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HomeMy WebLinkAboutGeneral Plan Amendment 76-2 - GPA 76-2 - Miscellaneous Item /237� -GENERAL PLAN AMENDMENT 76rm2 MISCELLANEOUS ITEMS m huntington beach planning department TABLE OF CONTENTS GENERAL PLAN AMENDMENT 76-2 Section Page 1. 0 INTRODUCTION 1 1. 1 Methodology 1 2. 0 AREAS OF CONCERN 3 2. 1 South of Main Street and East of Florida Street 3 2. 2 North of Warner Avenue and East of Beach Boulevard 6 r 2. 3 North of Clay Avenue and East of Goldenwest Street 9 2. 4 North of Taylor Street and West of Beach Boulevard 13 2. 5 North of Talbert Avenue and West of Beach Boulevard 15 2. 6 North of Slater Avenue and West of Gothard Street 17 2. 7 Gothard Street South of Heil Avenue 20 2. 8 South of Edinger Avenue and West of Gothard Street 20 r 2. 9 North of Garfield Avenue and East of Beach Boulevard 23 " 2. 10 North of Adams Avenue and East of Beach Boulevard 23 2 . 11 North of Utica Avenue and West of Lake Street -2-6 2. 12 East of Brookhurst Street and North of Hamilton Avenue 28 2 .13 Bolsa Chica Street South of Warner Avenue 32 2. 14 East of "B" Street and South of Warner Avenue 36 r 2. 15 South of Aldrich Avenue and West of Beach Boulevard 36 2. 16 South of the San Diego Freeway and East of San 40 Angelo Drive 3. 0 SUMMARY 43 3. 1 Scope of Amendment 43 r 3. 2 Residential Standards 43 3. 3 Area by Area Summary 43 3. 4 Summary of Proposed General Plan Amendment 76-2 45 4. 0 ENVIRONMENTAL ASSESSMENT 51 4. 1 Project Description 51 r 4. 2 Environmental Setting 54 4. 3 Environmental Impact and Mitigating Measures 61 4. 4 Alternatives 77 Footnotes 80 Adft I f1p r TABLE OF FIGURES 2-1 Areas of Concern, General Plan Amendment 76-2 2-2 South of Main Street and East of Florida Street 2-3 North of Warner Avenue and West of Beach Boulevard 2-4 North of Clay Avenue and East of Goldenwest Street 2-5 North of Taylor Avenue and West of Beach Boulevard 2-6 North of Talbert Avenue and West of Beach Boulevard 2-7 North of Slater Avenue and West of Gothard Street 2-8 Gothard Street South of Heil Avenue 2-9 South of Edinger Avenue and West of Gothard Street 2-10 North of Garfield Avenue and East of Beach Boulevard 2-11 North of Adams Avenue and East of Beach Boulevard 2-12 North of Utica Avenue and West of Lake Street 2-13 East of Brookhurst Street and North of Hamilton Avenue 2-14 Bolsa Chica Street South of Warner Avenue 2-15 East of "B" Street and South of Warner Avenue 2-16 South of Aldrich Avenue and West of Beach Boulevard 2-17 South of the San Diego Freeway and East of San Angelo Drive 3-1 Proposed General Plan Amendment 76-2 4-1 Existing and Proposed Land Use Acreage and Vehicle Trips per Day 4-2 Generation of Air Pollutants 4-3 Noise Exposure Associated with Recommended Land Use Changes 4-4 General Plan Amendment 76-2: Summary of Annual Review and Expenditure Estimates as They Apply to the City of Huntington Beach 4-5 General Plan Amendment 76-2: Summary ef. Annual Revenue and Expenditure Estimates as They Apply to the School _ Districts 4-6 Existing Land Use Element: Summary of Annual Revenue and Expenditure Estimates as They Apply to the City of Huntington Beach 4-7 Existing Land Use Element: Summary of Annual Revenue and Expenditure Estimates as They Apply to the School Districts 1. 0 INTRODUCTION This document constitutes the fourth amendment to the Phase I Land Use Element (76-2) . The Element was adopted in December, 1973 and amended in March, 1975, July, 1975 and March, 1976. 1. 1 Methodology This amendment to the Phase I Land Use Element is designed to in- vestigate some areas where changing conditions require reconsider- ation of past decisions. The changes considered in this amendment derive from two sources: requests from property owners and "house- keeping" chores generated by the Planning Department. In Sec- tion 2. 0, Planning Issues, each case is discussed and analyzed in terms of existing conditions and impact on surrounding areas as well as consistency with City goals and policies. Section 3. 0 summarizes the recommendations contained in Section 2 . 0 in the form of a comp- rehensive text and plan to be adopted. Section 4. 0 presents an Environmental Assessment for the amendment as required by the California Environmental Quality Act. 1 RESIDENTIAL LEGEND: - ESTATE 0-2 un/gac - ESTATE 0-4 un/gac PUBLIC USES 81 FACILITIES (CON'T) LOW DENSITY EXISTING PROPOSED MEDIUM DENSITY SCHOOL MEDIUM-HIGH DENSITY ELEMENTARY 0 0 HIGH DENSITY JUNIOR HIGHJ�, JO MOBILE HOME HIGH H OH COLLEGE C COMMERCIAL PARKS NEIGHBORHOOD ® COMMERCIAL RETAIL COMMUNITY nil � OFFICE HUNTINGTON CENTRAL E HOTELS-MOTELS REGIONAL - SPECIALTIES RECREATIONAL FACILITIES ® PLANNED MULTIPLE USE 0 O . RECREATION CENTER INDUSTRIAL NEIGHBORHOOD BEACH LIGHT BEACH PUBLIC UTILITY MARINA ® 4 RESOURCE PRODUCTION GOLF COURSE EDISON R/W LEASED • AGRICULTURE EDISON R/W UNLEASED uft f SPECIAL USE 0 PUBLIC USES & FACILITIES INSTITUTIONAL TRANSPORTATION • ECOLOGICAL RESERVE m CHURCH ® RAILROAD HOSPITAL C, c CITY YARD LODGE, MEETING HALL PRIVATE SCHOOL LIBRARY r. CEMETERY QUASI-PUBLIC(INCLUDING STREETS L,c CENTRAL LIBRARY CHURCHES,CLUBS a LODGESf • t�W,' SCHOOL WAREHOUSE O 1 MAJOR SCHOOL ADMIN. OFFICE OTHERS —■—■— PRIMARY POST OFFICE . _ PRIMARY WATER RESERVOIR - COUPLET FIRE STATION FIRE TRAINING CENTER&STATION PLANNING RESERVE .y y y ■■■■■■■�■■R SECONDARY �F3 Bs�F BUFFER • H�_ HARBORS a BEACHES FACILITY NO RIGHT OF WAY EXISTS DRAINAGE CHANNEL a WATER WAYS DESTINATION RESORT - PLANNED COMMUNITY REV.9-19-72 �1.17-73 ® 12-II-73 � OPEN SPACE 3'2Z?G ® OCEAN FRONT COMMERCIAL RESIDENTIAL • ":. GOVERNMENT CENTER LAND USE FLEA IENT • PHASE 1 A-RM-3K RESIDENTIAL LEGEND: - ESTATE 0-2 un/gac ESTATE 0-4 un/gac PUBLIC USES 8 FACILITIES (CON'T) LOW DENSITY EXISTING PROPOSED MEDIUM DENSITY SCHOOL MEDIUM-HIGH DENSITY ELEMENTARY E91 Q HIGH DENSITY JUNIOR HIGH )>, JQ MOBILE HOME HIGH 71'n OH COLLEGE C COMMERCIAL PARKS ® S Q COMMERCIAL RETAIL NEIGHBORHOOD COMMUNITY �G�P; Q OFFICE HUNTINGTON CENTRAL HOTELS-MOTELS REGIONAL - SPECIALTIES RECREATIONAL FACILITIES ® PLANNED MULTIPLE USE � O . RECREATION CENTER INDUSTRIAL NEIGHBORHOOD BEACH LIGHT BEACH PUBLIC UTILITY MARINA © A RESOURCE PRODUCTION GOLF COURSE EDISON R/W LEASED AGRICULTURE EDISON R/W UNLEASED i f SPECIAL USE PUBLIC USES 81 FACILITIES INSTITUTIONAL TRANSPORTATION . E ECOLOGICAL RESERVE m CHURCH ® RAILROAD HOSPITAL :C, c CITY YARD LODGE, MEETING HALL PRIVATE SCHOOL LIBRARY CEMETERY UASI-PLC CENTRAL LIBRARY COHURCHESCBUBIS�aLODGESf STREETS SCHOOL WAREHOUSE L MAJOR A SCHOOL ADMIN.OFFICE OTHERS PRIMARY POST OFFICE PRIMARY FIRE TRAINING CENTER&STATION WATER RESERVOIR - COUPLET PLANNING RESERVE .y y � SECONDARY vF3', FIRE STATION 0 BUFFER NO RIGHT OF WAY EXISTS • HARBORS a BEACHES FACILITY DRAINAGE CHANNEL B WATER WAYS DESTINATION RESORT - PLANNED COMMUNITY Rev a-1e-72 II-17-73 12-II-73 iA} OPEN SPACE 3-2zae ® OCEAN FRONT COMMERCIAL a RESIDENTIAL GOVERNMENT CENTER LAND USE ELEMENT • PHASE 1 .•RM-31C r �� r dF''v-*ram, - ♦+ �c ¢ n r CERTIFICATIONS: PLANNING COMMISSION h� �., ,�N. r c c c r9 * ary coueca ,xcxcxv ax.r.x...xs.oHo�:E ECE�.x. -�- c`c�.� .. �� �c��a:�, �!0`.�.. "v o a• �o�x�.W na T111 I r� 11 D xo.�x.�.x♦ � c- � � `0 4.:t��rt � ]��� �' oe.oFoeeexecx C F n+pK� r ee rrEST o ♦ — — N /r I aFti � , 3 <• ^� re iCEJ,a' ",I,: ,. ® HUNFINGTON BEACH CALIFORNIA PLANNING DEPARTWENF LAND USE ELEMENT PHASE 1 RESIDENTIAL Low Density 0-7 D.U./Gross Acre Q Medium Density 7-15 D.U./Gross Acre •'•' High Density Over 15 D.U./Gross Acre COMMERCIAL 30 General Specialty rq Tourist Commercial y ,EM ;;:,:;„ , 1 �............ PlanningReserve ��•:"'•:•.. OPEN SPACE . . ks & Recreational Facilities `'' '" 777 �F i:: � ::::ci::c::c:i:�' ♦. ........................... Par - �> :;;>;::;>;;; ... •�:�:c:::cricici:iiiii'rccc'cr?:r ,� BLIC FACILITIES ' ♦•�� o ,. Proposed Neighborhood Pa yG. . . . • ;' Beach Transportationoloo � � � / `� • • • ♦ Center s f/ ♦.♦� z _ mac• • • • • • • • • • • • • • • • • • • HIGHWAY GENERAL PLAN AMENDMENT 76-IA HUNTINGTON BEACH CALIFORNIA PLANNING DEPARTMENT �Oi A c'OJ 0 pf t \ .4 A� r � O i' 41 �/ \ p r \ f � C f T A d- LEGEND RESIDENTIAL HUNTINGTON BEACH CALIFORNIA [D Low Density 0-7 un/gac ADOPTED GENERAL PLANNING DEPARTMENT Q Medium Density 8-15 un/gac 0 High Density above 15 un/gat' PLAN AMENDMENT 76-1B COMMERCIAL LAND USE Retail 2.0 AREAS OF CONCERN This section deals with each issue area designated in Figure 2-1. 2.1 South of Main Street and East of Florida Street 2.1. 1 Background The subject property covers approximately 10. 03 acres along the east side of Florida Street south of Main Street (see Figure 2�2) . A request to amend the present general plan_designation to high density residential was received from a property owner March 26 , 1976. The Phase I Land Use Element designates the property office-professional. Present zoning is R5 (office-professional) . The northern properties within the area of concern include older single family homes, while the southern end is under construction for retirement apartments. The Five Points Shopping Center is located to the north of the subject area. Land uses to the west across Florida Street include vacant office-professional properties, the Huntington Beach Convalescent Hospital and Pacifica Hospital. Apartments (R3) abut the site on the south. Automobile dealerships and other commercial establishments (CO line the eastern boundary. 3 2.16 21 2.14 IV X� t ....,..... +.e..-�,..:.,_ ,--::.: ,... �_, +,� F _-<<_ _��t A. ��--T-••.�'` ter. � .. ' 'y X ZAelbk Figure 2-1 H NNIGTON BEACH ca<WoRNla kANNI P NG DEPARTMENT Areas Of Concern GENERAL PLAN AMENDMENT 76-2 T a � E' g �'� _ AVE.AVM. kAIL - - -- ; t COI `RCI RETAIL REP\►IL C iA A N S NAL C MMERCIAL Wp U S� w ' R A rlAl. H.H _..Nw RETAIL i Z CQMMEICLIL y' D C AL I OFF CE 10 J I OPT L EI S I T i AREA Of CONCERN Z.1 • Ei CIF +AI" STMET 4 EAST Of FL00DA STREET Figure 2-2 %%%%IRP 5 r 2. 1. 2 Analysis Based on the surrounding land uses either high density residential or office-professional uses are feasible. Determination of the best use for the property involves considering problems of open space availability and the need for office-professional at this location. Whether there is any compelling need for office- profes-sional in the area of concern depends on whether the acreage is needed for future medical services. Based on projections by Urban Projects, Inc. , approximately 32 acres of medical uses will be needed in Huntington Beach at ultimate development. Presently, the City has slightly more than 25 acres of existing medical facilities. There are approximately 15 acres of vacant property designated office professional south of Main Street in the vicinity of and including the area of concern. This area south of Main Street and the medical facilities located north of Talbert Avenue represent the two feasible locations for medical facility districts in the City. To reduce acreage in these districts, especially when the. margin for error is slight, does not appear warranted. If the property were to be developed at high density, the inhabitants would not be served by any park. The proposed parks, both to the north and south, are too far removed from the area to adequately service the area. A planned residential development, preferably medium density, would be necessary to create sufficient amenities to counterbalance the lack of open space availability. However, because of ownership patterns in the area, development would be haphazard and on relatively small lots thereby negating the possibility of a planned residential development. 2. 1. 3 Recommendation This amendment to the Phase I Land Use Element rpcommends that the area of concern not be redesignated to high density residential. 2. 2 North of Warner Avenue and West of Beach Boulevard 2. 2. 1 Background The study area is located near the northwest corner of Beach Boulevard and Warner Avenue (Figure 2-3) . It con- 6 A!Wk toll g®o®t®tesii� monologt�rt r� • ; W mo®�r Ap �► ♦ ♦o ® e , moll COMMERCIAL *� .r. '�111111111111 IIi11f1-- 11l�;�J.1! 1` 1�1111111111/Pill 1� 11..�..� !! HIGH stiriRSOF3z1 �11111 ® � 1111111/11111111 illli �I i!t!���1��7� � DENSITY �lllllillllll!lllll11111�11 1 TOlai�l fill If if �1lilll! • 1 • tains approximately 3. 82 gross acres of land designated w office-professional and 5. 02 gross acres of land desig- nated retail commercial. The property is presently subdivided into encyclopedia lots (25' x 491 ) . The property is vacant except for an older single family home that fronts on Warner Avenue. The existing land uses to the north, across the Orange County Flood Control Channel, consist of retail commercial (C4) and high density residential (R3) . Land use to the west is high density residential. To the south is retail commercial that fronts on Warner Avenue. The property directly across Warner Avenue to the south is designated retail commercial but, is used as a Little League baseball field. The property to the east, designated retail commercial (C4) , is presently vacant except for some commercial development at the intersection of Beach Boulevard and Warner Avenue. The Planning Department has received requests to change the designated land use on the subject property from retail commercial and office professional to high density residential. The requests have come from three of the larger property owners within the study area. 2. 2.2 Analysis A change in land use designation on the 8.84 acres from office professional and retail commercial to high density residential would generate a maximum of 309 units at 35 units per acre. While this unit projection represents the maximum units allowed under high density residential designation, the property owners have requested R3 zoning which provides for a maximum. of 24.85 units per acre. This would result in a total of 220 units and a popu lation of 402 individuals. A change in land use designation to high density resi- dential would be compatible with the property to the west. The Orange County Flood Control Channel provides a separation from a planned commercial development north of the subject property. Building setbacks, landscaping and wall separation could be used to separate commercial land uses to the east and south from the proposed resi- dential land use within the study area. Retail commercial property totaling approximately 27 acres (not proposed for change) exists at the intersection of Warner and Beach. This amount of commercially designated 8 Aft land is adequate to service the needs of the population within the general area. Also, proximity of the subject property to existing commercial centers within a mile radius raises the question of the need for continuing retail commercial and other professional land use desig- nations within the study area. The Open Space and Conservation Element Background Report (Huntington Beach Planning Department, August, 1976) identifies the quarter section in which the subject property is located as being deficient in neighborhood park land by 4. 