
Beach resulting from the General Plan Amendment and subsequent
Redevelopment Plan will then serve to broaden and balance the
City' s economic base.
34
r
Figure 3-2
General Plan Amendment 76-1A
Summary of Annual Revenue and Expenditure Estimates
as They Apply to the City of Huntington Beach
General Plan Land
• Use Category Revenues Expenditures
Residential
Low 397 d.u./44.1 gr. acs. $ 135,758 $ 170, 672
Medium 1855 d.u./123. 6 gr. acs. 419,736 377,046
• High 3325 d.u./95. 0 gr. acs. 688,498 437,251
Commercial
General
Convenience
88, 000 sq. f t./20. 3 gr. acs. $ 79,439 $ 62,024.
office
115, 600 sq. ft./17. 8 gr. acs. 37, 596 54,386
Specialty
• 113, 000 sq. ft./19. 2 gr. acs. 139 ,204 58 ,663
Tourist
Hotel
520-670 Rooms/24. 2 gr. acs. $ 333,891 $ 73, 940
• Tourist Attraction
31. 8 gr. acs. 269,391 117,481
Public Amenity 14. 6 gr. acs. 2,657 22,740
Institutional
Community Facilities
5.4 gr. acs. $ 7, 160
Open Space
Park & Recreation Facilities
91. 0 gr. acs. of beach apportioned
• on an acreage basis $ 18 , 965 $ 35,740
Total: $2,125,135 $ 1,417,103
Net Surplus : $ 708, 032
35
L
Figure 3-3
General Plan Amendment 76-1A
Annual School District Revenue - Expenditure Estimates
General Plan Land
Use Category Revenues Expenditures
Residential
Low 397 d.u./44.1 gr. acs. $ 211,173 $ 275,262
Medium 1855 d. u. /123. 6 gr. acs. 468 ,808 614, 937
High 3325 d.u./95..0 gr. acs. 899, 809 634,886
(450 High Rise)
Commercial
General
Convenience
88 , 000 scr. ft./20. 3 ar. acs. $ 62, 918
Office
115, 600 sa. ft./17 .8 gr. acs. 95,326
Specialty
113,000 sq. ft./19. 2 gr. acs. $ 67,327
Tourist
Hotel
520-670 Rooms/24. 2 gr. acs. $ 200,590
Tourist Attraction
31. 8 qr. acs. 735,138
Public Amenity
14. 6 gr. acs. 2,146
Total : $2,743,235 $ 1, 525,085
Net Surplus: $1,218 ,150
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Figure 3-4
Existing Zoning
Summary of Annual Revenue and Expenditure Estimates
as They Apply to the City of Huntington Beach
Zoning Category Revenues Expenditures
Residential
Low 277 d.u./47 .0
gr. acs. $ 126 ,031 $ 123 ,845
Medium 262 d.u./20. 6 gr. acs . 64,019 54,186
� High
2032 d.u. /67. 9 gr. acs . 387,843 272,404
Mobile Home 561 d.u./71. 2 gr. acs. 89,389 110,248
Commercial
Retail
416,686 sq. ft./67. 0 gr. acs. $ 361,486 $ 191,511
Office-Professional
471, 506 sq. ft./74. 1 gr. acs . 151,015 212,227
Motels and Hotels
200 Rooms/ 15. 8 gr. acs. 98,633 44,914
Industrial
Light
44 , 820 sq. ft./ 3. 8 gr. acs. $ 6,696 $ 5,315
Oil 4 . 6 gr. acs 7 ,854 2,308
Public Utility 1. 0 gr. acs. 2. 750
Institutional 7 . 6 gr. acs. $ 9 ,415
. Open Space
Golf Course 14 . 6 gr. acs. $ 2,530 $ 21,649
Beach
91. 0 gr. acs. apportioned on
an acreage basis 17 ,708 33, 371
Total: $1, 313, 204 $1,084,143
Net Surplus : $ 229 ,061
37
i�
Figure 3-5
Existing Zoning
Annual School District Revenue-
Expenditure Estimates
Zoning Category Revenues Expenditures
Residential
Low 277 d.u./ 47. 0 gr. acs. $ 210,120 $ 192 ,059
Medium 266 d.u./20. 6 gr. acs. 73,052 86, 854
High 2032 d.u./67 .9 gr. acs . 416,612 387,997
Mobile Home 561 d.u./71. 2 gr. acs. 68 ,239 85,416
Commercial
Retail
416,686 sq. ft./ 67. 0 gr. acs. $ 297 ,919
Office-Professional
471, 506 sq. ft./74 .1 gr. acs. 388,814
Motel-Hotel
200 Rooms/15. 8 gr. acs. 42 ,141
Industrial
Light
44, 820 sq. ft./3. 8 gr. acs. $ 18, 088
Oil 4. 6 gr. acs. 805
Open Space
Golf Course 14.8 gr. acs. $ 2, 043
Total: $1, 517,833 $ 752, 326
Net Surplus: $ 765,507
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•
•
•
•
•
•
4. 0 ALTERNATIVES TO THE PROPOSED ACTION
4. 1 No Project
In respect to this amendment, no project would result in a con-
tinuation of the policies and land use designations set forth for the
Downtown Study Area by the Phase I Land Use Element and subsequent
amendments. The Downtown area would probably continue to deteriorate.