5 acres. The redesignation of the property from retail commercial and office professional to high density residential would intensify the need for neighborhood park land in this location. Development of the study area as high density residential would result in approximately 21 children of elementary school age and 13 children of high school age. The elementary school population would be serviced by Oak View Elementary School, south of Warner Avenue and west of Beach Boulevard; and Starview Elementary School, north of Heil Avenue and west of Beach Boulevard. The high school students would be served by the new Ocean View High r School. The Huntington Beach Union High School District plans to begin handling only ninth grade students the first year and then adding a grade each succeeding year. 2. 2. 3 Recommendation This Amendment to the Phase I Land Use Element recommends that the area of concern be redesignated from retail commercial and office professional to high density residential. 2. 3 North of Clay Avenue and East of Goldenwest Street 2. 3. 1 Background The subject property covers approximately 111. 4 acres and is bounded by Ernest Avenue on the north; Crystal Street, Garfield Avenue, and the Southern Pacific Railroad right-of-way on the east; Clay Avenue on the south; and Goldenwest Street on the west (see Figure 2-4) . The area of concern is presently designated planning reserve in the Phase I Land Use Element. It is character- ized by heterogeneous uses and transitional development. Oil 9 v 6o d H ~ n N LI GNT INDUSTRIAL P L A N N I 3 cn �... N d V F GARFIELD AVE. Tho NI I I I H a It 3 N W � J � N V N lU CLAY 3 w 9 RETAIL COMMERCIAL MEDIUM DENSITY 0. .[771 AREA OF CONCERN 2.3 NORTH OF CLAY AVENUE & EAST OF GOLDENWEST STREET 10 Aft Fiqure 2-4 extraction, marginal industrial structures, storage operations, and wrecking yards contrast with apartment complexes now under construction. Much of the area is still vacant. The area was previously addressed in the first Amendment to the Phase I Land Use Element in March,' 1975. At that time, the site was placed into planning reserve until a more detailed analysis could be accomplished. When residential development occurred amid industrial and oil operations, the Planning Depart ment requested the current amendment to change the planning reserve designation to either medium density residential or a mixture of industrial and residential as appropriate from analysis. That portion of the site north ,of Garfield Avenue is dominated by industrial zoning (Ml) with a negligible supply of Land in residential agricultural (RA) . Oil storage, industrial establishments and wrecking yards dominate the area. The area south of Garfield Avenue is zoned primarily RA, while residential zoning prevails along Main Street (R3) and the railroad tracks (R2) . Oil extraction, vacant land, and marginal industrial uses are common with some new apartment developments ap- pearing in the R3 zones. Assorted uses also surround the subject site. The area directly north is vacant and designated estate residential and light industrial by the General Plan. To the west across Goldenwest Street are oil resource production and . vacant properties designated estate residential by the Phase I Land Use Element. The Seacliff Shopping Center and several horse stables are located along the southern boundary. East of the railroad tracks are light industrial operations and vacant medium density residential properties. 2. 3. 2 Analysis The question at hand is what type of use will best serve as a transition between estate residential, industrial, medium density residential and commercial uses planned for the general area while overcoming the troublesome ownership and lot size patterns in the area. i It appears reasonable that some type of residential use is appropriate, especially in view of the results of the Industrial Land Use Survey (Huntington Beach Planning Department, August, 1976) . The survey indicates an excess of industrially designated properties with those located south of Ellis Avenue being the least desirable. The two most viable options for the property under study are low 11 i 1 density residential or medium density residential. The existence of commercial facilities, access to major arterials, existence of office professional uses, adjacency to medium density residential areas and accessibility to Huntington Central Park indicate that the area south of Garfield Avenue could be residentially developed at medium density. The problem of subdivided lots' and.multiple owner- ships could be overcome to some extent by the market forces that a medium density residential designation would set into motion. Many of the lots are already adequate for multiple family development without substantial consoli- dation. The area north of Garfield Avenue poses special problems. It is adjacent to estate residential and light industrial. Low density residential would provide a smooth transition from the estate residential on the north and west to the proposed medium density residential on the south. However, single family residential bordering industrial areas is not a desirable condition. Also, the lots are not of sufficient size to permit the development of a single family tract. Consolidation of lots is, of course, always a possibility. However, low density development is most likely to be haphazard. On the other hand, medium density residential north of Garfield Avenue would border the estate residential nulli- fying the open space affects of estate residential. Futher, industrial development permeates the area. In view of the problems in the area, industrial use appears to be the best use. Industrial use would be compatible with the industrial property to the east. Industrial use is not compatible with residential estate to the north and west but Goldenwest Street would act as a buffer on the west and a buffer zone could 'be made a require- ment of development on the property abutting the southern boundary of the estate residential. ' 2. 3. 3 Recommendation This Amendment to the Phase I Land Use Element recommends that the area of concern south of Garfield Avenue be redesignated medium density residential and the area of concern north of Garfield Avenue be redesignated light industrial. 12 2. 4 North of Taylor Street and West of Beach Boulevard 2, 4.1. Background The site is located along the north side of Taylor Street approximately 600 feet west of Beach Boulevard (see Figure 2-5) . In March, 1976, a portion of the 7 . 5 acre area of concern was requested for amendment from light industrial to high density residential. The property was designated planning reserve by the Phase I sand Use Element but was changed to light industrial by the Taylor-Beach Specific Plan in 1973 . The subject property is currently vacant except for four single family homes . It is desig- nated light industrial. The area directly north is desig- nated medium density residential; to the west is desig- nated industrial. To the south across Taylor Street are single family homes. The eastern boundary abuts an auto- mobile dealership and other retail commercial establish- ments. 2. 4 2 Analysis Specific Plan 73-1 addressed the question of potential land uses in the area of concern. Since that time, the Industrial Land Use Survey has been conducted by Planning * Department staff. The results of the Survey indicate that the study area is only marginally suited for industrial development. In view of the apparent excess of industrial land in the City, some additional thought about alternative uses for the area of concern seems reasonable. However, two considerations must be kept in mind. First, industrial parcels south of Ellis Avenue have a higher priority for, industrial acreage reduction than does the area of concern, and any acreage reduction should preferably start south, of Ellis. Secondly, creating access off of Talbert Avenue is still feasible, thereby reserving the possibility of im- proving the industrial suitability rating of the subject property along Taylor Drive. A high density residential use in the area of concern would require the reopening of Taylor Drive which is presently planned for closure. Access to Talbert Avenue through industrial property, as presently planned, would not be sufficient or desirable for a high density resi- dential development. On the other hand, access through the low density residential area along Delaware Street would be equally unacceptable. Taylor Drive would, as a conse- quence, have to remain open. However, Taylor Drive was 13 InI a J III till III rIL 10L 1111111 m _ IMEER 10� 'I'll III IIII fill] TALBERT ,Q7 LIGHT t I Ia INDUSTRIAL > ,J In LIGHT INDUSTRIAL INDIISTRIAL Cl-AL T OR !�- 3 g' J a w ONTARIO DR rr ,�;?+� m Z i J RETAIL OAN10N +tip•- EBEC' O 3 R cT,AL ALOERTA Oq , AREA OF CONCERN 2.4 NORTH Of TAYLOR AVENUE & WEST OF BEACH BOULEVARD 14 Figure 2-5 planned for closure as a safety measure to protect the w residents from vehicular traffic generated by the com mercial uses fronting Beach Boulevard. Whereas it would be possible to buffer the low density residential area from the industrial areas north of Taylor Drive, no such arrangement would be possible for a high density residential development because of access requirements. Consequently, the low density. residential area would suffer from the relatively intense activity s generated by high density residential. Low density residential on the other hand would be compat- ible with the existing low density residential uses south of Taylor Street. However, if low density residential is introduced into the` area of concern, a problem of buffering potential residential uses from industrial uses will arise. The situation existing south of Taylor Street where a City park serves as a buffer from the industrial uses does not apply in this instance. The Planning Commission accepted a petition in favor of low density residential from local, residents and noted that a sizeable number of persons in the audience were in favor of low density residential in the area of concern. i 2. 4. 3 Recommendation This Amendment to the Phase I Land Use Element recommends that the area of concern be redesignated Low Density Resi- dential. 2. 5 North of Talbert Avenue and West of Beach Boulevard 2.5. 1 Background The property is, located approximately 1320 feet west of Beach Boulevard along the north side of Talbert Avenue (see Figure 2-6) . The entire 19.81 acre site is re- quested for change from light industrial to medium density residential. Present zoning is Ml (Light industrial) . Land uses to the north include manufacturing and storage r "buildings, apartments, and vacant medium density resi- dential property. To the west are vacant industrial lands and open storage facilities. Across Talbert Avenue to the south is vacant industrial property. The site adjoins medium density residential along the eastern boundary. 15 i 1 ( i .sLATEA AVER m0 ILE HOME _ _ - SPEER 'VI aLIBERTY AV HT _ _1 0 —r._T_ r' ., NEWMAN AVE m f i ! i � 0! I ;$ }T 1 r Y RONALO Gk RC I L Z I -RET I L +jam � — TALBERT AVE I ii H T m GE faE V Q I4DUSTR I AL COMMERC TAYLOA DR ' F cn N - itfl+H, AREA OF CONCERN 2.5 1 NORTH OF TALBERT AVENUE & WEST OF BEACH SMEVARD 16 AdftFigure 2-6 This area was addressed in ,a previous Amendment to the Phase I Land Use Element (July, 1975) . The analysis at that time focused on whether the site should be designated industrial or residential. The analysis considered the subject property and about 20 acres directly to the west. The Planning staff concluded that the entire area should retain the light industrial designation. Among the reasons cited was that residential development would be in- compatible with industrial uses on three sides, subjecting the residents to increased arterial traffic , noise, and aesthetic problems. 2. 5.2 Analysis The area of concern is bordered by residential uses on the east and by industrial uses on the west . Additionally, the Land Use Element designates the vacant property on the north and south for industrial uses. These factors indi- cate the area of concern should be retained for industrial development. In retaining the property for industrial use, the homo- geneity of the area is preserved. Whereas, if the subject property is designated for medium density residential development, it would be virtually surrounded on three sides by industrial properties . Such a situation would subject the residents to increased arterial traffic as well as noise and aesthetic problems . More importantly, the Industrial Land Use Survey desig- nates this area as the fourth most important location of available industrial land in the City. Although there appears to be an excess of industrial land in the City, decreasing industrial acreage should begin in less desirable industrial locations . The Planning Commission felt that the Industrial Land Use Survey should be reviewed by the• City Council and a policy toward the study determined. 2. 5.3 Recommendation This Amendment to the Phase' I Land Use Element recommends that the area of concern not be redesignated to medium density residential, but that area of concern 2 .5 be re- viewed again in the third amendment of 1976 to the General Plan. z Q on ,-_T-.T -T - - -- ---------- - -- TTY °R LIGHT INDUSTRIAL U - - - CF - C N � W FORD DR 1 F- Z W S o I G H D T IAL L J g o -- ` SLATER T7 ---I u �-� eu J I • PUBLIC UTILITY 0 CF- R Fri AREA OF CONCERN 2.6 NORTH OF SLATER AVENUE & WEST OF GOTHARD STREET 18 Figure 2-7 2.6 North of Slater Avenue and West of Gothard Street 2.6.1 Background The site is located at the northwest corner of Slater Avenue and Gothard Street (see Figure 2-7) A request to change the present general plan designation of light industrial to law density tesidential was received in April, 1976. Only 5.36 acres of the 10.23 acre site are requested for change. The site is now vacant and the existing zoning is 1M1 (light industrial) The area of concern is bounded by the Huntington Beach City Yard on the north and single family residences on the .west. The General Telephone maintenance yard is located to the south across Slater Avenue. A mixture of older single family homes and small industrial operations (Ml) form the eastern boundary across.Gothard Street. 2.6.2 Analysis This area of concern poses unique problems. It is located in an area designated in Geotechnical Inputs (Huntington Beach Planning Department, February,19,7UPas a probable location of peat. It is located just north of Huntington Central Bark where peat deposits are anywhere . from five to twenty-five feet thick. Any development in the area of concern should, as a consequence, ' be of light intensity. Low;density residential development Gould be a reasonable solution to anticipated development problems in the area However, the surrounding land uses are all industrial r including the General.Telephone .maintenance yard,. the City Yard and miscellaneous industrial user to ;the east across` Gothard Street.'. Low intensity industrial uses such as warehousing would also be a .satisfactOry answer to the problem posed by the peat deposits. however, the Industrial Land Use Survey has indicated an excess of industrial land in the, City and has designated sites west of Gothard Street between Warner Avenue and Ellis avenue as the second least desirable industrial location in the City. The bluff line within the study area acts as a natural division, and serves as: a more suitable buffer of indi- vidual uses than the present separation of residential and industrial uses below the bluff. 19 The solution to the problem of the best land use for the area of concern is tied to the perceived need to decrease industrial acreage in the City, the conflict in land use created by designating the area of concern low density , residential, and the need for- an adequate buffer between residential and industrial areas. In this case, splitting the area of concern between residential and industrial uses best considers the foregoing issues. 2. 6. 3 Recommendation i This Amendment to the Phase I Land Use Element recommends that the western 5.36 acres of the area of concern be redesignated to low density residential. 2 .7 Gothard Street South of Heil Avenue 2. 7. 1 Background The property consists of 47 .76 acres south of Heil Avenue and extending along Gothard Street to the Orange County Flood Control District Channel (see Figure 2-8) . The site is currently zoned M1 and designated light industrial by the Phase I Land Use Element. Across Heil Avenue to the north lie a small industrial park and storage facility,. and vacant M1 property. To the west are apartments (R3) sand_ the Park View Elementary School. The southern boundary consists of apartments (R3) and a drive-in theater. Single family subdivisions abut the area of concern on the east. 2. 7.2 Analysis There is little question that the area of concern would make a good low density residential area. The surrounding land -uses are compatible and even the industrial uses to the north across Heil Avenue are of low intensity. How- ever, the property is also excellent for industrial use. The Industrial Land Use Survey determined that all industrial properties to the north of Warner Avenue rep- resent the best industrial land in Huntington Beach. These areas should be the very last to be redesignated to other uses. The Planning Commission felt that analysis of this area of concern is dependent on the Industrial Land Use Survey and City Council policy concerning this document is necessary. 2. 7. 3 Recommendation This Amendment to the Phase I Land Use Element recommends that the area of concern not be redesignated low density residentialr but that:�.Area of.,.Concern 2.7 be reviewed again in the third amendment of 1976 to the General Plan. 20 Ift . Nu CF- CF•C PAW wFMS G _ r t: • LIGHT INDUSTRIAL TV I f ` N rVJKL ' ' Tj � -• SIT f 4 1 "ElL i i iln __Ll I . iTi"T�TT'TTTI aAu ry ow Ell -LIGHT MUSTRIAL j J C F-F IPAP.K Jlkw SCHOOL) atl co OHM rr dr p CF-1. eM1JF3i?Y CL`lKAAIJtiTt'f fsR9K} NIN 4 C. f C D O t i t 111wrif"llb MA id I'' _ -_, DENS Y � NA3NBKiTOM AAI[. 4 AREA QF CONCERN 2.:t GOTHARD STREET SOUTH OF MIL AVER Figure 2-8 21 CF—E C F _ E CENTER GOLDENWEST COLLEGE a N W 3 - o o co J cw O O GE Lill L --=NG—ER AVE. is CO It i ERC : I L COMMERCIAL RETAIL r: LIGHT :•x. LORGE BLUESAILS DR -' LIGHT T NDUSTRI W O l9 - INDUSTRIAL STONEWOOD DR. MUR lY W 11E CF-C CANDLELIGHT CR BOU UET DR z J Z J STARLIGHT CR J LIGHT INDUSTRIAL � AREA OF CONCERN 2.8 SOUTH OF EDINGER AVENUE & WEST OF GOTHARD STREET 22 AlftFigure 2-9 i 2.8 South of Edinger Avenue and West of Gothard Street 2. 8.1 Background On May 7, 1976, redesignation from industrial to commercial was requested for the northern 1.46 gross acres of this 2.54 gross acre study area. Properties to the north and west are developed; undeveloped commercial properties lie to the east; and developed industrial lies to the south. 2.8.2 Analysis This is a matter of making the property more useful and increasing its potential to be a better development. Huntington Center, located on .Edinger between Goldenwest Street and Beach Boulevard, is the major commercial center in the City. The industrial development on Gothard Street penetrates this commercial center. Certain problems of transition are created between the two uses where they meet. The Land Use Element should be flexible in dealing with this transitional area in order to let the best land uses prevail. In this case, the southern portion (extend- ing up, 27$' from-the southern boundary) is developed industrial and conceptually is part of the industrial district. The northern portion, however, fronts Edinger Avenue and is logically related to the commercial uses on Edinger Avenue. 2.8.3 Recommendation This Amendment to the Phase I Land Use Element recommends that the northern 323 feet of the area of concern be re- designated to general commercial and that the remainder of the property be maintained as industrial. , 2.9 North of Garfield Avenue and East of Beach Boulevard 2. 9.1 Background The area of concern is located on the northeast corner of Garfield Avenue and Beach Boulevard (see Figure 2-10) . The property was amended to medium density residential in March, 1976. Since then, the City Council has indicated an interest in retaining this area as commercial. The Planning Department initiated this request to redesignate the property from medium density to commercial. The 6.24 gross acre site is bounded by commercial uses on all sides except for a proposed medium residential use on the east. 23 w z Q a• a ----- ED I UM = ; ,Q w -- -- -- -1�LAUREB , ENS I TY fELMWOO UND wwa-OR. MODAL DR, OFF I Cl.- RETA I ---=� TLL1P*00 }4am r-=_ iTHOR"b00 LL CHERRY*ppp .Z CR` / \ CA_. J - PROFE SIONAL -- K ®N / .�EWOOD DOl�A N lyllM COMMER T 11 ._ __ CONSTANTINE DR , ... MED I Ull2� -- ra z � Q� Iz: 0 a SNAPPER up 75-63 _o DEN'SIT I J ITY .r 0 ' Q — '� VHATHERINE MEDIU ENS I TY - — ..... : i iY W y�: rI ..60 ..... .------ u AVENUE H E I t � COMME C I9 n��T'";ry MANDEVILLE DR DENSIfY I LE OR , z CF-R RETA L `�t4K' WADEBRIDGE CR w CF- E ARTMOOR DR 3 AVE. FAIM-MOUTH DR w AREA OF CONCERN 2.9 NORTH OF GARFIELD AVENUE & EAST' OF BEACH BOULEVARD 24 Al ';;'' '; Figure 2-10 Y� .;::v;:;. ,G 71, 1 ` 11 HIM � y�► �i��rtfl logo fii •� i 1�11��!l�i� u� t a oil .gym m 2 Min 22cm MOM m J* ■ :' . i lfifi� M�fi j mill i lltffvfiii is Pri■ !• ..� ��� ,UP � { all iif ��►�* �rr ++ • w 2. 9.2 Analysis This area of concern was designated general commercial but was amended in March, 1976 to medium density resi- dential. Since that time, the City Council has determined that it will be their policy to encourage commercial development wherever it is, feasible. This area of concern falls under the above determation by the City Council. 2. 9. 3 Recommendation This Amendment to the Phase I Land Use Element recommends that the area of concern be redesignated general commercial 2. 10 North of Adams Avenue and East of Beach Boulevard 2. 10 .1 Background The area of concern is located north of Adams Avenue and east of Beach Boulevard on the bluffs separating Huntington Beach Mesa from the flatlands (see Figure 2-11) . The Planning Department has initiated the request to re- designate commercial and low density residential uses to open space. The site is a proposed park which includes 39 . 5 gross acres. Residential uses, developed and un- developed, surround the property except on the west where vacant and developed commercial properties exist. 2.10.2 Analysis This area of concern is a relatively large park site that should be designated open space in the Land Use Element to reflect the findings of the Open Space and Conservation Element. 2 . 10.3 Recommendation This Amendment to the Phase I Land Use Element recommends that the area of concern be redesignated open space. 2. 11 North of Utica Avenue and West of Lake Street 2. 11.1 Background The area of concern (Figure 2-12) is located south of the Civic Center across Seventeenth Street and contains 12.78 gross acres . Utica Avenue forms the southern boundary separating the study area from low density single family residential units. Lake Street, on the east, separates the 26 YOR11 CF— C E MEDIUM DENS I- Y :iGh�riiGr Sw;itwtt.l" G Q u E I anCtitTa AVE, C EVNICE AVE. ;- v� TORONTO D 2, ROC $T R ac AREA OF CONCERN 2.11 NORTH OF UTKA AVENUE & WEST OF LAKE STREET Figure --2-12 i area of concern from medium density residential property which is presently occupied in part by industrial uses. The Planning Department has initiated a request to change " the land use designation from government center to medium density residential. 2. 11.2 Analysis The study area was once considered a potential site for Civic Center expansion or the introduction of other govern- mental or institutional uses. The need for such a site is no longer pressing. If the subject property was developed as medium density residential, a maximum of 15 units per acre would be ! imposed resulting in the construction of 192 dwelling units and an additional population of 453 persons. Such a popu- lation would need adequate recreational areas, schools, and commercial establishments. An adequate supply of such facilities exists within one-half mile of the site. Medium density residential is compatible with R2 develop- ments to the east. The area of concern is separated from single-family developments on the south by Utica Street, which will accommodate traffic after the closure of Seventeenth Street. Utica Street would then become a logical boundary between land uses rather than a busy ! arterial separating two low density residential areas . Proposed cul-de-sacs at Park and Pine Streets would also reduce the overflow of traffic from the subject property to the single-family residential area south of Utica Street. 2. 11.3 Recommendation This Amendment to the Phase I Land Use Element recommends that ,the' study area be redesignated medium density resi- dential. 2. 12 East of Brookhurst Street and North of Hamilton Avenue 2. 12 . 1 Background The study area is located on the northeast corner of Hamilton Avenue and Brookhurst Street (see Figure 2-13) . The property consists of approximately 9.90 gross acres and is presently vacant. The current general plan land use designation is retail commercial. The owners of this property have requested that the land use designation be changed from retail commercial to medium density resi- dential. 28 i ILI r- CF JMONtE CANLO GI CORAL CQV( bl�y � r C 0 A P1 POgi.Rot±!4 �. RETAIL.. - tnooK _ com MF At f HAMILTON AVENUE RETA #. L GLENEAC.LE �y DOI DENS T ki, AREA CONCERN 2. 12 EAST Of #� f HUOT STREET & NORTH � HAS ' R Figure 2-13 29 1 The subject property is bounded by the Southern California Edison Company' s Hamilton Substation on the north, the Santa Ana River on the east, a fast food establishment on 1 the south, and a service station on the west. Across Brookhurst Street lies a retail commercial shopping center and a condominium development. These existing land uses are compatible with existing general plan land use desig- nations which indicate Edison right-of-way to the north, 1 the Santa Ana River to the east, retail commercial to the south, and retail commercial and medium density to the west. If the subject property is developed as medium density residential, a maximum of 15 units per acre could result 1 in the construction of 148 dwelling units. A development of this size would generate an additional population of 349 persons. The recreational areas that would serve a low or medium density residential development on this property are the Santa Ana River (which provides bicycle and horse trails along the river bed) , and Gisler Park, which extends the length of the Edison right-of-way immediately north of the subject property and across Brookhurst Street. The Open Space and Conservation Element Background Report identifies the quarter section immediately west of the subject property as having an excess of 7 . 5 acres of park land for the present population (resulting from Gisler Park) . While the area in which the subject property is located (east of Brookhurst Street, south of Atlanta Avenue and north of Hamilton) is deficient in park land, the Gisler Park quarter section is more than adequate to compensate for the lack of park land on the east side of Brookhurst Street. All levels of schooling (elementary, intermediate and high school) are within one mile or less of the subject property. A low density residential development would produce 50 students, grades "K" through eight, and 15 students, grades nine through twelve. A medium density residential development would produce 47 students, grades "K" through eight, and 12 students, grades nine through twelve. Generally, the elementary and intermediate schools in the City have sufficient room for additional students. The high schools are experiencing overcrowded- ness but this condition is forecasted to level off and stabilize within the future. This anticipated future trend is primarily due to the reduced elementary school enrollment which will eventually lead to stabilization or decline at the high school level . 