Development pressures would continue to increase with the remaining
vacant land being developed primarily for residential purposes,
triplex and fourplex structures. The City's economic base would not
• be broadened by improved and additional commercial uses which
are generally the high revenue generators. Circulation problems
would continue to worsen as more and more people come to the beach.
Interest in improving mass transit in the Downtown might be reduced
as no mass transit terminal will necessarily be provided under the
existing Land Use Element. Thusly, having no project could be
detrimental to the City and the economic health of the community.
4. 2 Destination Resort
The Destination Resort concept has the highest development intensity
of the alternatives considered. It is based upon the maximum mar-
ket potentials projected by the City' s economic consultant. A full
39
discussion of this alternative concept is contained in Section 4. 1
of General Plan Amendment 76-1A.
4. 3 Regional Point of Interest
The Regional Point of Interest concept is based on the philosophy
that the Planning Area will not attain the role of a destination
resort for tourists but rather will attract tourists from other
destination resorts in Orange County and penetrate the tourist
market as a side trip for visitors in the region. The plan is fully
detailed in Section 4. 2 of General Plan Amendment 76-1A.
4. 4 Seasonal Beach Community j
Proposing the least development intensity level of all the
alternatives, the Seasonal Beach Community concept is predicated
upon the philosophy of accommodating the tourist draw generated by
the beach and not creating equal or greater attractions to increase
this draw. It generates a permanent rather than transient population
base for the area. Refer to Section 4. 3 in General Plan Amendment
76-1A for a complete discussion.
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5. 0 SHORT-TERM USES VS. LONG-TERM PRODUCTIVITY
General Plan Amendment 76-1A provides policy direction for com-
bining the general land use categories in the Downtown - resi-
dential, commercial, industrial, institutional and open space.
The amendment also delineates location and gives development
criteria for each category. The plan is designed to provide direc-
tion for the transition from present short-term policies to the
long-range goals and objectives of Huntington Beach.
Concerning underdeveloped, vacant, and oil resource lands, the
long-term effects will be a loss of open space and some resources.
Some areas will be subject to redevelopment over the planning
period, with a long-term effect of recycling the land in con-
formance with the proposed plan.
One of the steps required to implement the proposed plan is an
analysis of the zone changes necessary to bring the zoning
into conformance with the General Plan. The zoning changes
41
that would result would have significant short-term effects, such
as creating non-conforming uses, reducing or increasing intensity
of development permitted, and providing stimulus for development
or redevelopment. The long-term effects would be land uses that
are reflective of the plan' s proposals.
Overall , the General Plan Amendment will create a role for the
Downtown as a beach- and tourist-oriented environment and will
thereby broaden and balance the City' s economic base.
C
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•
•
•
•
6.0 IRREVERSIBLE ENVIRONMENTAL CHANGES
Irreversible environmental changes resulting from the General
Plan Amendment will be of a secondary nature and will occur
• " primarily in the undeveloped portions of the Study Area.
Loss of open space as vacant land is converted to other uses
will be a significant change. Although the option to recycle
the land to open space after development is available, it is
probably not economically feasible.
•
Alteration of topography will be an irreversible change. Although
mitigating measures can be imposed as part of the development
process, the natural topography will experience some degree of
change.
During the planning period, most of the oil-producing areas will
be phased out. Unless significant technological changes are
developed, this non-renewable resource will no longer exist
in recoverable quantities within the Study Area.
43
Construction materials of mineral origin will be needed for develop-
ment to occur, and fossil fuels will be committed for long periods
to satisfy local energy demand.
other environmental changes may occur as a result of implementation
of the proposed land uses. At each step in the development and
redevelopment process, the significance of the action should be
evaluated.
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. 7. 0 GROWTH INDUCING IMPACT
To measure the growth inducing impact, growth stimulated by the
General Plan Amendment was compared with that of existing zoning.
The ultimate population generated by the recommended land uses
will exceed ultimate population generated by existing zoning by
. an estimated 5,700 persons.
Approximately 30 percent of the Study Area is undeveloped. The
General Plan Amendment will probably provide the stimulus to
encourage development in these areas. However, because of
existing market pressures, development of the remaining vacant
land would eventually occur under existing zoning, as well. The
recommended land use plan will merely help to insure that future
growth is well-planned and serves to broaden the City' s economic
base.
45