30 ACWk Retail commercial land within the immediate area of the subject property is primarily developed. Developed retail co mere al land within a one mile radius consists of approximately. 19 acres. The population within a one mile area is approximately 15,760 persons. The locational criteria for commercial uses as presented in the Land Use Element of the General Plan requires the following: CATOMW PC PUTATIQN AREA MAXLMLIN F(7NGTIfx+t LOMT.TC N DISTANCE Convenience 3000 h-3 h mile Major tenant'food Intersection people Acres pick up market to local or second- serve neighborhood ary arterial streets` Neigt*=hovd About 3-10 1 mile 10-15 retailers, Major & primary 10,000 Acres major tenant super.- arterial inter- market & often sections. includes service' !' stations. t ,i.ty , 15,000 10-35 10 to Anchor tenants are Major & primary People Acres 15 min. usually jr. dept. arterial inter- or more drive store &/or market. sections. Regional 100,000 35 Up to Supplements Major arterial & Acres 30 min. downtown anchor freeway junction. & over drive. tenants; one to five major dept. stores. A neighborhood retail commercial development exists on the northwest corner of Hamilton Avenue and Brookhurst Street immediately across from the subject property. This com- mercial development is the largest within a one 'mile radius. There is a convenience center located about 1/2 mile from the subject property near- the corner of Hamilton Avenue and Bushard Street. Also there is a large community retail commercial center at the corner of Srookhurst Street and Adams Avenue approximately 1-1/2 miles north of the Study Area. Given the limited potential for future residential development within the general area (since most of the property is presently developed) ,' it can be concluded that present commercial developments are adequate to service the: present population as well as any increase resulting from development of the subject property as low or medium density residential. F 31 The desirability of additional multiple units along Brookhurst Street deserves consideration: Approximately A 640 apartment units now exist to the south of the subject property on the west side of Brookhurst Street. A change in land use designation to medium density residential would increase the multiple units within the area to approximately 800. Another factor to be considered is the Santa Ana River/ Santiago Creek Greenbelt Implementation Plan. The Plan encourages low density developments along the Santa Ana River as opposed to higher densities. Low density is more compatible with the broad goal of the Implementation Plan of providing open, space and recreational facilities along the Santa Ana River. The Planning Commission determined that in view of the con- figuration of the property that a medium density planned development would be most feasible. d 2, 12 3 Recommendation This Amendment to the Phase I Land Use Element recommends that the area of concern be redesignated to medium density residential. a 2.13 Bolsa Chica Street South of Warner Avenue 2. 13.1 Background The study area lies east of Green Street, west of Greentree, south of Warner Avenue and north of Los Patos Avenue (Figure 2-14) . Requests have been received from various property owners within the study area asking for a change in general plan land use designation. The specific requests ask in all cases for an increase in density. 2.13. 2 Study Area No. 1 The study area is currently designated for low density residential. The property includes a few older single- family homes and vacant land. Existing land uses to the north consist of retail commercial and office professional. Also, to the north across Warner Avenue is Meadowlark Airport. Land use to the east is medium density residential which currently has an approved tentative tract (9235) . The property to the south is currently designated high density (R3) and is partially developed with apartments. Use Permit 75-65 has been approved for development of the 32 i f LELA LOW DENSITY ova VACANT � �-=-- WARNER- h I i*ss 1O AL y f RETAIL z J . I 0w V1 .- DENSITY InN UNITY z ! G ROY �WNSITY t �rrR KENIL*OR'..H HIS DENSITY all Study Area No. 2 Study Area No 1 MEA OF CONCERN 2.13 . SOLSA CHICA STMEt SOUTH OF VORNER AVENUE Figure 2.-14 33 1 remainder of the vacant R3 property. To the west immed- iately across Bolsa Chica Street are high density resi- dential apartments. (R3) and retail commercial uses. 1 Requests have been received from some of the property owners within the study area asking that the land use designation be changed from low density to medium density residential. The issues that need to be analyzed are com- patibility with surrounding land uses and the availability of facilities that would support an increase in density 1 such as open space and school facilities. A medium density residential designation on the subject property would be compatible with the immediately surrounding land uses. The commercial and office professional designations provide a logical separation of the study area and Warner Avenue on the north. The medium density residential to the east and the high density to the south will be com- patible with a medium density designation on the subject property. A question is raised with regard to the compatability 1 of medium density residential with the operations of Meadowlark Airport. Concern has been voiced by the Airport Land Use Commission concerning probable sight and sound disturbances to future inhabitants of the subject property. Aircraft presently avoid flying 1 directly over the study area. However, medium density residential development on the property would still be affected by aircraft noise from planes taking off and would be exposed to the hazard of planes failing while attempting a take-off. Plans are presently under way to form a water and sewer 1 assessment district for those properties that front on Dunbar Street, which extends through the study area. The projected sizes for the water and sewer lines will be able to accommodate medium density residential development. The two lots that front on Bolsa Chica Street will take , water and sewer access directly off existing lines extend- ing down Bolsa Chica Street. Another important consideration when analyzing this property for medium density residential development is the availability of supporting facilities (open space and schools) . If the entire 16 . 49 acres are designated medium density, a maximum population of 600 persons could be generated. The Open Space and Conservation Element Background Report identifies the area bounded by Slater Avenue, Graham Street, Warner Avenue and Bolsa Chica 34 IRP Adft 4 Street as being deficient in neighborhood park land by 1. 6 acres. The requested change from low density to • medium density residential will intensify this park deficiency. If the land use is changed to medium density residential, effort should be directed toward securing a neighborhood park site through dedication as the land to the south is developed and annexed to the City. The Oceanview School District has. indicated that as the area south of Warner Avenue develops and the school age population in the area expands, the school district would_ construct an elementary school on an existing school site located within the area owned by Signal Landmark Properties, Inc . The Planning ColaQt►ission believes that the area merits a more detailed study of the residential uses in the area. 2.13. 3 Recommendation * This Amendment to the Phase I Land use Element recommends that area of concern 2.13.1 be continued to the third General Plan Amendment for 1§76. 2.13.4 Study Area No. 2 The subject property is located on the northeast corner of Green Street and Los Patos Avenue and consists of approx- imately 4.86 acres of vacant land The property' is now used for Little League baseball games. The property to the north and east is designated by the General Plan as high density residential. The property to the south is designated as medium density with a zoning of R2-PD-14 . To the west across Green Street are vacant parcels of land with a land use designation of, low density residential- y The property owners have requested that the land use designation be changed from low density to high density residential. The issues concerning the subject property are similar to those for Study Area No. 1. The compatibility with surrounding land uses must be analyzed as well as the availability of open space and school facilities. While the land use designations to the north and east are high density residential, the property immediately to the west is low density residential. The study area, then, is in an ideal location to provide a transitional zone between these high and low density classifications. A 35 medium density residential land use on the property would permit a maximum of 15 units per acre or 72 units. Maximum development would generate a population of 169 persons. Compatability of land uses with Meadowlark Airport is the same as indicated under Study Area 1, with the exception that the take-off pattern is directly over the property in question. Because of this direct fly over, the problems of sight and sound disturbances are intensified. The chance of accident is high because of the take-off pattern. The Open Space and Conservation Element Background Report identifies a deficiency of 4. 4 acres of neighborhood park land within the Slater Avenue, Algonquin Street, Warner Avenue and Bolsa Chica Street quarter section. Once again, efforts should be directed toward obtaining adequate park land within the immediate area. The increase from low density to medium density residential will intensify the need for park land. School facilities will be provided to the property and surrounding area in the same manner as discussed under Study Area No. 1. 2.13.5 Recommendation This Amendment to the Phase I Land Use Element recommends redesignation of the subject property to medium density . residential. 2.14 East of "B" Street and South of Warner Avenue 2.14 .1 Background The study area is located on the southeast corner of "B" Street and Warner Avenue (Figure 2-15) . It comprises approximately 2. 76 gross acres of land and is presently used for truck storage. A request to change the land use designation from retail commercial to medium density has been received by the Planning Department from the current property owners. The property is zoned highway commercial (C4) . The existing land uses to the east and south consist of medium density apartments. To the west, extending along "B" Street, are older single-family homes which are presently classified as non-conforming structures. To the north, across Warner Avenue, is the Rancho View Elementary School. In studying the request i 36 ` TEARY --- R 1 R o ARNETT / .. ....- DR... - C G T . - � CF" L CMIERC ,L z AIN51 ERDAM DR C 0 M E MED I tJ Z DENS I TYoA w d 00 Y RE MbRANDT t T'I L J. I F- in RA�`_PS_E�I.LLE DR 8 _r POLDER .-�----j I w µt 1 - - Q i a :� VAL�N�CIA 1 � i AREA OF cONCERN `2.14 r EAST OF 8 STREET & SOUTH of WARNER AVENUE Figure 2-15 _ 37 r ' 1 to change the land use designation from retail commercial to medium density, consideration must be given to sur- rounding land use designations as well as availability of commercial land within the immediate area. 2. 14 . 2 Analysis The redesignation of the subject property to medium density residential-planned development (PD) would provide for a maximum of 41 units with an estimated population of 96 individuals. Medium density residential use on the property would be compatible with existing residential land uses to the south and east. The property to the west, across "B" Street, contains older single-family homes, vacant lots, and strip commercial facing Beach Boulevard . This property to the west includes the southeast corner of Beach Boulevard and Warner Avenue and is designated by the Land Use Element as retail commercial. It is of sufficient size (8 . 61 acres) to accommodate a commercial shopping area. Land designated for retail commercial uses at the inter- section of Warner Avenue and Beach Boulevard would con-prise 35 acres upon adoption of this Land Use Amendment. Much of this commercial land is either developed with older structures or vacant. The redesignation of the i subject property to medium density residential with a planned development (PD) suffix is appropriate in light of the large amount of existing commercially designated land use at Beach and Warner, and the surrounding residential land uses. 2.14 .3 Recommendation This Amendment to the Phase I Land Use Element recommends that the subject property be redesignated from retail commercial to medium density residential. 2. 15 South of Aldrich Avenue and West of Beach Boulevard 2.15 .1 Background The study area is located south of Aldrich Avenue, west of Beach Boulevard, east of Parkside Lane and north of Stark Avenue (Figure 2-16) . The area consists of approxi- mately 2 . 61 acres. Present land uses on the property consist of vacant parcels and older single-family units. The properties to the north, west, and east are shown on 38 Adft -HNTE i SHt2:3:'-1NPW � 1- u R s-rN F] II GER AVE + C0MMERC s -OMA RC I AL s -AI L r S Y H I G H STARK AVE. STARK AVE - C F—R D E N S I T ' - - 1 IL UMMERCIAL Aa zo . Ll AVE. CFI r r , AVE., m �w..ENc©E 0 r AREA OF CONCERN 2.13 SOUTH of ALDRICH AVENUE & WEST OF BEACH BOULEVARD Figure 2-16 39 t . : the General Plan Land Use Diagram as retail commercial. The area to the south is shown as medium high density. Requests from property owners within the study area have been received by the Planning Department for redesignation from retail commercial to high density residential. 2.15.2 Analysis The property is adjacent to Aldrich Street (a local street) , providing only fair to poor vehicular access. Since the property is not immediately off an arterial street or a heavily traveled local street, the question of marketability of the property for commercial develop- ment is raised. If commercial development did occur within the study area, such development would abut newly constructed high density dwelling units to the south. While this would not create incompatible land uses (setback requirements, landscaping or wall separation could be used) , it would be more desirable to separate the retail commercial from resi- dential development by a street or alleyway. A land use change from retail commercial to high density residential would provide a maximum of 35 units per acre. Such a land use designation would be compatible with existing residential units south of the subject property. Also, Aldrich Avenue and Parkside Lane would provide a logical separation of the existing retail commercial land uses from residential property. The study area has been identified in the Noise Element of the General Plan as having potential noise problems. For residential development to take place it may be necessary to require that measures be incorporated to reduce noise exposure to 45 Ldn within the dwelling units.. This could be accomplished by insulating walls or placing windows away from the arterial street that produces the noise. 2. 15. 3 Recommendation This Amendment to the Phase I Land Use Element recommends that the subject property be redesignated to high density residential. 40 ft it HIGN tI MERCIA NSITY RETAIL. U m , SINNING $Uft N I T Y RESERVE G G• A G� J In alp op m AREA OF CONCERN 2.16 1 Figure 2-17 1 2.16 South of the San Diego Freeway and East of San Angelo Drive 2.16. 1 Background The subject property consists of approximately 7 .77 acres of land and is located on the south side of the San Diego Freeway at the east end of San Angelo Drive (Figure 2-17 ) . The subject property is presently designated planning reserve under the Phase I Land Use Element. The Planning Department is requesting that the study area be redesig- nated high density residential. 2. 16 . 2 Analysis I The planning reserve land use designation allows the City to hold off on areas that need further analysis and study prior to identification of specific land use designations. The subject property is presently designated planning reserve. In February, 1976, the current property owner filed Use Permit 76-12 for the development of 193 apart- ment units . The Use Permit was initially denied by the Board of Zoning Adjustments and the Planning Commission. An appeal was initiated by the property owner to the City Council for consideration. The Use Permit was condition- ally approved by the City Council on June 7 , 1976. In light of the approved development plans, there is no longer any reason to maintain this property under the planning reserve designation. In order to bring the property into conformance with present density levels, it is necessary to change the planning reserve designation to high density. Because this area of concern is presently under litigation the Planning Commission felt this section of the Amendment should be continued. 2. 16. 3 Recommendation This Amendment to the Phase I Land Use Element proposes that this area of concern, 2. 16, be continued to the third General Plan Amendment of 1976. 42 Aft 3. 0 AMENDMENT SUMMARY 3. 1 Scope of Amendment Adoption of this amendment to the Phase I Land Use Element con- stitutes approval of the- General Plan land use designations and added residential standards in the identified areas only. Adoption of the amendment will not affect any other location in the City. w 3.2 Residential Standards Residential standards utilized in this amendment are those used in the first amendment to the Phase I Land Use Element (March, 1975) . These standards, which generally reduce residential densities, are outlined in the first amendment. Because they were adopted in that document, they need not be readopted at this time. With adoption of this amendment, however, the new densities will be applied to the identified areas. 3.3 Proposed Amendment 76-2, Area of Concern Summaries The following sections summarize the, recommended changes in General Plan land use designations for the affected areas. If no change is recommended, the area is not discussed. l 3. 3. 1 North of Warner Avenue and West of Beach Boulevard The 8. 84 acre study area should be redesignated high density residential (15-35 units per gross acre) in place of the existing commercial and office-professional desig- nations. Proposed Land Use Acreage Summary Category Gross Acres High Density Residential 15-35 un/gac 8. 84 Projected Population Residential Gross Maximum Total Pcpulaticn Estimated Type Acres Units/gac Units Per Unit Population High Density 8.84 x 35 = 309 x 2.13 = 658 3. 3. 2 North of Clay Avenue and East of Goldenwest Street Of the 111.4 acres in the study area, the 31.52 acres north of Garfield Avenue should be redesignated light industrial and the 79. 88 acres south of Garfield Avenue should be redesignated medium density residential in place of the existing planning reserve designation. Proposed Land Use Acreage Summary Category Gross Acres Medium Density Residential 79. 88 Light Industrial 31:52 Total 111. 40 Projected Population Residential Gross Maximum Total Pcpulation Estimated Type Acres Units ac Units Per Unit Pcpulation Medium Density 79.88 x 15 = 1198 x 2.35 2815 44 i 3.3.3 North ofSlater Avenue and West of Gothard Street Of the 10.23 acre study area, 5.36 acres should be redesignated from industrial to low density. residential. Proposed hand Use Acreage Summary Category Gross Acres Low Density Residential 5. 36 Projected Population Residential Grass Maximum Total Population Estimated ntM Acres Units/gac Units Per Unit Prapu at on Law Density 5.36 x 7 38 x 3.45 _ 131 3. 3. 4 South of Edinger Avenue and West of Gothard Street Of the 2.54 acre study area, 1.46 acres. should be redesignated from industrial to retail commercial. Proposed Land Use Acreage Summary Category Gross Acres Retail Commercial 1.46 3. 3.5 North of Garfield Avenue and East of Beach Boulevard The 6. 24 acre study area should be redesignated from medium density residential to retail commercial. Proposed Land Use Acreage Summary Category Gross. Acres Retail Commercial 6.24 3. 3. 6 North of Adams Avenue and East of Beach Boulevard 1 The 39.5 acre study area should be redesignated from retail commercial to open space. Proposed Land Use Acreage Summary Category Gross Acres 1 Open Space 39. 5 45 t 3. 3. 7 North of Utica Avenue and West of Lake Street The 12.78 acre study area should beredesignated from government center to medium density residential. Proposed Land Use Acreage Summary Category Gross Acres Medium Density Residential 12.78 Projected Population Residential Gross Maxinmm Total Population Estimated Type Acres Units ac Units Per Unit Population Mediun Density 12.78 x 15 = 192 x 2.35 = 451 3. 3. 8 East of Brookhurst Street and North of Hamilton Avenue The 9. 9 acre study area should be redesignated from retail commercial to medium density residential Proposed Land Use Acreage Summary Category Gross Acres Medium Density Residential 9.9 Projected Population Residential Gross Maximus Total Population Estimated Type Acres Units ac Units Per Unit Population Low Density 9.9 x 15 = 149 x 3.45 = 514 3. 3. 9 We of Bolsa Chica Street and South of Warner The 4. 86 acre study area should be redesignated from low density residential to medium density residential. Proposed Land Use Acreage Summary Category Gross Acres Medium Density Residential 4. 86 46 Projected 'Population` Residential Gross )"Onum Tel Population Estimated Type Armes 'RL4 Units` Per Unit k0ulatipn Nedium Density 4.86 x 15 _ 73 x 2.35 ffi 172 .3. 3 10 East of "B" Street and South of Warner Avenue The 2.76 acre study area should be redesignated from retail commmercial to medium density residential. Proposed Land Use Acreage Summary Category_ Gross Acres Medium Density Residential 2.76 Projected Population Residential Gross Maximwm Total Population Estimated i Type Acres UnitsLqac Units Per Unit Pr�ulatican Meditm Density 2.76 x 15 _ 41 x 2.35 96 3.3.11 South Aldrich Avenue and West of Beach Boulevard The 2.61 acre study area should be redesignated from retail commercial to high density residential. Proposed Land Use Acreage Summary Category Gross Acres High Density Residential 2. 61 Projected Population Residential Gross Maxiam Total . PCpulation Estimated Acres !niter Units Pei Unit Pcpu]Ation High Density 2.61 x 35 = 91 x 2.13 194 i 47 r, 1 3. 3. 12 North of Taylor Street and West of Beach Boulevard The 7. 5 acre area of concern should be redesignated from industrial to low density residential. Proposed Land Use Acreage Summary Category Gross Acres Low Density Residential 7. 5 Projected Population Residential Gross Max Total Population Estimated Type Acres Units/gac Units Per Unit. Population Law Density 7.5 x 7 53 x 3.45 183 3.4 Proposed Summary of a General Plan Amendment 76-2 _. Proposed Land Use Acreage Summary Land'Use Category Existing Proposed Net Gross Acres Gross Acres Gross Acres Residential Law Density 4.86 12.86 8 Medium Density 6.24 110.18 103.94 .: :High Density 0 11.45 11.45 Caamnercial Retail 59.79 7.7 - 52.09 Office-Professional 3.82 0 - 3.82 Industrial Light 14.32 31.52 17.2 others Open Space 0 39.5 39.5 Goverrment Center 12.78 0 - 12.78 Planning Reserve 111.40 0 - 111.40 Total land involved in the Amendment: 213.21 gross acres 1 PROJECTED POPULATION Residential Net Gross Maxim= Total Population Estimated Type Acres Units Units Per.Unit Population �sidential Low Density 8 x 7 = 56 x 3.45 = 193 Medium 103.94 K 15 = 1559 x 2.35 3,664 " Density High 11.45 35 Density - 401 x 213 = 854 TOM 4,711 t 49 1 10 r p pp 4 9 OJ I f/ .. P `". "P O / ' P y / 4 , n f j( ` RESIDENTIAL LEGEND INDUSTRIAL Figure 3-1 PIANNINGHUNTINGTON BEACH DEP R MENT4LIFORNIA Low Density 0-7 un/gac Light PROPOSED GENERAL Medium Density 8-15 un/gac ® High Density above 15 un/gay OTHERS PLAN AMENDMENT 76-2 COMMERCIAL M Open Space ® Retail LAND USE f 4. 0 ENVIRONMENTAL ASSESSMENT This section of the report focuses on the potential environmental effects of the proposed amendment. The sixteen areas of concern are evaluated in total and then specifically where an impact exists. Where there is no impact, the specific area of concern 1 will not be discussed. Mitigating measures are considered in a similar manner. 4 . 1 Project Description The proposed project is the fourth amendment to the Phase I 1 Land Use Element of the General Plan, prepared by the Plan Development Section of the Huntington Beach Planning Department. This amendment studies areas throughout the City where changing conditions require reconsideration of past decisions, establishing land use policy accordingly. The various study areas encompass a total of 321 acres and are shown in Figure 2-1. 4. 1. 1 South of Main Street and East of Florida The area of concern contains 10. 03 acres, bounded by Florida Street on the west, Main Street on the north, existing commercial uses on the east, and apartments on the south. This amendment proposes no change in the existing office professional designation. ,r; r,; 51 { 4. 1. 2 North of Warner Avenue and West of Beach Boulevard The subject property encompasses 8 . 84 acres and is bounded by apartments on the west, a flood control channel in front of apartments and commercial uses on the north, vacant and commercial uses on the east, and Warner Avenue on the south. The amendment proposes redesignating 3 . 82 acres of office professional and 5. 02 acres of retail commercial to high density residential. 4. 1. 3 North of Clay Avenue and East of Goldenwest The study area consists of 111. 4 acres, bounded by Goldenwest Street on the west, Ernest Street and Garfield Avenue on the north, Crystal Street and the Southern Pacific Railroad right-of-way on the east, and Clay Avenue on the south. This amendment proposes that the 31. 52-acre area north of Garfield Avenue be designated light industrial and the 79. 88-acre area south of Garfield Avenue be designated medium density residential. 4. 1. 4 North of Taylor Street and West of Beach Boulevard The study area encompasses 7 . 50 acres, bounded by a vacant school and park site on the west, Talbert Avenue on the north, existing office professional and commercial. uses, as well as vacant commercial land on the east, and Taylor Street on the south. This amendment proposes that the property be redesignated to low density residential. 4. 1. 5 North of Talbert Avenue and West of Beach Boulevard The area of concern contains 19 .81 acres, bounded to the west by existing industrial uses, to the north by apart- ments, medium density apartments to the east, and Talbert Avenue to the south. The amendment proposes no change in the existing light industrial designation. 4 . 1. 6 North of Slater and West of Gothard The study area encompasses 10. 23 acres, bounded by single- family homes to the west, City Yard to the north, Gothard Street to the east, and Slater Avenue to the south. This amendment proposes that the easterly 442 feet, or 4. 87 acres, retain the existing light industrial designation while the remaining 5. 36 acres be redesignated low density residential . 4 . 1. 7 Gothard Street South of Heil Avenue The subject property encompasses 47 . 76 acres on both 52 a sides of Gothard Street, bounded on the west by apartments . and Park View Elementary School, on the north by Heil Avenue, on the west by low density tract homes, and on the south by a flood control channel, existing drive-in theater, and medium density apartments. This amendment proposes no change in the existing light industrial designation. 4 .1.8 South of Edinger Avenue and West of Gothard Street The study area contains 2. 54 acres, bounded on the west by vacant commercial, on the north by Edinger Avenue, on the east by a General Telephone service yard, on the south by developed industrial properties. This amendment proposes that the northern 323 feet, or 1.46 acres, be redesignated general commercial and that the remainder retain its light industrial designation. 4 . 1. 9 North of Garfield Avenue and East of Beach Boulevard The area of concern contains 6 . 24 acres on the northwest corner of Garfield Avenue and Beach Boulevard, bounded on the north by Constantine Drive and on the east by a proposed medium density residential use. This amendment proposes that the site's medium density designation be changed to general commercial. 4 . 1.10 North of Adams Avenue and East of Beach Boulevard The subject property encompasses 39 . 5 acres bounded on the west by mostly undeveloped commercial, on the north by Yorktown Avenue, on the east by low density and vacant medium density residential, and on the south by Adams Avenue. This amendment proposes that the property be redesignated open space. 4 . 1. 11 North of Utica Avenue and West of Lake Street 1 The area of concern consists of 12. 78 acres, bounded by 17th. Street on the west, Mansion Avenue on the north, Lak Street on the east, and Utica Avenue on the south. This amendment proposes that the government center designation be changed to medium density residential . 4. 1. 12 East of Brookhurst Street and North of Hamilton Avenue The study area encompasses 9. 9 gross acres, bounded by Brookhurst Street to the west, an Edison right-of-way to the north, the Santa Ana River to the east, and existing commercial use to the south. This amendment proposes that the land use designation be changed from general commercial to medium density residential. k hY .:�, 53 Ox �h N ` ,g 4. 1. 13 Bolsa Chica Street South of Warner Avenue Within the area of concern are two specific study areas. Study Area No. 1 encompasses 16.49 acres of low density, surrounded by office professional and commercial on the north, medium density on the west, apartments and vacant high density on the south, and Bolsa Chica Street on the west. Study Area No. 2 consists of a 4 . 86 acre parcel of- low density residential property bounded by Green St_ ree on the west, apartments on the north and east, and Los Patos Avenue on the south. This amendment proposes that Area of Concern No. 2 be redesignated medium density resi- dential and Area of Concern No. 1 remain unchanged. 4 . 1. 14 East of "B" Street and South of Warner Avenue The subject property contains 2 .76 acres, bounded by B Street on the west, Warner Avenue on the north, and medium density apartments on the east and south. This amendment proposes that the site be redesignated medium density residential. 4 . 1. 15 South of Aldrich Avenue and West of Beach Boulevard The study area encompasses 2 . 61 acres of commercially designated land, bounded on the west by Parkside Lane, on the north by Aldrich Avenue, on the east by Beach Boulevard, and by apartments on the south. This amend- ment proposes that the area be redesignated high density residential. 4. 1. 16 South of the San Diego Freeway and East of San Angelo Drive The subject property consists of 7 . 77 acres of planning reserve, bounded by apartments on the west, the San Diego Freeway on the north and east, and vacant land and a flood control channel on the south. This amendment pro- poses the area of concern remain unchanged. 4. 2 Environmental Setting 4. 2. 1 Natural Environmental Setting Huntington Beach is a metropolitan city in a metro- politan county and, as such, its environment - both local and regional - is primarily an urban one. Even in this urban area, however, natural resources remain. The following sections reference the land, water, air biological, and cultural resources in the City. 54 x 4. 2. 1. 1 Land Resources 1 A general description of the land resources in the City is presented in Section 6 .4 . 1 of the Land Use Element: Phase I and updated in Section 6 . 3. 2 . 1 of the Seismic Safety Element 2 of the General Plan. Additional infor- mation is contained in the Conservation Potentials Report3 Sections 2 . 1 and 3 . 0; Open Space Potentials Report, Sections 2. 0, 3 . 0, and 4 . 0; Geotechnical Inputs, and Flood Hazard Study. 6 4 . 2. 1. 2 Water Resources A general description of the water resources in the City is presented in Section 6 . 4 . 2 of the Land Use Element: Phase I7 (as modified by EIR addendum #10, December 7 , 1973) and updated in Section 6. 3 . 2 . 2 of the Seismic- Safety Element8 of the General Plan. Additional nfor- mation is cited in the Conservation Potentials Report,9 Sections 2. 2 and 3 . 0; Open Space Potentialsi Sections 2.1.1, 2. 4 . 2, and 4 . 0; Flood Hazard Study; and Fire Hazard/Fire Protection Study, Section 3. 3 . 4 . 2. 1. 3 Air Resources 0 A general description of the air resources in the City is presented in Section 6 .4 . 3 of the Land Use Element: Phase I13 and updated in Section 6 . 3 . 2. 3 of the Seismic- Safety Element. 14 Additional discussion of air resources is presented in the Conservation Potentials Report, Section 2 . 3 . 15 1 4 . 2 . 1. 4 Biological Resources A general description of the biological resources in the City is presented in Section 6 . 4 . 4 of the Land Use Element: Phase I16 and updated in Section 6 . 3. 2. 4 of the 1 Seismic Safety Element.17 Additional discussion and species listings are available in the Conservation Potentials Report, Section 2. 4 .18 4. 2 . 1. 5 Cultural Resources 1 A description of the cultural resources in the City is presented in Section 6 . 3. 2 . 5 of the Seismic-Safety Element19 of the General Plan. Additional information is cited in Conservation Potentials Report, 20 Section 2 . 5, Open Space Potentials,21 Section 2. 1 . 5, 2. 1. 6, 2nd 2 . 3; and Scientific Resources Survey and Inventory. 2 R' 55 k'•'..XiLi1v z.k�£, 4t 4 . 2. 2 Urban Environmental Setting This portion of Section 4 . 0 addresses the urban or man- made environmental setting. The major topics covered are: (1) land use, (2) circulation, (3) public services, (4) utilities, (5) population, (6) noise, and (7 ) socio- economics. 4. 2. 2.1 Land Use A description of the existing land uses in the individual study areas is presented in Section 2 . 0 of theproposed General Plan Amendment 76-21 July, 1976 . 4 . 2. 2 . 2 Circulation A general description of existing circulation in the City is presented in Section 2. 3 of the Land Use Element: Phase 124 and u dated in the Circulation Element Back- ground Report,2� 2n6d The General Plan for the City of Huntington Beach. 4. 2. 2. 3 Public Services A. Police Service Police protection for the City is provided from one station. This station is located in the south central'' section of the City at Main Street and Mansion Avenue. The present level of police manning is about 1.14 officers per 1, 000 persons (June, 1976) . B. Fire Protection Huntington Beach maintains seven fire stations to provide fire protection to the City. The manning rate is approximately one fireman per 1,120 persons. C. Schools The following school districts provide educational services for the City of Huntington Beach. i Elementary Huntington Beach City Ocean View Fountain Valley Westminster Seal Beach -•.IN Wr^` y 5 6 �.� .I High School Huntington Beach Union College . Coast Community The public school system is supplemented by several private schools, most of which are parochial. At present, the Huntington Beach school system could withstand an increase in school children population of 3 ,385. The increase in total City population relating to this increase in school population would be 13 , 586. 27 D. Library Service The Huntington Beach Central Library is located on Talbert Avenue east of Goldenwest Street. Three supporting library annexes are located at 9281 Banning Street, the corner of Edinger Avenue and Graham Street, and at 525 Main Street. An annex has a service area of 1-1/2 to 2 miles. E. Hospital Service There are two hospitals located within the City. Both Pacifica Hospital (located on DelawarE! Street north of Garfield Avenue) and Huntington Intercommunity Hospital (located at Beach Boulevard and Talbert Avenue) provide 24-hour emergency service. F. Parks and Beaches The City of Huntington Beach contains 350 acres of parks. Acres Neighborhood 123 Community 56 Regional 171 TOTAL 350 acs. Huntington Beach also contains 315 acres of beach, with an additional 36 acres abutting the City' s northwest corner, Sunset Beach, under county jurisdiction. R3.7 57 gg For further information on all City parks and beaches, refer to the Open Space and Conservation Element Background Report, zd Section 5. 0, the Conservation Potentials Report,29 Section 2 . 5, and the Open Space Potentials Report,30 Section 2 . 0. 4 . 2. 2 . 4 Utilities A. Natural Gas The Southern California Gas Company supplies natural gas to the City of Huntington Beach. Yearly consump- tion rates are as follows: 31 Residential Single-family 122, 000 cu. ft./d.u. Multiple-family 95, 000 cu. ft./d .u. Commercial 136, 900 cu. ft./gr.ac. Industrial 35,600 cu. ft./gr.ac. Current natural gas usage in the City is estimated at 6 billion cu. ft. per year. B. Electricity The Southern California Edison Company provides electricity to the City of Huntington Beach. The following annual consumption rates are assumed: 32 Residential Single-family 5700 kwh/d.u. Multiple-family 5700 kwh/d.u. Commercial 223 ,70O. kwh/gr.ac. Industrial 154 ,800 kwh/gr.ac. Current usage of electricity in the City is estimated at 612 million kwh per year. C. Sewer Sewer service is contracted for through the City as a member of the Orange County Sanitation District. Assuming an overall generation rate of 150 gal/person day, 33 current sewage production in the City is estimated at 22.7 million gallons per day or 8. 3 P :. • billion gallons per year. . D. Solid Waste Solid waste pick-up in Huntington Beach is provided by the Rainbow Disposal Company. After collection, the trash is delivered to the Orange County Transfer Station on Gothard Street near Huntington Central Park. The trash is then transferred to larger trucks and hauled to the Coyote Canyon landfill site. The following generation rates are assumed : 34 Residential 5. 5 lbs/person/day Commercial 75 lbs/ac/day Industrial 100 lbs/ac/day Current solid waste generation in the City is estimated at 488 tons per day or 178 , 000 tons per year. E. Water The City of Huntington Beach provides water to its residents . A consumption rate of 150 gallons/person/ day is assumed. 35 Current usage in the City is esti- mated at 22 .7 million gal/day or 8/3 billion gallons per year. 4 . 2. 2. 5 Population The population of Huntington Beach is 151, 500 (January, 1976) . The current growth rate is less than 3 percent 1 and is likely to be less than 2 percent in the future . This represents a decrease over previous years, down from 22 percent in the 1960 ' s when growth in Huntington Beach was explosive. The City' s median age is 26 years . Recent data indicates 1 the median age is increasing, however, because senior citizens are making up an increasingly larger share of the population. ASee the Population Growth Element Background Report AR further information. ) 4 . 2 . 2 . 6 Noise 1 Noise sources in Huntington Beach are: highways and free- ways, railroads, airport and helicopter operations, residential/institutional sources, and oil pumping oper- ations. Noise contours showing existing noise levels for major transportation elements are presented in the Noise Element Background Report. 37 Major transportation elements in Huntington Beach are as follows: WAw. 59 (1) freeways and highways (2) railroad operations (3) airport operations Using the noise contours together with the maximum noise levels presented in the Noise Element, potentially noise- sensitive areas in Huntington Beach can be determined. Random noise sources are tested separately from constant noise sources like vehicle traffic and railroad and air- craft operations. A field measurement survey conducted by Wyle Laboratories found that trucks on arterial high- ways are responsible for the highest noise exposures in Huntington Beach. Sources producing the lowest noise levels were typically found in residential areas away from arterials, residential areas near arterials but with barrier walls, and in school areas. Generally, the single event noise intrusions observed in Huntington Beach fell within the "acceptable" noise criteria levels 3 4 . 2. 2. 7 Socio-Economic Characteristics Because Huntington Beach is one of the newer residential communities in Orange County, it has attracted a mobile, affluent, and relatively young population. According to estimates for January, 1976, the median family income for Huntington Beach residents is $16, 276. 39 . For those households reporting incomes in the 1973 Special Census, the median incomes by family size are as follows: One member $ 8 , 517 Two members 12 ,945 Three members 14,399 Four members 14 , 941 Five members 16 ,658 Six or more 15,614 The United States Department of Housing and Urban Development uses the following criteria for classifying low and very low income households: (1) A family is low income if its annual .income is less than 80 percent of the median income for that area as adjusted for family size. (2) A family is very low income if its annual income is less than 50 percent of the median income of that area as adjusted for family size. From estimates of 1976 houshold incomes based on 1975 SCAG estimates, 13 ,303 households or twenty-five (25) percent of all households in Huntington Beach are ,M�} . 60 MP III classified as low income. Of these households, 6, 283 families or 12 percent can be classified as very low income. Ninety-five (95) percent of the population in Huntington Beach is Caucasian. The 1973 Special Census reported minority concentrations of 325 black; 4 ,034 spanish sur- name; 1, 877 oriental; and 287 people of other racial or cultural backgrounds. 4 . 3 Environmental Impacts and Mitigating Measures 4 . 3 . 1 Land Use/Demography The total effect of this amendment to the Phase I Land Use Element will be to reduce potential intensity of commercial, industrial, office-professional, and government activities, and increase residential densities and open space in the areas of concern. The following b table summarizes the acreage change in land use desig- nations : Existing proposed Office Professional 3. 82 0 General Commercial 59 .79 7 . 70 Light Industrial 14. 32 31. 52 R Government Center 12. 78 -0- Planning Reserve40 -0- Light Industrial 37. 13 Medium Density Resi- dential 37 . 13 High Density Resi- dential 37 . 14 Open Space -0- 39. 50 Low Density Residential 4. 86 12 . 86 Medium Density Residential 6 . 24 110. 18 c High Density Residential -0- 11. 45 1 TOTAL 213. 21 213. 21 A land use analysis is presented in Section 2 . 0 of this report for each of the sixteen areas of concern. The proposed uses generally improve the compatibility 1 of the areas with surrounding land uses. In some areas where compatibility* is questionable due to the trans- itional nature of uses, the amendment provides greater flexibility in dealing with problems peculiar to the area of concern. The proposed uses also balance the need for housing and open space in the City with the 1 apparent over-supply of commercial and industrial space. These considerations are in effect mitigation measures. 61 * *. �NO From the standpoint of housing, development according to the proposed designations will increase the number of potential residential units by 159 and the potential population by 634 above development under the existing Land Use Plan. The following table summarizes the changes by residential category: Existing Proposed D.U. Population D.U. Population Low Density Residential 34 117 90 311 Medium Density Residential 651 1, 530 1, 653 3,885 High Density Residential 1,300 2 ,769 401 854 1, 985 4,416 2 ,144 5, 050 62 A '4i. • 1 4. 3. 2 Land Resources 4 . 3. 2. 1 Topography For the most part, topography within the study areas is relatively flat. Elevations range from 15 feet to 100 feet above sea level. Certain study areas contain topographic features that may require special attention prior to development. The following is a discussion of r those areas and the mitigation measures that could be employed to reduce potential impacts. . 1. North of Clay Avenue and East of Goldenwest Street. The area of concern is immediately north of the highest point in the City, which is in excess of 100 feet above sea level. The area slopes at 5 to 10 percent toward Garfield Avenue. Protection of the natural topography from excessive grading could be achieved at the time of development through cluster develop- ment or natural resource zoning. 2 . North of Slater Avenue west of Gothard Street. The area of concern consisting of ten acres is divided by a natural bluffline. The recommended land uses of 4 . 88 acres of low density residential below the bluffline and 5. 12 acres of industrial on top of the bluff will allow the bluffline to act as a natural barrier, separating the two types of land uses. 3. North of Adams Avenue and East of Beach Boulevard. This study area contains a natural bluffline that extends the length of the subject property from Adams Avenue to Yorktown Avenue. This Land Use Amendment recommends that the bluffline be designated as open space and therefore no mitigating measures are necessary. 1 63 1 f 4. 3. 2. 2 Soils The study areas contain a number of various types of sandy and clay soils. Expansive clay soils have the potential to cause serious damage to lightly loaded structures, pavements, driveways, sidewalks, etc. due to changes in moisture content. Study areas which are inland north of Talbert Avenue have major deposits of clay having moderate to high expansion potential. The study areas located on the Huntington Beach Mesa contain loamy soils of the Ramona series. The upper one to two feet may be considered as having low expansion potential, while the underlying soils have a moderate expansion potential. The study areas having low expansion potential are for the most part located southeasterly of the Huntington Beach Mesa. The soils in this area are predominantly silty fine sands and sandy silts with about 6 to 7 per- cent clay size particles. To mitigate the potential hazard associated with expansive soils, soil engineers can be employed by the developer to evaluate the problems and make proper design recommend- ations for individual structures. The location of peat and organic soils is shown in the Geotechnical Inputs Report, February 1974 , Figure 3-7 . Study areas lying within identified locations of peat and organic soils are as follows: 2 . 6, 2 . 7 , 2 . 8, 2 . 12 , 2. 13, 2 .15, and 2 . 16. These deposits represent areas where long-term and large settlements may occur and where, during major earthquakes, potential liquifaction of sub-soil and ground shaking may be anticipated. To mitigate the potential hazard, soils samples and borings should be performed for any development or structure to be located within or near these areas. 4. 3. 2 . 3 Oil Two study areas are now devoted entirely to oil extraction: The 111. 4 acre site north of Clay Avenue and east of Goldenwest Street (2 . 3) and the 12. 78 acres north of Utica Avenue and west of Lake Street (2 . 11) . 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 experienced. 64 • 4.3.2 . 4 Geologic Considerations Active faults within the City of Huntington Beach, known specifically as the North Branch, Bolsa-Fairview and South Branch Faults, are all contained within the Newport- Inglewood Structural Zone. This fault zone enters the City in the Huntington Harbour area and extends in a south- westerly direction. Under the Alquist-Priolo Geologic Hazard Zones Act, Special Study Zones have been established within Huntington Beach. The General Plan for the City of Huntington Beach, August 1976, details these Special Study Zones on page 30 and sets forth guiding criteria. r The only area of concern that is directly affected by the Special Study Zone is 2 . 13, located on Bolsa Chica Street south of Warner Avenue. The other Study Areas, east of Goldenwest Street and south of Talbert Avenue, fall within the Newport-Inglewood Fault Zone but do not lie within . the Special Study Zone. The City' s Department of Building and Community Develop- ment requires either an engineering geologist' s analysis of construction sites or that buildings for human occupancy be designed to resist a seismic force equal to . 186 gravity. These requirements are imposed for all dis- cretionary acts. Loss of life and structural damage is thereby reduced. 4. 3. 3 Water Resources The areas of concern located in the Bolsa Gap and Talbert Gap are subject to flooding in the 100- and 200-year storms. This amendment would increase residential develop- ment in the flood plain by 537 dwelling units with a population of 1, 236 persons over the potential development to be generated by existing land use designations. Industrial and commercial acreage exposed to the regional flood hazard would be reduced by 6. 82 acres and 11. 05 acres, respectively. A program to minimize danger from flooding was adopted by the City Council in October, 1974 as part of the Seismic-Safety Element (refer to Section 5. 2 in the Seismic-Safety Element, Huntington Beach Planning Department) . Further, as a participant in the Federal Insurance Program Huntington Beach flood hazards are governed by the regulations imposed by the Federal Insurance Administration. 65 1 { 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 project can mitigate flood potential, however. In the meantime, development of flood hazard areas will be regu- lated by the programs for flood hazard abatement in the adopted Seismic-Safety Element. In terms of the flooding potential from local channels, all areas of concern would be subject to local surface drainage problems during heavy rains or storms in excess of the 25-year. Development of vacant areas will result in decreased ground percolation and increased surface runoff. Under 25-year storm conditions, full development according to this Land Use Amendment would reduce storm runoff by approximately 42 cubic feet per second below that gener- ated by development under the existing plan. Under these conditions, the City' s Public Works Department indicates that local surface drainage can be accommodated by existing and proposed drainage facilities. Groundwater level is very important in a coastal city like Huntington Beach (subject to salt water intrusion) which relies on groundwater as a major source of domestic water. The amount of percolation will be reduced by development under the Land Use Amendment. Less percolation will mean decreased fresh groundwater storage and possible increased saltwater intrusion. Runoff is characteristically of poor quality and can adversely affect surface water. It is probable that runoff from development will flow into the Bolsa Chica wildlife preserve, the ocean, and fresh water bodies in the City. Primary pollutants would include vehicle hydrocarbons, greases, oil, rubber, plastics, asbestos, paint, industrial metal fragments from paved surfaces, and fertilizers and pesticides from landscaped areas. Control of urban runoff and its impact on regional water quality is still in the elementary stages. At present,, the only effective mitigation measure is to process such runoff in a sewage treatment facility. 4. 3. 4 Biological Resources ' Three of the twelve study areas recommended for change are presently developed, thus the proposed land use designation changes will have minimal impact upon vegetation and wildlife in these areas unless existing structures and trees are removed prior to new development. Six of the 66 AM& • • remaining vacant sites are characterized by low growing weeds, all other vegetation having been previously removed. Development of these sites will have minimal adverse effect on the biological environment, including the displacement or elimination of wildlife species. These ` effects can be mitigated by requiring landscaping to encourage the return of displaced species as well as attracting new species. The four centrally located study areas support a number of large eucalyptus and palm trees, which could be removed if the land is developed under the new land use designations. These effects can be mitigated through landscaping requirements. The open space designation of the bluff area east of Beach Boulevard between Yorktown and Adams Avenues creates a beneficial environmental impact because it ensures the preservation of vegetation and wildlife in the area. 4 . 3. 5 Cultural Resources Three of the twelve study areas recommended for change have been identified by Archaeological Research, Incorpor ated as archaeologically significant sites. These are located in study areas 2 . 6, 2 .10, and 2 . 13. The proposed redesignation of area 2 . 10 to open space will preserve the archaeological site there, but development of the other two areas may adversely affect the sites unless regulatory policies are enforced through cluster develop- ment or estate zoning. Full ownership rights of these sites could also be acquired through purchase, condemnation, or donation to preserve these cultural resources. Only one historically significant site exists within the study areas this is the Newland House, located in the area proposed .to be redesignated open space. The amendment would bene- ficially affect this cultural resource, preserving the Newland House as a historic landmark. 1 4. 3. 6 Circulation and Traffic The properties that are being considered in this Land Use Amendment for changes in land use designation are located adjacent to existing arterial streets or to local streets 1 that are directly connected to the arterial street system. Sections of some arterial and local streets adjacent to the properties covered by this Land Use Amendment will 1 67 need improvement. These improvements will occur as vehicle traffic indicates a need for additional improved public right-of-way or as the properties are developed. Under existing land uses -for the subject properties, vehicular traffic along the _City' s Arterial Street System is projected to increase by 43,460 trip ends per day. The recommended land use changes presented in this amendment would have a net effect of reducing this number of vehicular trips per day be approximately 24 , 624. Such a reduction will result in less congestion, air pollutants, and noise along our arterial street system. Figure 4-1 presents a comparison of existing and proposed land uses by type in terms of acreage and trips- per day. Figure 4-1 Existing and Proposed Land Use Acreage and Vehicle Trips per Day. Proposed Existing Existing Proposed Generated Acreage Trips Acreage Trips Low Density 4. 86 350 12. 86 927 Medium Density 43. 37 4 , 098 110.18 10,412 High Density 37. 14 8,189 11. 45 2 , 525 c Office Professional 3. 82 3 , 438 0 0 General Commercial 59. 79 23, 916 7 . 70 3,080 Light Industrial 51. 45 2 , 830 31. 52 1,734 Government Center 12. 78 639 - - Open Space - - 39 . 50 158 TOTAL 213. 21 43, 460 213 . 21 18, 836 4 . 3. 7 Air Resources Air quality within the City and the South Coast region will experience less degradation under the proposed Land Use Amendment than under the existing land use designations. The Land Use Amendment will generate 68 • approximately 4. 27 tons per day less than the existing Land Use Plan by generating less vehicular traffic movement and thus fewer vehicle miles travelled (Figure 4-2) . Figure 4-2 GENERATION OF AIR POLLUTANTS Existing Land Uses Proposed Land Uses Pollutant Tons Per Day Tons Per Day Carbon Monoxide 6. 21 3. 08 Hydrocarbons 0 .80 0. 38 Nitrogen Oxides 1. 23 0. 59 Particulates 0. 09 0. 04 Oxides of Sulfur 0 . 05 0. 02 TOTAL 8 . 38 4 . 11 The estimated tonnage of pollutants may be further reduced as newer model automobiles generating fewer pollutants 'travel the City streets. Also new advances in engine design and availability of cleaner fuels may contribute to reduced air pollution. 4. 3. 8 Noise The noise impacts to be experienced in the various areas of concern are typical of the sound disturbances ex- perienced in an urban environment. Generally the sounds from automobiles, trucks and motorcycles cause the greatest disturbances to residential land uses (Noise Element Background Report, p. 98) . Land uses adjacent to, the heavier travelled arterial streets will experience a greater amound of noise intrusion. The Noise Element Background Report presents noise contours for use on City' s arterial street system and indicates specific areas of noise impact. (Noise Element Background Report, pages 64, 65) . Figure 4-3 identifies those areas of concern that are recommended for change in land use designation and indicates the impacted areas and contour range for each. Also presented is the acceptability rating based on standards established in the Noise Element (The General Plan, p. 41) . i The Noise Element provides suggested methods for minimizing the noise impacts upon city land uses Adwk 69 caused by vehicular traffic along the arterial streets and highways. Included in these suggestions are . Local reduction of traffic noise through operational modifications , (e.g. revise flow control methods, re- routing of traffic) . Outside to inside noise reduction for dwellings through modifications to improve sound insulation (e.g. minimize "sound leaks" around doors, windows and vents; replace "acoustically weak" components; structually improve weak malls and roots) . Figure 4-3 NOISE EXPOSURE ASSOCIATED WITH RECOMMENDED LAND USE CHANGES Area of Recommended Land Ldn, Concern Use Changes Contour Interpretation 2.2 High Density Residential 60-70 Unacceptable 2.3 Industrial-North of Garfield 60-65 Acceptable 2.4 Low Density Residential 60 Acceptable 2.6 Medium Density Residential 60-65 Unacceptable 2.8 Retail Commercial 60-65 Acceptable 2.9 Retail Commercial 60-70 Acceptable 2.10 Open Space 60-65 Acceptable 2.11 Medium Density Residential less than 60 Acceptable 2.12 Low Density Residential 60-65 Unacceptable 2.13 Medium Density Residential 60 Acceptable 2.14 Medium Density Residential 60-65 Unacceptable 2.15 High Density Residential 60-65 Unacceptable 2.16 High Density Residential 65-70 Unacceptable The maximum noise level for all residential uses is Ldn 60 for outdoors and Ldn 45 for Indoors. Utilizing a maximum noise level of Ldn 60 does not mean that further resi- dential ,development in all areas exceeding the level of Ldn 60 should be prohibited. It simply means that acoustical analyses should be required in areas where the maximum standard is exceeded and that structural modifi- cations for new development (more insulation, no windows facing street, etc. ) would be necessary. Residential development in areas exceeding the level of Ldn 70 should be prohibited. The criteria level of Ldn 60 for resi- dential uses is compatible with the California Noise Insulation Standards. 70 • . 4. 3. 9 Public Services Development under General Plan Amendment 76-2. will create the following additional demand on public services above that generated by development according to the Existing Land Use Element. A. Fire Protection: five firemen B. Police Protection: four policemen. C. Recreation and Parks: 22. 32 acres of park space D. Schools: 923 students Elementary: 448 students High School: 142 students Junior College: 333 students E. Hospitals: 4, 463 persons 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. All study areas are located entirely within this response limit and can be adequately serviced. When comparing development under the existing Land Use i Element with General Plan Amendment 76-2. no difference in response time is expected. 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 areas of concern develop, higher levels of manning 1 will be necessary if the Fire Department is to maintain the level of service required. On-site security protection could minimize the increased demand on the Police Department. Future developments should conform to the California Attorney General' s security provisions. The Planning Staff has analyzed development under the proposed amendment for supply and demand of park lands, and found a need for 22 . 32 additional acres of park space. The 39. 5 acre study area north of Adams Avenue and east of Beach Boulevard was redesignated from residential and 71 commercial to open space. This area of concern is a proposed park of large size that is designated open space by General Plan Amendment 76-2 to reflect the findings of the ©pen Space and Conservation Element. As open space, the bluffs, marsh, and archaeological sites are protected, and the increased demand on park facilities is mitigated. The elementary school districts have indicated that they 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 enrollment of 18 , 661 . This student overload is being accommodated by temporary structures and extended-day schedules. Continued enroll- ment growth will intensify the need for extended school day schedules and force the continued implementation of other classroom alternatives. These effects will be partially mitigated by the new 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 anticipated student increase from expected City growth. There are two hospitals in the City of Huntington Beach which serve the City' s population. 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 centrally located.. Given the wide range of services offered at the two hospitals, there should be no problem providing health care to residents of Huntington Beach. In addition, the Amendment maintains ample land area for office professional uses to permit future medical development to accommodate the City' s ultimate population. 4 . 3. 10 Utilities A. Natural Gas: The proposed amendment will increase the consumption of natural gas in the study areas by 7 ,151,138 cubic feet per year. This can be attributed to a substantial increase in land designated for medium density residential uses. B. Electricity: The proposed amendment will reduce the annual consumption of electricity by 17 , 104 , 546 kilowatt-hours , due to ,a decrease in commercially and industrially designated land that supports uses associated with high electricity consumption. 72 Adak • C. Sewer: The proposed amendment will increase total sewage production by 669 ,450 gallons per day, attributed to the increased population in medium density areas. D. Solid Waste: The proposed amendment will reduce overall solid waste generation by 3822. 6 pounds per day, due primarily to the decrease in industrial and commercial uses. E. Water: The proposed amendment will increase water consumption by 669, 450 gallons per day, aqain due to an increase in population in the study areas. 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 provided according to the revised con- ditions. The Southern California Edison Company has indicated that f electrical load requirements can be met for 1976 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 ex- pected to continue to increase annually. If Edison' s plans to proceed with future construction of new gener- ating facilities continue to be delayed, the ability to serve customer loads could become marginal by 1978 . The following energy conservation measures are recom- mended 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. 1 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. Aft 73 I The Rainbow Disposal Company, who provides trash collec- tion to the City of Huntington Beach, foresees no local service constraints. Orange County Refuse Disposal in- dicates that the refuse transfer station in Huntington Beach will operate indefinitely. The Coyote Canyon land- fill 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. Sewer and water service are generally provided as a normal extension of existing facilities. The Orange County Sanitation District' s master plan outlining ultimate land uses and flow coefficients for Huntington Beach approximates the proposed intensity of land uses under the Land Use Element and proposed amendment. Sewer trunklines would remain unchanged in some developed areas, require new installation in newly developed areas, or capacity upgrading in areas of designated redevelopment. The City' s Public Works Department foresees no problems with City water production capabilities in providing local sewer and water service. Minor enlargements and extensions of existing lines would be required in new developments at the time of actual development. 4. 3. 11 Cost-Revenue Analysis This section of the Environmental Assessment details the fiscal costs and benefits of General Plan Amendment 76-2. The economic analysis is based on a special study by Planning Department Staff entitled the 1976 Revenue/ Expenditure Analysis of Land Uses, August, 1976. The report deals only with short-range costs and revenues, and does not consider the long-range implications of the different development types. The cost analysis of the amendment assesses fiscal costs and benefits 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. Total revenues and expenditures for development as specified by General Plan Amendment 76-2 are detailed in Figures 4-4 and 4-5. Land use, as proposed by the amendment, will result in an annual net deficit to the City of $69 , 693 and an annual net deficit to the school districts of $44 , 107. 74 AMk • FIGURE 4-4 General Plan Amendment 76-2 Summary of Annual Revenue and Expenditure Estimates as They Apply to the City of Huntington Beach Land Use Category Revenue Expenditures Residential Low $ 26,247 $ 36, 265 Medium 281, 840 297 , 486 High 56 ,162 49 , 372 Commercial General 41, 426 31,277 Office Professional 0 0 Industrial General 41, 260 49 , 140 ` Public Uses Open Space 45, 583 98, 671 Total $ 492 , 518 $562 ;2ll 1 Net Deficit $ 69, 693 i 75 FIGURE 4-5 General Plan Amendment 76-2 Summary of Annual Revenue and Expenditure Estimates as They Apply to the School Districts Land Use Category Revenue Expenditures Residential Low $ 43 ,865 $ 63 ,516 Medium 336,380 506,277 High 54 , 433 37,213 Commercial General 37 , 822 Office Professional 0 Industrial General 90,399 Total $ 562, 899 $ 607 , 006 Net Deficit $ 44 ,107* * School Districts do not actually receive a surplus, rather the local share of the cost of educating students is increased. 76 I i • A similar analysis was performed for development of the study areas under the existing: Land Use Element (Figure 4-6 and 407) . Development as presently planned will generate an annual net surplus for the City and the involved school district of $61, 440 and $444, 466 respective- ly. Although the net surplus is lower under the proposed amendment, the redesignated uses are generally more compatible with surrounding land uses. Improved com- patibility will mean a long-term increase in the rate at which assessed values rise, thereby reducing the net surplus difference in future years. The amendment also balances the need for housing and open space with the apparent over-supply of commercial and industrial space in the City. 4. 4 Alternatives Individual project alternatives for each of the study areas are discussed and analyzed in Section 2. 0 of this report. The alter- natives considered are generally not entirely consistent with the goals and policies of the City of Huntington Beach as stated in the General Plan. The amendment as prepared is in con- formance with these goals and policies and will result in a balance of the important environmental values and an optimum environment in terms of the physical, economic, social, and psychological factors r i 77 FIGURE 4-6 Existing Land Use Element Summary of Annual Revenue and Expenditure Estimates as They Apply to the City of Huntington Beach Land Use Category Revenue Expenditures Residential Low $ 9, 919 $ 13, 705 Medium 110,940 117 ,099 High 182;172 160, 148 Commercial General 321, 670 242 ,867 Office Professional 8 ,782 12 , 824 Industrial General 67 , 348 80,211 Public Uses Public, Quasi-Public, Institutional 0 12 , 537 Total $ 700, 831 $ 639, 391 Net Surplus $ 61,440 78 FIGURE 4-7 Existing Land Use Element Summary of Annual Revenue and Expenditure Estimates as They Apply to the School Districts Land Use Category Revenue Expenditures Residential Low $ 16, 577 $ 24 , 004 Medium 132, 409 199 ,285 High 176, 564 120,705 Commercial General 293 , 688 Office Professional 21, 663 Industrial General 147 , 559 Total $ 788 , 460 $ 343 , 994 ' Net Surplus $ 444, 466* *School Districts do not actually receive a surplus, rather the local share of the cost of educating students is increased. Adft 79 FOOTNOTES 1. Land Use Element: Phase I, Huntington Beach Planning Department, December, 1973, pp 6. 8, 6. 9. 2. Seismic-Safety Element, Huntington Beach Planning Department, August, 1974 , pp 103-105. 3. Conservation Potentials Report, Huntington Beach Planning Department, Marchi 1974 , pp 19-47 ; 133-141. 4 . Open Space Potentials, Huntington Beach Planning Department, February, 1974, pp 17-21; 77-91; 93-110. 5. Geotechnical Inputs, Huntington Beach Planning Department, February, 1974 . 6. Flood Hazard Study, Huntington Beach Planning Department, April, 1974 . 7 . Land Use Element: Phase I, p 6. 9 . 8 . Seismic-Safety Element, pp 105-106. 9 . Conservation Potentials Report, pp 47-92; 133-141 . 10. Open Space Potentials, pp 17-25; 68-71; 93-110 . 11. Flood Hazard Study. 12. Fire Hazard/Fire Protection Study, Huntington Beach Fire and Planning Departments, July, 1974 , pp 21-24 . 13. Land Use Element: Phase I, pp 6. 9, 6.10. 14. Seismic-Safety Element, pp 106-107 . 15. Conservation Potentials Report, pp 92-104 . 16. Land Use Element: Phase I, p. 6. 10. 17 . Seismic-Safety Element, p. 107 . 18. Conservation Potentials, pp 104-124. 19 . Seismic-Safety Element, pp. 108 , 109 . 20. Conservation Potentials Report, pp. 124-133 . 21. Open Space Potentials, pp. 39-45. w r'" � . 80 s ?> �• kx x 22. Scientific Resources Survey and Inventory, Archaeological Research, Incorporated, January, 1973 . 23 . General Plan Amendment 76-2B (proposed) , Huntington Beach Planning Department, August, 1976. 24 . Land Use Element : Phase I, pp. 2 . 12 - 2 .13, 2 .15 - 2.16. 25. Circulation Element Background Report, Huntington Beach Planning Department, August, 1976, pp 10-15, 42-46, 51-57 , and 65-67 . 26 . The General Plan, Huntington Beach Planning Department, August, 1976, Section 3 .1. 27 . Population Growth Element Background Report, Huntington Beach Planning Department, August, 1976 . 28 . Open Space and Conservation Element Background Report, pp. 35--68 . 29. Conservation Potentials, pp. 125-128 . 30 . Open Space Potentials, pp. 50-58 . 31. Southern California Gas Company, 1974 . 32 . Southern California Edison Company, 1974 . 33. Department of Public Works, City of Huntington Beach, July, 1976. 1 34. Rainbow Disposal Company, July, 1976 . 01 35. Department of Public Works, City of Huntington Beach, July, 1976 . 36. Population Growth Element Background Report, Huntington Beach Planning Department, August, 1976. 37 . Noise Element Background Report, Huntington Beach Planning Department, August, 1976. 38. Noise Element Background Report, Huntington Beach Planning Department, August, 1976, pp. iv. 39. Housing Element Background Report, Huntington Beach Planning Department, August, 1976, Section 3. 2. 3 . 40. Existing zoning is used for planning reserve to show comparisons with the proposed designations. The use of existing zoning allows a more accurate assessment of environmental impacts. However, planning reserve is used in the summary section and best reflects the actual changes occurring on the General Plan land use map. 82 AMk